1190 Saint Clairs Creek Rd · Adwolf, VA 24319

$110,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 57 Days on market

Built 1966 0.51 ac lot

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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 +14.6/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• DSCR +4.4/10.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

If you've been waiting for a home that doesn't come with a to-do list, this is it. Fully renovated from top to bottom, this 2 bedroom, 1 bath home with a bonus room lets you move right in and start living. New flooring, fresh paint, and brand-new appliances give the home a clean, modern feel that's tough to find at this price point. Major upgrades are already handled, including a new septic tank, and a long-lasting metal roof, taking care of the expensive stuff most buyers worry about. The flat and usable land, perfect for pets, a garden, or simply enjoying the outdoors. A peaceful creek runs along the property, adding privacy and that hard-to-find country charm. 1 storage shed and 1 outbui

Key facts

• Fully renovated
• Brand new appliances
• Metal roof

Tags

• FULLY RENOVATED
• NEW FLOORING
• FRESH PAINT
• BRAND NEW APPLIANCES
• NEW SEPTIC TANK
• METAL ROOF

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $26 ($307/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 $87k (20.7% below list).
• Recommended offer: $87k (20.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#349 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.
• Smyth County Public School District (rural): math 46% / reading 63% proficiency, ranked #89 of 131 in VA (top 68%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Chilhowie Elementary (math 36% / reading 49%, grade F, #862 of 1,108 statewide, top 78%, 543 students, 89% FRL); Chilhowie Middle (math 62% / reading 69%, grade A-, #116 of 342 statewide, top 35%, 306 students, 70% FRL); Chilhowie High (math 62% / reading 82%, grade B+, #134 of 319 statewide, top 45%, 393 students, 64% FRL) — zoned schools average 74% FRL vs 54% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 75 active listings in the ZIP; 38 units permitted in Smyth County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($761 loan paydown + $11k appreciation (10.0% local appreciation)).
• Smyth County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $110k implies a 120% gain — meaningful room to come down on a strong offer.

Recommended offer $87,257 (20.7% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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. 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?
5. 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.
6. 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.
7. 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: 0.79% ✗
• Cap rate: 6.57%
• Cash-on-cash: 1.00%
• DSCR: 1.04
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.0%
• Equity multiple: 3.00×
• Total profit: $61,493
• Equity at exit: $99,097

10-year hold

• IRR: 22.0%
• Equity multiple: 6.83×
• Total profit: $179,712
• Equity at exit: $213,706

Cash invested: $30,800 (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 24319

• Home prices YoY: 6.6%
• Active inventory: 75
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $873 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$41 /mo · $493/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $26

Break-even live

Break-even rent $840

Max offer price $110,000

Occupancy floor 92%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-18
   status Pending
2. 2026-03-24
   price $110,000
3. 2026-03-17
   price $114,999
4. 2026-03-05
   price $119,000
5. 2026-02-27
   price $124,900
6. 2026-02-06
   listed $124,909 Active
7. 2015-09-24
   soldstatus $50,000

ⓘ 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: $493 · $41/mo
• Projected year-2 tax: $902 · $75/mo
• Expected delta: +$409/yr (+$34/mo · 83.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $10,471
• − Mortgage interest: −$6,162
• − Property taxes: −$493
• − Insurance: −$550
• − Repairs & maintenance: −$838
• − Management: −$838
• − Depreciation: −$3,200
• Taxable loss: −$1,609
• Est. tax savings @ 24.0%: +$386
• After-tax cash flow: $693/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: Smyth County Public School District
• NCES district ID: 5103520
• Math proficiency: 46% ▼ -38.00%
• Reading proficiency: 63% ▼ -14.00%
• Median HH income: $36,901
• Composite: 45.2/100
• National rank: #2672
• State rank: #89 of 131 in VA

Livability — Adwolf

• Score: 64/100
• State rank: #349
• US rank: #13855

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,963

Population outlook (Smyth County) Hauer SSP2

• Today (2025): 29,740 people
• By 2030: 28,593 · -3.9%
• By 2040: 26,091 · -12.3%
• By 2050: 23,629 · -20.5%
• By 2075: 18,365 · -38.2%
• By 2100: 13,697 · -53.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Black 2% Hispanic / Latino 2%
• Common ancestry: Serbian 2% Slovak 2% Romanian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 98% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Smyth

• 2024 margin: Solid R (+60.5) · D 19.4% · R 79.9%
• 2008→2024 swing: -31.4pp toward R · 2008: -29.1pp · 2024: -60.5pp
• All cycles: 2024: R+60.5 2020: R+56.3 2016: R+55.2 2012: R+33.0 2008: R+29.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.03%
• Current HPI: 257.8732
• 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

+120.0% since first listed

7 events — show timeline

• 2026-04-18 Pending — TVRMLS
• 2026-03-24 Price Changed $110,000 TVRMLS
• 2026-03-17 Price Changed $114,999 TVRMLS
• 2026-03-05 Price Changed $119,000 TVRMLS
• 2026-02-27 Price Changed $124,900 TVRMLS
• 2026-02-06 Listed $124,909 TVRMLS
• 2015-09-24 Sold (Public Records) $50,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $493 · +0.0% YoY. Source: county tax records.