98 Grain Ave · Brookneal, VA 24569

$135,000

3 bd · 2.0 ba · 1,715 sqft · SingleFamily public records · 82 Days on market

Built 1920 2.80 ac lot $79/sqft · 7% below area Est $145k · 7% under ↓ 3% 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 +21.6/30.0
• ARV discount +10.7/15.0
• DSCR +6.9/10.0
• Appreciation +5.3/10.0
• Schools +5.2/10.0
• 1% rule +4.4/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Older home with so much charater, HW floors, large rooms, Rocking chair front porch, Nice lot, Frontage on Epsons Rd. !! Some bedrooms may not have closet. Spacious kitchen, Formal Dining room, Sold As Is. .. Use as is form. Careful on front steps as they are older, and the upstairs doesn't have a rails. Great home to removate !! Great for owner that wants to make equity with some tlc, a rental, or a flip.

Key facts

• Formal dining room
• Spacious kitchen
• 2.8 acre lot

Tags

• ROCKING CHAIR FRONT PORCH
• SPACIOUS KITCHEN
• FORMAL DINING ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/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 $127k (5.7% below list).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 3.8% in Brookneal — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#248 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Campbell County Public School District (rural): math 55% / reading 68% proficiency, ranked #55 of 131 in VA (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 6 active listings in the ZIP; 315 units permitted in Campbell County in 2024 (51 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($933 loan paydown + $876 appreciation (0.7% local appreciation)).
• Campbell County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (0.7% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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.
7. 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.
8. 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: 0.94% ✗
• Cap rate: 8.11%
• Cash-on-cash: 6.48%
• DSCR: 1.29
• GRM: 8.8

CMA / ARV

• ARV (median comp): $145,285
• List price: $135,000
• Delta: -7.08%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

0.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.0%
• Equity multiple: 1.35×
• Total profit: $13,154
• Equity at exit: $43,639

10-year hold

• IRR: 11.4%
• Equity multiple: 2.34×
• Total profit: $50,493
• Equity at exit: $56,143

Cash invested: $37,800 (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 24569

• Home prices YoY: 0.5%
• Active inventory: 6
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,273 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$38 /mo · $450/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $204

Break-even live

Break-even rent $1,015

Max offer price $135,000

Occupancy floor 79%

Sensitivity live

Price	-10% $280	-5% $242	+0% $204	+5% $166	+10% $128
Rent	-10% $103	-5% $154	+0% $204	+5% $254	+10% $305
Rate	-1.0pp $272	-0.5pp $238	base $204	+0.5pp $169	+1.0pp $133

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $135,000 Active 82 DOM
2. 2026-06-19
   days on market $135,000 Active 80 DOM
3. 2026-06-18
   days on market $135,000 Active 79 DOM
4. 2026-06-17
   days on market $135,000 Active 78 DOM
5. 2026-06-16
   days on market $135,000 Active 77 DOM
6. 2026-06-15
   days on market $135,000 Active 76 DOM
7. 2026-06-14
   days on market $135,000 Active 74 DOM
8. 2026-06-13
   days on market $135,000 Active 73 DOM
9. 2026-06-10
   days on market $135,000 Active 71 DOM
10. 2026-06-09
    days on market $135,000 Active 70 DOM
11. 2026-06-08
    days on market $135,000 Active 69 DOM
12. 2026-06-07
    days on market $135,000 Active 68 DOM
13. 2026-06-05
    days on market $135,000 Active 65 DOM
14. 2026-06-02
    days on market $135,000 Active 63 DOM
15. 2026-06-01
    days on market $135,000 Active 62 DOM
16. 2026-05-31
    days on market $135,000 Active 61 DOM
17. 2026-05-30
    days on market $135,000 Active 60 DOM
18. 2026-04-30
    price $144,000 409-char remark

    Show marketing remark (409 chars)

    Older home with so much charater, HW floors, large rooms, Rocking chair front porch, Nice lot, Frontage on Epsons Rd. !! Some bedrooms may not have closet. Spacious kitchen, Formal Dining room, Sold As Is. .. Use as is form. Careful on front steps as they are older, and the upstairs doesn't have a rails. Great home to removate !! Great for owner that wants to make equity with some tlc, a rental, or a flip.

19. 2026-03-30
    listed $149,000 Active 409-char remark

    Show marketing remark (409 chars)

    Older home with so much charater, HW floors, large rooms, Rocking chair front porch, Nice lot, Frontage on Epsons Rd. !! Some bedrooms may not have closet. Spacious kitchen, Formal Dining room, Sold As Is. .. Use as is form. Careful on front steps as they are older, and the upstairs doesn't have a rails. Great home to removate !! Great for owner that wants to make equity with some tlc, a rental, or a flip.

ⓘ 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: $450 · $38/mo
• Projected year-2 tax: $1,107 · $92/mo
• Expected delta: +$657/yr (+$55/mo · 145.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,277
• − Mortgage interest: −$7,562
• − Property taxes: −$450
• − Insurance: −$675
• − Repairs & maintenance: −$1,222
• − Management: −$1,222
• − Depreciation: −$3,927
• Taxable income: $218
• Est. tax owed @ 24.0%: −$52
• After-tax cash flow: $2,396/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: Campbell County Public School District
• NCES district ID: 5100600
• Math proficiency: 55% ▼ -29.00%
• Reading proficiency: 68% ▼ -11.00%
• Median HH income: $45,915
• Composite: 51.88/100
• National rank: #1656
• State rank: #55 of 131 in VA

Livability — Brookneal

• Score: 69/100
• State rank: #248
• US rank: #8283

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,025

Population outlook (Campbell County) Hauer SSP2

• Today (2025): 56,306 people
• By 2030: 56,366 · +0.1%
• By 2040: 55,406 · -1.6%
• By 2050: 53,011 · -5.9%
• By 2075: 45,932 · -18.4%
• By 2100: 36,029 · -36.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (59%)
• Race & ethnicity: Black 59% White 36% Hispanic / Latino 4%
• Common ancestry: Subsaharan African 1%
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Campbell

• 2024 margin: Solid R (+48.6) · D 25.3% · R 73.9%
• 2008→2024 swing: -12.3pp toward R · 2008: -36.2pp · 2024: -48.6pp
• All cycles: 2024: R+48.6 2020: R+44.1 2016: R+47.2 2012: R+39.4 2008: R+36.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.65%
• Current HPI: 139.388
• 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

-3.4% since first listed

2 events — show timeline

• 2026-04-30 Price Changed $144,000 LMLS
• 2026-03-30 Listed $149,000 LMLS

Property tax history

+0.6%/yr

Latest (2025): $450 · +0.0% YoY. Source: county tax records.