410 Brunswick Ave · Blackstone, VA 23824

$185,000

4 bd · 2.0 ba · 2,908 sqft · SingleFamily · 59 Days on market

Built 1907 0.30 ac lot $64/sqft · 36% below area Est $288k · 36% under

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Why this score? — see what drove the B- 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 +25.4/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +5.5/10.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Unlock the potential of this spacious home ideally located on the charming avenues of Blackstone! With an abundance of square footage, this property offers the perfect opportunity for buyers looking to personalize a home while enjoying immediate livability. Rich in character and ready for your vision, it's a true canvas for creating something special. The main level features a generously sized living room highlighted by a cozy fireplace. A formal dining room adds timeless appeal with a built-in china cabinet and custom shelving. The eat-in kitchen offers great space for everyday living. Also on the first floor is a primary bedroom with a private full bath and an attached flex room—ideal for a nursery, home office, or sitting area. A utility room adds convenience. Upstairs, you'll find three large bedrooms. One includes built-in bookcases desk, and window seat, while the another offers additional multipurpose rooms perfect for walk-in closets, offices, or play areas. The upstairs bathroom features an elongated tub. Conveniently located within walking distance to downtown and just a short drive to Route 460, this home combines location, size and charm. Sold AS IS. Come see it today!

Key facts

• Custom shelving
• Attached flex room
• Eat-in kitchen

Tags

• COZY FIREPLACE
• BUILT-IN CHINA CABINET
• CUSTOM SHELVING
• EAT-IN KITCHEN
• PRIVATE FULL BATH
• ATTACHED FLEX ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $179k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 4.0% in Blackstone — 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 71/100 on livability (#210 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Nottoway County Public School District (rural): math 34% / reading 59% proficiency, ranked #109 of 131 in VA (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 55 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 57 units permitted in Nottoway County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Nottoway County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: built in 1907 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 22% 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 $179,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1907 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.05% ✓
• Cap rate: 9.06%
• Cash-on-cash: 9.88%
• DSCR: 1.44
• GRM: 7.9

CMA / ARV

• ARV (median comp): $287,941
• List price: $185,000
• Delta: -35.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1016 S Main St	0.43mi	4/2.0	2,825 (-3%)	11mo	$134,200	$48	66
511 S Main St	0.41mi	4/3.0	3,083 (+6%)	1mo	$300,000	$97	66
618 S Main St	0.32mi	4/2.5	3,198 (+10%)	15mo	$120,000	$38	54
610 Tenth St	0.44mi	4/2.5	2,580 (-11%)	13mo	$410,000	$159	48
600 S Main St	0.37mi	5/4.5 (+1)	3,279 (+13%)	22mo	$289,000	$88	28

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -1.5%
• Equity multiple: 0.94×
• Total profit: $-2,883
• Equity at exit: $27,584

10-year hold

• IRR: 8.2%
• Equity multiple: 1.62×
• Total profit: $32,179
• Equity at exit: $15,995

Cash invested: $51,800 (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 23824

• Home prices YoY: -9.2%
• Active inventory: 55
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,950 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$67 /mo · $801/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $427

Break-even live

Break-even rent $1,410

Max offer price $185,000

Occupancy floor 73%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
706 College Ave Blackstone, VA	4.0	2.5	2137	$1,950	$0.91	43d	1	0.25mi

Listing history 11 events

1. 2026-06-12
   status $185,000 Pending 59 DOM
2. 2026-06-09
   days on market $185,000 Active 59 DOM
3. 2026-06-08
   days on market $185,000 Active 58 DOM
4. 2026-06-08
   days on market $185,000 Active 57 DOM
5. 2026-06-05
   days on market $185,000 Active 55 DOM
6. 2026-06-03
   days on market $185,000 Active 53 DOM
7. 2026-06-02
   days on market $185,000 Active 52 DOM
8. 2026-06-01
   days on market $185,000 Active 51 DOM
9. 2026-05-31
   days on market $185,000 Active 50 DOM
10. 2026-04-10
    listed $185,000 Active 1205-char remark

    Show marketing remark (1217 chars)

    Unlock the potential of this spacious home ideally located on the charming avenues of Blackstone! With an abundance of square footage, this property offers the perfect opportunity for buyers looking to personalize a home while enjoying immediate livability. Rich in character and ready for your vision, it’s a true canvas for creating something special. The main level features a generously sized living room highlighted by a cozy fireplace. A formal dining room adds timeless appeal with a built-in china cabinet and custom shelving. The eat-in kitchen offers great space for everyday living. Also on the first floor is a primary bedroom with a private full bath and an attached flex room—ideal for a nursery, home office, or sitting area. A utility room adds convenience. Upstairs, you’ll find three large bedrooms. One includes built-in bookcases desk, and window seat, while the another offers additional multipurpose rooms perfect for walk-in closets, offices, or play areas. The upstairs bathroom features an elongated tub. Conveniently located within walking distance to downtown and just a short drive to Route 460, this home combines location, size and charm. Sold AS IS. Come see it today!

11. 2026-04-10
    listed $185,000 Active 1217-char remark

    Show marketing remark (1217 chars)

    Unlock the potential of this spacious home ideally located on the charming avenues of Blackstone! With an abundance of square footage, this property offers the perfect opportunity for buyers looking to personalize a home while enjoying immediate livability. Rich in character and ready for your vision, it’s a true canvas for creating something special. The main level features a generously sized living room highlighted by a cozy fireplace. A formal dining room adds timeless appeal with a built-in china cabinet and custom shelving. The eat-in kitchen offers great space for everyday living. Also on the first floor is a primary bedroom with a private full bath and an attached flex room—ideal for a nursery, home office, or sitting area. A utility room adds convenience. Upstairs, you’ll find three large bedrooms. One includes built-in bookcases desk, and window seat, while the another offers additional multipurpose rooms perfect for walk-in closets, offices, or play areas. The upstairs bathroom features an elongated tub. Conveniently located within walking distance to downtown and just a short drive to Route 460, this home combines location, size and charm. Sold AS IS. Come see it today!

ⓘ 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: $801 · $67/mo
• Projected year-2 tax: $1,517 · $126/mo
• Expected delta: +$716/yr (+$60/mo · 89.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,400
• − Mortgage interest: −$10,363
• − Property taxes: −$801
• − Insurance: −$925
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − Depreciation: −$5,382
• Taxable income: $2,186
• Est. tax owed @ 24.0%: −$525
• After-tax cash flow: $4,594/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: Nottoway County Public School District
• NCES district ID: 5102790
• Math proficiency: 34% ▼ -38.00%
• Reading proficiency: 59% ▼ -12.00%
• Median HH income: $38,125
• Composite: 38.65/100
• National rank: #4153
• State rank: #109 of 131 in VA

Livability — Blackstone

• Score: 71/100
• State rank: #210
• US rank: #6666

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blackstone, VA
• Population (ZIP): 6,650

Population outlook (Nottoway County) Hauer SSP2

• Today (2025): 15,190 people
• By 2030: 14,867 · -2.1%
• By 2040: 13,993 · -7.9%
• By 2050: 12,924 · -14.9%
• By 2075: 10,416 · -31.4%
• By 2100: 7,281 · -52.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 46% Black 43% Two or more races 7% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Italian 1% Serbian 1% Danish 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 6%

Political lean MEDSL · Nottoway

• 2024 margin: Strong R (+22.4) · D 38.5% · R 60.8%
• 2008→2024 swing: -21.1pp toward R · 2008: -1.2pp · 2024: -22.4pp
• All cycles: 2024: R+22.4 2020: R+14.9 2016: R+13.1 2012: R+0.9 2008: R+1.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -18.21%
• Current HPI: 178.7698
• 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

+0.0% since first listed

2 events — show timeline

• 2026-04-10 Listed $185,000 SCAR
• 2026-04-10 Listed $185,000 CVRMLS

Property tax history

+2.0%/yr

Latest (2025): $801 · +6.7% YoY. Source: county tax records.