415 Stockpen Mountain Rd · Narrows, VA 24124

$149,900

3 bd · 1.0 ba · 1,506 sqft · SingleFamily public records · 35 Days on market

Built 1962 8.00 ac lot $100/sqft · 22% below area Est $231k · 35% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +14.7/30.0
• Appreciation +8.0/10.0
• Schools +5.2/10.0
• DSCR +4.5/10.0
• Livability +3.6/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Opportunity awaits with this 3-bedroom, 1-bath ranch-style home situated on approximately 8 acres in beautiful Giles County. Featuring a concrete driveway, great views, and plenty of land to enjoy, this property offers the perfect setting for country living. The home includes a very large country kitchen, a welcoming front porch, and a functional ranch layout that is ready for your personal touch. With the right TLC and vision, this property has the potential to become a wonderful long-term home, weekend retreat, or investment opportunity. Enjoy the space, scenery, and peaceful setting while creating the home you've always wanted.

Key facts

• 8 acres
• Peaceful setting
• Concrete driveway

Tags

• CONCRETE DRIVEWAY
• LARGE COUNTRY KITCHEN
• WELCOMING FRONT PORCH
• FUNCTIONAL RANCH LAYOUT
• 8 ACRES
• PEACEFUL SETTING

Property features AI

Finance

• Other: Approximately 8 acres
• Financial info: Annual tax amount listed

Exterior

• Home design: Residential property
• Construction: Built in 1962
• Exterior features: Front porch

Interior

• Bedrooms: Three bedrooms (all on the main level)
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom (on the main level)
• Heating & cooling: Forced air oil heating; Has cooling
• Interior features: Five total rooms; Insulated, tilt-in windows

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $37 ($446/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 $118k (20.9% below list).
• Recommended offer: $118k (20.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#204 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Giles County Public School District (rural): math 56% / reading 68% proficiency, ranked #54 of 131 in VA (top 41%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 41 active listings in the ZIP; 25 units permitted in Giles County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $9k appreciation (6.0% local appreciation)).
• Giles County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $80k; list at $150k implies a 87% gain — meaningful room to come down on a strong offer.

Recommended offer $118,498 (20.9% below list)

Questions for the listing agent

1. It's been on market 35 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 1962 — 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 B-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?
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: 6.59%
• Cash-on-cash: 1.06%
• DSCR: 1.05
• GRM: 10.5

CMA / ARV

• ARV (median comp): $231,289
• List price: $149,900
• Delta: -35.19%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
181 Stockpen Mountain Rd	0.50mi	3/2.0	1,308 (-13%)	6mo	$267,900	$205	46

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

Projected returns pro-forma

6.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.3%
• Equity multiple: 2.09×
• Total profit: $45,891
• Equity at exit: $94,564

10-year hold

• IRR: 16.2%
• Equity multiple: 4.17×
• Total profit: $132,914
• Equity at exit: $171,774

Cash invested: $41,972 (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 24124

• Home prices YoY: 3.1%
• Active inventory: 41
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,185 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$50 /mo · $605/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $37

Break-even live

Break-even rent $1,138

Max offer price $149,900

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $149,900 Active 35 DOM
2. 2026-06-18
   days on market $149,900 Active 34 DOM
3. 2026-06-17
   days on market $149,900 Active 33 DOM
4. 2026-06-16
   days on market $149,900 Active 32 DOM
5. 2026-06-15
   days on market $149,900 Active 31 DOM
6. 2026-06-14
   days on market $149,900 Active 29 DOM
7. 2026-06-13
   days on market $149,900 Active 28 DOM
8. 2026-06-10
   days on market $149,900 Active 26 DOM
9. 2026-06-09
   days on market $149,900 Active 25 DOM
10. 2026-06-08
    days on market $149,900 Active 24 DOM
11. 2026-06-07
    days on market $149,900 Active 23 DOM
12. 2026-06-03
    days on market $149,900 Active 19 DOM
13. 2026-06-02
    days on market $149,900 Active 18 DOM
14. 2026-06-01
    days on market $149,900 Active 17 DOM
15. 2026-05-31
    days on market $149,900 Active 16 DOM
16. 2026-05-30
    days on market $149,900 Active 15 DOM
17. 2026-05-15
    listed $149,900 Active 638-char remark

    Show marketing remark (638 chars)

    Opportunity awaits with this 3-bedroom, 1-bath ranch-style home situated on approximately 8 acres in beautiful Giles County. Featuring a concrete driveway, great views, and plenty of land to enjoy, this property offers the perfect setting for country living. The home includes a very large country kitchen, a welcoming front porch, and a functional ranch layout that is ready for your personal touch. With the right TLC and vision, this property has the potential to become a wonderful long-term home, weekend retreat, or investment opportunity. Enjoy the space, scenery, and peaceful setting while creating the home you've always wanted.

18. 2026-05-15
    listed $149,900 Active 638-char remark

    Show marketing remark (638 chars)

    Opportunity awaits with this 3-bedroom, 1-bath ranch-style home situated on approximately 8 acres in beautiful Giles County. Featuring a concrete driveway, great views, and plenty of land to enjoy, this property offers the perfect setting for country living. The home includes a very large country kitchen, a welcoming front porch, and a functional ranch layout that is ready for your personal touch. With the right TLC and vision, this property has the potential to become a wonderful long-term home, weekend retreat, or investment opportunity. Enjoy the space, scenery, and peaceful setting while creating the home you've always wanted.

19. 2023-05-12
    soldstatus $80,000
20. 2014-10-10
    listed $78,500

ⓘ 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: $605 · $50/mo
• Projected year-2 tax: $1,229 · $102/mo
• Expected delta: +$624/yr (+$52/mo · 103.1%)

ⓘ 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 3/10 Moderate 7 d/yr ≥94°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $14,220
• − Mortgage interest: −$8,397
• − Property taxes: −$605
• − Insurance: −$750
• − Repairs & maintenance: −$1,138
• − Management: −$1,138
• − Depreciation: −$4,361
• Taxable loss: −$2,168
• Est. tax savings @ 24.0%: +$520
• After-tax cash flow: $966/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: Giles County Public School District
• NCES district ID: 5101590
• Math proficiency: 56% ▼ -26.00%
• Reading proficiency: 68% ▼ -8.00%
• Median HH income: $45,394
• Composite: 52.25/100
• National rank: #1600
• State rank: #54 of 131 in VA

Livability — Narrows

• Score: 72/100
• State rank: #204
• US rank: #6289

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,177

Population outlook (Giles County) Hauer SSP2

• Today (2025): 15,868 people
• By 2030: 15,306 · -3.5%
• By 2040: 14,149 · -10.8%
• By 2050: 13,059 · -17.7%
• By 2075: 10,837 · -31.7%
• By 2100: 8,648 · -45.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Slovak 2% Serbian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Giles

• 2024 margin: Solid R (+54.5) · D 22.4% · R 76.9%
• 2008→2024 swing: -38.2pp toward R · 2008: -16.3pp · 2024: -54.5pp
• All cycles: 2024: R+54.5 2020: R+51.4 2016: R+48.6 2012: R+25.6 2008: R+16.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.04%
• Current HPI: 201.2028
• 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

+91.0% since first listed

4 events — show timeline

• 2026-05-15 Listed $149,900 NRVMLS
• 2026-05-15 Listed $149,900 MLSRV
• 2023-05-12 Sold (Public Records) $80,000 Public Records
• 2014-10-10 Listed $78,500 NRVMLS

Property tax history

+6.7%/yr

Latest (2025): $605 · +0.0% YoY. Source: county tax records.