13351 Banner Rd · Coeburn, VA 24230

$65,000

3 bd · 1.0 ba · 1,680 sqft · Manufactured public records · 165 Days on market

Built 1970 0.60 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 +6.3/10.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming home with solid structure and endless potential. Interior needs TLC—ideal for investors, flippers, or buyers looking to add their personal touch. Don't miss the chance to bring this beauty back to life!

Key facts

• 0.6 acre lot
• Garage
• Built 1970

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $662 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.5% vs local median 5.4% in Coeburn — 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 63/100 on livability (#383 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B+, housing B; Watch: amenities F, commute F, employment F.
• Wise County Public School District (town): math 74% / reading 79% proficiency, ranked #11 of 131 in VA (top 8%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Coeburn Primary (math 82% / reading 82%, grade A+, #106 of 1,108 statewide, top 11%, 466 students, 80% FRL); Coeburn Middle (math 76% / reading 80%, grade A+, #34 of 342 statewide, top 10%, 307 students, 89% FRL); Eastside High (math 82% / reading 72%, grade A-, #90 of 319 statewide, top 30%, 390 students, 83% FRL) — zoned schools average 84% FRL vs 55% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 46 active listings in the ZIP; 17 units permitted in Wise County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $493 of equity ($449 loan paydown + $44 appreciation (0.1% local appreciation)).
• Wise County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.1% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $14k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $54k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 165 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.20% ✓
• Cap rate: 19.53%
• Cash-on-cash: 47.28%
• DSCR: 3.10
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.07% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 44.9%
• Equity multiple: 3.22×
• Total profit: $40,476
• Equity at exit: $19,096

10-year hold

• IRR: 47.7%
• Equity multiple: 6.41×
• Total profit: $98,402
• Equity at exit: $23,131

Cash invested: $18,200 (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 24230

• Home prices YoY: 0.1%
• Active inventory: 46
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,431 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$45 /mo · $544/yr
• Insurance: −$27
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $662

Break-even live

Break-even rent $593

Max offer price $65,000

Occupancy floor 49%

Sensitivity live

Price	-10% $698	-5% $680	+0% $662	+5% $643	+10% $625
Rent	-10% $549	-5% $605	+0% $662	+5% $718	+10% $775
Rate	-1.0pp $694	-0.5pp $678	base $662	+0.5pp $645	+1.0pp $628

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   days on market $65,000 Active 165 DOM
2. 2026-06-18
   pricestatus $65,000 Active 163 DOM
3. 2026-03-20
   status Pending
4. 2026-02-02
   status Active
5. 2026-01-31
   historical
6. 2025-10-06
   listed $79,000 Active
7. 2021-06-17
   soldstatus $54,200
8. 2020-10-15
   listed $69,900

ⓘ 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: $544 · $45/mo
• Projected year-2 tax: $544 · $45/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥93°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,171
• − Mortgage interest: −$3,641
• − Property taxes: −$544
• − Insurance: −$992
• − Repairs & maintenance: −$1,374
• − Management: −$1,374
• − Depreciation: −$1,891
• Taxable income: $7,356
• Est. tax owed @ 24.0%: −$1,765
• After-tax cash flow: $6,173/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: Wise County Public School District
• NCES district ID: 5104080
• Math proficiency: 74% ▼ -20.00%
• Reading proficiency: 79% ▼ -7.00%
• Median HH income: $35,624
• Composite: 63.37/100
• National rank: #625
• State rank: #11 of 131 in VA

Livability — Coeburn

• Score: 63/100
• State rank: #383
• US rank: #15422

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,057

Population outlook (Wise County) Hauer SSP2

• Today (2025): 35,714 people
• By 2030: 33,742 · -5.5%
• By 2040: 29,870 · -16.4%
• By 2050: 26,233 · -26.5%
• By 2075: 18,296 · -48.8%
• By 2100: 12,147 · -66.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Black 3% Hispanic / Latino 1%
• Common ancestry: Slovak 2% Italian 2% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Wise

• 2024 margin: Solid R (+63.3) · D 18.1% · R 81.4%
• 2008→2024 swing: -35.6pp toward R · 2008: -27.7pp · 2024: -63.3pp
• All cycles: 2024: R+63.3 2020: R+61.7 2016: R+62.0 2012: R+48.8 2008: R+27.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.07%
• Current HPI: 135.5947
• 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

+13.0% since first listed

6 events — show timeline

• 2026-03-20 Pending — SWVAR
• 2026-02-02 Relisted — SWVAR
• 2026-01-31 Delisted — SWVAR
• 2025-10-06 Listed $79,000 SWVAR
• 2021-06-17 Sold (Public Records) $54,200 Public Records
• 2020-10-15 Listed $69,900 SWVAR

Property tax history

+1.8%/yr

Latest (2025): $544 · +0.0% YoY. Source: county tax records.