127 & 97 Feather Trl · Bracey, VA 23919

$134,500

2 bd · 2.0 ba · 980 sqft · SingleFamily · 100 Days on market

Built 1985 0.25 ac lot Est $99k · 36% over $67/mo HOA · 4% of rent ↓ 10% 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 +27.3/30.0
• DSCR +9.5/10.0
• 1% rule +8.0/10.0
• Appreciation +5.7/10.0
• Schools +5.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

RARE double-lot opportunity in River Ridge Camping & Golf Association! This unique property features a well-maintained single-wide home with a 9x20 sunroom and a 12x8 covered porch, offering comfortable indoor and outdoor living. The home is handicap accessible and includes a 10x7 storage providing ample space for tools, equipment, and outdoor essentials. The sale also includes an additional adjacent corner lot, providing extra space, privacy, or future potential, complete with a 10x20 shed with a garage door—perfect for a golf cart, workshop, or extra storage. The Vacant Lot has utilities ready for expansion. Most furniture and antiques are negotiable to convey with the propert

Key facts

• Covered porch
• Storage
• Sunroom

Tags

• DOUBLE-LOT OPPORTUNITY
• SUNROOM
• COVERED PORCH
• STORAGE
• ADJACENT CORNER LOT
• SHED WITH GARAGE DOOR

Property features AI

Finance

• Other: Located on Lake Gaston NW Quad (water access/view)
• Financial info: Financial details not provided
• HOA & community: Monthly association fee approximately $67.50; Subdivision: River Ridge Golf & Camping Club

Exterior

• Parking: Parking details not provided
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Residential property / Residential-Vacation subtype; Single-story; Single wide mobile home
• Construction: Metal roof; Aluminum, vinyl and wood siding; Pillar/post/pier foundation; Built area above grade: 980
• Exterior features: Front porch; Rear porch; Side porch; Has view; No fencing; Other structure: storage

Interior

• Kitchen: Range; Electric oven; Electric range; Refrigerator; Dishwasher; Microwave
• Bedrooms: Total of 4 rooms (bedroom count not specified)
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air; Wall unit(s)
• Interior features: Vaulted ceilings; Storm windows; Insulated windows; Storage
• Laundry & utility: Washer; Dryer; DSL/Cable available

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $134k.

Deal economics

• At list price, monthly cash flow is $389 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $134k).
• Recommended offer: $122k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 2.5% in Bracey — 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 61/100 on livability (#421 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A; Watch: amenities F, commute F, health & safety D-.
• Mecklenburg County Public School District (rural): math 57% / reading 72% proficiency, ranked #49 of 131 in VA (top 37%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Mecklenburg County Middle (874 students, 88% FRL); Mecklenburg County High (1,163 students, 88% FRL) — zoned schools average 88% FRL vs 54% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 110 active listings in the ZIP; 153 units permitted in Mecklenburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($930 loan paydown + $2k appreciation (1.4% local appreciation)).
• Mecklenburg County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($122k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,395 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.30% ✓
• Cap rate: 9.76%
• Cash-on-cash: 12.39%
• DSCR: 1.55
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $98,980
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
127 & 97 Feather Trl	0.00mi	2/2.0	980 (0%)	1mo	$127,400	$130	99
284 Feather Trl	0.13mi	3/2.0 (+1)	1,034 (+6%)	12mo	$95,000	$92	70
75 Elkhorn Trl	0.16mi	3/1.5 (+1)	920 (-6%)	10mo	$107,000	$116	67
10 Forest Trl	0.08mi	3/2.0 (+1)	1,080 (+10%)	13mo	$188,500	$175	63
145 Fox Dr	0.11mi	2/1.0	860 (-12%)	10mo	$86,000	$100	62
31 Feather Trl	0.07mi	3/2.0 (+1)	1,120 (+14%)	13mo	$184,000	$164	58
58 Dismal Trl	0.28mi	2/2.0	850 (-13%)	9mo	$86,000	$101	57
85 Lochsa Trl	0.58mi	3/1.0 (+1)	900 (-8%)	1mo	$60,000	$67	50
52 & 62 Lumber Trl	0.60mi	1/1.0 (-1)	960 (-2%)	15mo	$55,000	$57	47
62 Lumber Trl	0.60mi	1/1.0 (-1)	960 (-2%)	15mo	$55,000	$57	47
599 Boardman Dr	0.34mi	3/2.0 (+1)	1,120 (+14%)	21mo	$200,000	$179	38

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

Projected returns pro-forma

1.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.3%
• Equity multiple: 1.80×
• Total profit: $30,130
• Equity at exit: $48,884

10-year hold

• IRR: 18.4%
• Equity multiple: 3.31×
• Total profit: $87,145
• Equity at exit: $67,322

Cash invested: $37,660 (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 23919

• Home prices YoY: 0.7%
• Active inventory: 110
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,753 medium
• Mortgage (P&I): −$705
• Tax est. 1.5%: −$168 /mo · $2,018/yr
• Insurance: −$56
• HOA: −$67
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $389

Break-even live

Break-even rent $1,261

Max offer price $134,500

Occupancy floor 73%

Sensitivity live

Price	-10% $482	-5% $435	+0% $389	+5% $342	+10% $296
Rent	-10% $250	-5% $319	+0% $389	+5% $458	+10% $527
Rate	-1.0pp $456	-0.5pp $423	base $389	+0.5pp $354	+1.0pp $318

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: $33,625
• Closing costs: $4,035
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $67 · $804/yr

Listing history 4 events

1. 2026-04-29
   status Pending
2. 2026-03-26
   price $134,500
3. 2026-02-16
   price $139,900
4. 2026-01-19
   listed $149,900 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 17 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: $21,041
• − Mortgage interest: −$7,534
• − Property taxes: −$2,018
• − Insurance: −$672
• − Repairs & maintenance: −$1,683
• − Management: −$1,683
• − HOA: −$804
• − Depreciation: −$3,913
• Taxable income: $2,734
• Est. tax owed @ 24.0%: −$656
• After-tax cash flow: $4,009/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: Mecklenburg County Public School District
• NCES district ID: 5102460
• Math proficiency: 57% ▼ -29.00%
• Reading proficiency: 72% ▼ -7.00%
• Median HH income: $37,491
• Composite: 53.55/100
• National rank: #1446
• State rank: #49 of 131 in VA

Livability — Bracey

• Score: 61/100
• State rank: #421
• US rank: #18014

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bracey, VA
• City population: 2,096
• Population (ZIP): 2,096

Population outlook (Mecklenburg County) Hauer SSP2

• Today (2025): 28,332 people
• By 2030: 26,742 · -5.6%
• By 2040: 23,502 · -17.0%
• By 2050: 20,851 · -26.4%
• By 2075: 17,525 · -38.1%
• By 2100: 14,524 · -48.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 10% Two or more races 3%
• Common ancestry: Russian 5% Slovak 3% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Other Indo-European 1% Spanish 1%

Political lean MEDSL · Mecklenburg

• 2024 margin: Strong R (+20.8) · D 39.4% · R 60.2%
• 2008→2024 swing: -16.2pp toward R · 2008: -4.6pp · 2024: -20.8pp
• All cycles: 2024: R+20.8 2020: R+15.2 2016: R+11.3 2012: R+7.2 2008: R+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.42%
• Current HPI: 204.6074
• 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

-10.3% since first listed

4 events — show timeline

• 2026-04-29 Pending — RVLG
• 2026-03-26 Price Changed $134,500 RVLG
• 2026-02-16 Price Changed $139,900 RVLG
• 2026-01-19 Listed $149,900 RVLG

Property tax history

-0.4%/yr

Latest (2025): $40 · +0.0% YoY. Source: county tax records.