2171 Grandy Rd · Lawrenceville, VA 23920

$175,000

3 bd · 2.0 ba · 1,062 sqft · SingleFamily · 6 Days on market

Built 1997 1.57 ac lot ↓ 9% since listing

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +23.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• Appreciation +6.5/10.0
• 1% rule +4.7/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 2171 Grandy Road in Brodnax, VA! Situated on 1.57 acres, this charming 3-bedroom, 2-bath home offers the perfect combination of comfort, privacy, and value. The updated kitchen features granite countertops, tile backsplash, and stainless steel appliances, creating a stylish and functional space for everyday living. LVP flooring flows throughout the main living areas, while the bedrooms offer the comfort of carpet underfoot. Outside, you'll find plenty of room for kids, pets, gardening, or simply enjoying the peace and privacy that comes with country living. Conveniently located near South Hill and just a short drive to both Lake Gaston and Kerr Lake/Buggs Island, you'll enjoy eas

Key facts

• Updated kitchen
• Lvp flooring
• Granite countertops

Tags

• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• TILE BACKSPLASH
• STAINLESS STEEL APPLIANCES
• LVP FLOORING
• EASY ACCESS TO SHOPPING

Property features AI

Exterior

• Parking: Gravel parking; No garage
• Security: Smoke detector(s)
• Utilities: Private well water; Septic tank
• Home design: Residential property; One level; Double wide mobile home; Residential/vacation subtype
• Construction: Vinyl siding exterior; Block foundation; Metal roof; Built on one level
• Exterior features: Front porch; Side porch; Deck; Storage structure; Has a view; Paved road access

Interior

• Kitchen: Electric oven; Electric range; Refrigerator; Dishwasher; Microwave
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Electric heating; Central air conditioning
• Interior features: Granite counters; No fireplace
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $313 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (3.2% below list).
• Recommended offer: $169k (3.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#258 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Brunswick County Public School District (rural): math 24% / reading 47% proficiency, ranked #130 of 131 in VA (top 99%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Brunswick High (math 22% / reading 67%, grade F, #310 of 319 statewide, top 98%, 426 students, 99% FRL) — zoned schools average 99% FRL vs 73% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 25 active listings in the ZIP; 37 units permitted in Brunswick County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Brunswick County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,448 (3.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
3. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
4. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.97% ✗
• Cap rate: 8.44%
• Cash-on-cash: 7.67%
• DSCR: 1.34
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.03% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.7%
• Equity multiple: 1.84×
• Total profit: $41,244
• Equity at exit: $79,006

10-year hold

• IRR: 16.4%
• Equity multiple: 3.42×
• Total profit: $118,401
• Equity at exit: $122,006

Cash invested: $49,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 55 Moderately Landlord-Leaning
• State Virginia: 55 Moderately Landlord-Leaning · D+2
• County: — inherits STATE
• City: — inherits STATE

VRLTA gives some tenant protections; Northern Virginia courts slower; rural VA landlord-leaning.

Methodology + full state rankings →

ZIP-level market 23920

• Home prices YoY: 3.3%
• Active inventory: 25
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,694 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$35 /mo · $417/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $313

Break-even live

Break-even rent $1,298

Max offer price $175,000

Occupancy floor 77%

Sensitivity live

Price	-10% $412	-5% $363	+0% $313	+5% $264	+10% $214
Rent	-10% $179	-5% $246	+0% $313	+5% $380	+10% $447
Rate	-1.0pp $401	-0.5pp $358	base $313	+0.5pp $268	+1.0pp $222

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-07
   statusdays on market $175,000 Pending 6 DOM
2. 2026-06-03
   days on market $175,000 Active 5 DOM
3. 2026-06-02
   days on market $175,000 Active 4 DOM
4. 2026-06-01
   days on market $175,000 Active 3 DOM
5. 2026-05-31
   days on market $175,000 Active 2 DOM
6. 2026-05-29
   listed $175,000 Active
7. 2024-02-25
   listed $193,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast VA · Resets to sale price

• Current annual tax: $417 · $35/mo
• Projected year-2 tax: $1,435 · $120/mo
• Expected delta: +$1,018/yr (+$85/mo · 244.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,334
• − Mortgage interest: −$9,803
• − Property taxes: −$417
• − Insurance: −$875
• − Repairs & maintenance: −$1,627
• − Management: −$1,627
• − Depreciation: −$5,091
• Taxable income: $895
• Est. tax owed @ 24.0%: −$215
• After-tax cash flow: $3,544/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Brunswick County Public School District
• NCES district ID: 5100480
• Math proficiency: 24% ▼ -44.00%
• Reading proficiency: 47% ▼ -15.00%
• Median HH income: $37,085
• Composite: 29.44/100
• National rank: #6520
• State rank: #130 of 131 in VA

Livability — Lawrenceville

• Score: 69/100
• State rank: #258
• US rank: #9024

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment F Housing B- Health & safety A+ User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,080

Population outlook (Brunswick County) Hauer SSP2

• Today (2025): 14,860 people
• By 2030: 13,946 · -6.2%
• By 2040: 12,029 · -19.1%
• By 2050: 10,370 · -30.2%
• By 2075: 7,708 · -48.1%
• By 2100: 5,718 · -61.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 33% Hispanic / Latino 3% Two or more races 2% Asian 1%
• Common ancestry: Iranian 1%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 2% Korean 1% German/W. Germanic 1%

Political lean MEDSL · Brunswick

• 2024 margin: Lean D (+8.5) · D 54.1% · R 45.5%
• 2008→2024 swing: -17.9pp toward R · 2008: 26.5pp · 2024: 8.5pp
• All cycles: 2024: D+8.5 2020: D+15.0 2016: D+18.7 2012: D+25.3 2008: D+26.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.03%
• Current HPI: 93.8737
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.40%
• F500 in state: 50

Industry mix (Fortune 500 HQ in VA)

Industry	F500 HQs	Revenue
▸Aerospace / Defense	4	$236B
▸Technology / Defense	3	$32B
▸Financial Services	2	$176B
▸Utilities	2	$27B
▸Insurance	2	$25B
▸Technology	2	$15B

Price history

-9.3% since first listed

2 events — show timeline

• 2026-05-29 Listed $175,000 RVLG
• 2024-02-25 Listed $193,000 RVLG

Property tax history

+5.6%/yr

Latest (2025): $417 · +0.0% YoY. Source: county tax records.