1155 Bruceville Rd

Keysville, VA 23954

$50,000B+

2 bd · 2.0 ba · 800 sqft · Built 1988 · SingleFamily · Pending

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $843/mo
• Mortgage (P&I): −$262
• Tax + insurance: −$83
• HOA: −$0
• Vac / Maint / Mgmt: −$177
• Net cashflow: $320/mo
• Annual: $3,842/yr
• Cap rate: 13.98%
• Cash-on-cash: 27.44%
• DSCR: 2.22
• 1% rule: 1.69%
• Cash to close: $14,000

Investor read

• This is a 2-bed/2.0-bath single-family listed at $50k.
• At list price, monthly cash flow is $320 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($843 rent vs $50k).
• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• In year one you build about $2k of equity ($346 loan paydown + $2k appreciation (3.2% local appreciation)).
• Location reads 68/100 on livability (#261 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: crime D+, amenities F, commute F.
• Prince Edward County Public School District (town): math 25% / reading 48% proficiency, ranked #126 of 131 in VA (top 96%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Prince Edward Elementary (math 33% / reading 40%, grade F, #953 of 1,108 statewide, top 86%, 808 students, 100% FRL); Prince Edward Middle (math 23% / reading 47%, grade F, #327 of 342 statewide, top 96%, 544 students, 98% FRL); Prince Edward County High (math 22% / reading 67%, grade F, #310 of 319 statewide, top 98%, 535 students, 101% FRL) — zoned schools average 99% FRL vs 65% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 26 active listings in the ZIP; 65 units permitted in Prince Edward County in 2024 (5 in 5+ unit buildings).
• Prince Edward County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.
• 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.

Questions for listing agent

• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• Schools are A-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?
• Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
• 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.
• 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.
• 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.