8501 Old Elam Cemetary Rd · Charles City, VA 23030

$99,000

3 bd · 1.0 ba · 920 sqft · SingleFamily public records · 4 Days on market

Built 1972 0.69 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Attention Investors, Rehabbers & DIY Buyers! Opportunity to restore and build equity with this 3-bedroom, 1-bath ranch situated on a spacious 0.690-acre wooded lot in Charles City. Offering approximately 920 sq. ft. , this home features a functional single-level layout with a living room, kitchen, and first-floor primary bedroom. The large lot provides plenty of outdoor space and privacy with mature trees surrounding the property. Home needs repairs and updates throughout and is ready for your vision and creativity. Ideal for investors seeking their next flip, rental opportunity, or buyers looking for a project with upside potential. Property being sold strictly AS IS, WHERE IS. Selle

Key facts

• Wooded lot
• Single-level layout
• Outdoor space

Tags

• WOODED LOT
• OUTDOOR SPACE
• MATURE TREES
• SINGLE-LEVEL LAYOUT

Property features AI

Finance

• Other: Approximately 0.69 acres lot (dimensions 108 x 358); Zoning: A1; Above-grade finished area reported
• HOA & community: Association provides clubhouse access

Exterior

• Parking: Driveway; Off-street parking; Unpaved parking areas
• Utilities: Well water; Septic tank
• Home design: Single-story home; Entry on main level; Mixed construction with aluminum siding and frame; Composition roof
• Construction: Built (actual year recorded); Aluminum siding and frame construction; Mixed construction materials; Composition roof; Crawl space foundation
• Exterior features: Front and rear porches; Porch; Storage shed; Unpaved driveway; Circular driveway; Wooded lot

Interior

• Kitchen: Range hood; Exhaust fan
• Bedrooms: Bedroom located on the first (main) level
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom with tub and shower
• Heating & cooling: Electric heating
• Interior features: Bedroom on main level; Eat-in kitchen; Laminate counters; Main level primary
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $593 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).

Location & tenants

• Location reads 59/100 on livability (#465 in VA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: amenities F, commute F, health & safety F.
• Charles City County Public School District (rural): math 24% / reading 56% proficiency, ranked #120 of 131 in VA (top 92%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 26 active listings in the ZIP; 30 units permitted in Charles City County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Charles City County population projected at -28% 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 $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 49% 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 $99,000

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.53% ✓
• Cap rate: 13.48%
• Cash-on-cash: 25.66%
• DSCR: 2.14
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $204,240
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9030 Old Elam Cemetary Rd	0.64mi	3/1.0	1,056 (+15%)	14mo	$234,000	$222	34

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: 19.3%
• Equity multiple: 1.78×
• Total profit: $21,681
• Equity at exit: $14,761

10-year hold

• IRR: 27.6%
• Equity multiple: 3.43×
• Total profit: $67,385
• Equity at exit: $8,560

Cash invested: $27,720 (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 23030

• Home prices YoY: -23.8%
• Active inventory: 26
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,517 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$46 /mo · $548/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $593

Break-even live

Break-even rent $767

Max offer price $99,000

Occupancy floor 56%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-08
   statusdays on market $99,000 Pending 4 DOM
2. 2026-06-07
   remarks 695-char remark
3. 2026-06-07
   listed $99,000 Active 3 DOM

ⓘ 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: $548 · $46/mo
• Projected year-2 tax: $812 · $68/mo
• Expected delta: +$264/yr (+$22/mo · 48.2%)

ⓘ 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 8/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 49% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,209
• − Mortgage interest: −$5,546
• − Property taxes: −$548
• − Insurance: −$495
• − Repairs & maintenance: −$1,457
• − Management: −$1,457
• − Depreciation: −$2,880
• Taxable income: $5,827
• Est. tax owed @ 24.0%: −$1,399
• After-tax cash flow: $5,714/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: Charles City County Public School District
• NCES district ID: 5100720
• Math proficiency: 24% ▼ -44.00%
• Reading proficiency: 56% ▼ -17.00%
• Median HH income: $49,978
• Composite: 34.36/100
• National rank: #5223
• State rank: #120 of 131 in VA

Livability — Charles City

• Score: 59/100
• State rank: #465
• US rank: #19907

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 4,385
• Population (ZIP): 4,385

Population outlook (Charles City County) Hauer SSP2

• Today (2025): 6,639 people
• By 2030: 6,338 · -4.5%
• By 2040: 5,597 · -15.7%
• By 2050: 4,769 · -28.2%
• By 2075: 3,762 · -43.3%
• By 2100: 3,200 · -51.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 45% Black 41% Two or more races 7% Native American 4% Asian 2% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Serbian 1% Italian 1%
• Foreign-born: 2% · Vietnam, Canada
• Languages at home: 97% English-only · Spanish 1% Vietnamese 1%

Political lean MEDSL · Charles City

• 2024 margin: D (+10.8) · D 54.9% · R 44.2%
• 2008→2024 swing: -26.6pp toward R · 2008: 37.3pp · 2024: 10.8pp
• All cycles: 2024: D+10.8 2020: D+19.4 2016: D+23.0 2012: D+32.7 2008: D+37.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.25%
• Current HPI: 170.1704
• 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

1 event — show timeline

• 2026-06-04 Listed $99,000 CVRMLS

Property tax history

+1.3%/yr

Latest (2025): $548 · +0.0% YoY. Source: county tax records.