1444 Forest Ave · Buena Vista, VA 24416

$120,000

3 bd · 1.0 ba · 1,160 sqft · SingleFamily public records · 34 Days on market

Built 1953 6,098 sqft lot $103/sqft · 23% below area Est $156k · 23% under

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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 +21.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.1/10.0
• Schools +5.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3-bedroom, 1-bath single-family home located at 1444 Forest Ave in Buena Vista, VA offers a strong opportunity for buyers, investors, or those seeking a fixer-upper with renovation potential. Featuring a sunroom/bonus nook, the home provides additional flexible space that can be transformed to increase value and functionality. This Buena Vista VA investment property requires renovation and is being sold as-is, making it ideal for a fix and flip, rental property, or value-add project. Conveniently located near schools, parks, and local amenities, this property offers both location and long-term upside in the Buena Vista real estate market. Buyer to perform their own due diligence. Home sold AS-IS

Key facts

• Flexible space
• Sunroom bonus nook
• Renovation potential

Tags

• SUNROOM BONUS NOOK
• RENOVATION POTENTIAL
• FLEXIBLE SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $121 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 3.5% in Buena Vista — 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 71/100 on livability (#217 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.
• Buena Vista City Public School District (rural): math 54% / reading 68% proficiency, ranked #61 of 131 in VA (top 47%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: F.W. Kling Jr. Elementary (249 students, 86% FRL); Parry Mccluer Middle (math 72% / reading 77%, grade A, #50 of 342 statewide, top 16%, 119 students, 87% FRL); Parry Mccluer High (math 37% / reading 67%, grade D+, #295 of 319 statewide, top 93%, 330 students, 86% FRL) — zoned schools average 86% FRL vs 44% district-wide (42 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 56 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 18 units permitted in Buena Vista city in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Buena Vista County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.01% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.70%
• DSCR: 1.30
• GRM: 8.2

CMA / ARV

• ARV (median comp): $156,361
• List price: $120,000
• Delta: -23.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1369 Maple Ave	0.17mi	2/1.0 (-1)	1,120 (-3%)	3mo	$140,000	$125	79
1448 Oak Ave	0.31mi	3/1.5	1,056 (-9%)	1mo	$230,000	$218	68
1514 Forest Ave	0.06mi	3/1.0	1,045 (-10%)	18mo	$188,000	$180	66
1190 Walnut Ave	0.29mi	3/2.0	1,188 (+2%)	17mo	$244,120	$205	64
1664 Chestnut Ave	0.21mi	3/2.0	1,200 (+3%)	21mo	$256,500	$214	63
620 E 21st St	0.61mi	3/2.0	1,222 (+5%)	2mo	$175,000	$143	57
1834 Magnolia Ave	0.35mi	2/1.0 (-1)	1,118 (-4%)	21mo	$174,000	$156	55
1875 Holly Ave	0.70mi	3/2.0	1,248 (+8%)	1mo	$196,100	$157	50
1213 Woodland Ave	0.23mi	2/2.0 (-1)	1,022 (-12%)	13mo	$225,000	$220	49
1735 Pine Ave	0.53mi	2/1.0 (-1)	1,040 (-10%)	8mo	$179,400	$173	46
1914 Cedar Ave	0.55mi	4/1.0 (+1)	1,056 (-9%)	11mo	$173,750	$165	45
704 E 21st St	0.63mi	3/1.0	1,036 (-11%)	11mo	$225,000	$217	43

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: -9.5%
• Equity multiple: 0.65×
• Total profit: $-11,708
• Equity at exit: $17,892

10-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-163
• Equity at exit: $10,375

Cash invested: $33,600 (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 24416

• Home prices YoY: -33.8%
• Active inventory: 56
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,216 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$94 /mo · $1,129/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $121

Break-even live

Break-even rent $1,063

Max offer price $120,000

Occupancy floor 85%

Sensitivity live

Price	-10% $189	-5% $155	+0% $121	+5% $87	+10% $53
Rent	-10% $25	-5% $73	+0% $121	+5% $169	+10% $217
Rate	-1.0pp $182	-0.5pp $152	base $121	+0.5pp $90	+1.0pp $58

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2222 Cedar Ave Buena Vista, VA	2.0	1.0	900	$850	$0.94	45d	1	0.78mi

Listing history 12 events

1. 2026-06-05
   days on market $120,000 Active 34 DOM
2. 2026-06-03
   days on market $120,000 Active 33 DOM
3. 2026-06-02
   days on market $120,000 Active 32 DOM
4. 2026-06-01
   days on market $120,000 Active 31 DOM
5. 2026-06-01
   price $120,000 Active 30 DOM
6. 2026-05-31
   days on market $125,000 Active 30 DOM
7. 2026-05-31
   days on market $125,000 Active 29 DOM
8. 2026-05-06
   status Active 709-char remark

   Show marketing remark (709 chars)

   This 3-bedroom, 1-bath single-family home located at 1444 Forest Ave in Buena Vista, VA offers a strong opportunity for buyers, investors, or those seeking a fixer-upper with renovation potential. Featuring a sunroom/bonus nook, the home provides additional flexible space that can be transformed to increase value and functionality. This Buena Vista VA investment property requires renovation and is being sold as-is, making it ideal for a fix and flip, rental property, or value-add project. Conveniently located near schools, parks, and local amenities, this property offers both location and long-term upside in the Buena Vista real estate market. Buyer to perform their own due diligence. Home sold AS-IS

9. 2026-05-01
   status Active 709-char remark

   Show marketing remark (709 chars)

   This 3-bedroom, 1-bath single-family home located at 1444 Forest Ave in Buena Vista, VA offers a strong opportunity for buyers, investors, or those seeking a fixer-upper with renovation potential. Featuring a sunroom/bonus nook, the home provides additional flexible space that can be transformed to increase value and functionality. This Buena Vista VA investment property requires renovation and is being sold as-is, making it ideal for a fix and flip, rental property, or value-add project. Conveniently located near schools, parks, and local amenities, this property offers both location and long-term upside in the Buena Vista real estate market. Buyer to perform their own due diligence. Home sold AS-IS

10. 2026-04-08
    status Pending 709-char remark

    Show marketing remark (709 chars)

    This 3-bedroom, 1-bath single-family home located at 1444 Forest Ave in Buena Vista, VA offers a strong opportunity for buyers, investors, or those seeking a fixer-upper with renovation potential. Featuring a sunroom/bonus nook, the home provides additional flexible space that can be transformed to increase value and functionality. This Buena Vista VA investment property requires renovation and is being sold as-is, making it ideal for a fix and flip, rental property, or value-add project. Conveniently located near schools, parks, and local amenities, this property offers both location and long-term upside in the Buena Vista real estate market. Buyer to perform their own due diligence. Home sold AS-IS

11. 2026-04-08
    historical 709-char remark

    Show marketing remark (709 chars)

    This 3-bedroom, 1-bath single-family home located at 1444 Forest Ave in Buena Vista, VA offers a strong opportunity for buyers, investors, or those seeking a fixer-upper with renovation potential. Featuring a sunroom/bonus nook, the home provides additional flexible space that can be transformed to increase value and functionality. This Buena Vista VA investment property requires renovation and is being sold as-is, making it ideal for a fix and flip, rental property, or value-add project. Conveniently located near schools, parks, and local amenities, this property offers both location and long-term upside in the Buena Vista real estate market. Buyer to perform their own due diligence. Home sold AS-IS

12. 2026-04-03
    listed $125,000 Active 709-char remark

    Show marketing remark (709 chars)

    This 3-bedroom, 1-bath single-family home located at 1444 Forest Ave in Buena Vista, VA offers a strong opportunity for buyers, investors, or those seeking a fixer-upper with renovation potential. Featuring a sunroom/bonus nook, the home provides additional flexible space that can be transformed to increase value and functionality. This Buena Vista VA investment property requires renovation and is being sold as-is, making it ideal for a fix and flip, rental property, or value-add project. Conveniently located near schools, parks, and local amenities, this property offers both location and long-term upside in the Buena Vista real estate market. Buyer to perform their own due diligence. Home sold AS-IS

ⓘ 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: $1,129 · $94/mo
• Projected year-2 tax: $1,129 · $94/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 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,596
• − Mortgage interest: −$6,722
• − Property taxes: −$1,129
• − Insurance: −$1,398
• − Repairs & maintenance: −$1,168
• − Management: −$1,168
• − Depreciation: −$3,491
• Taxable loss: −$478
• Est. tax savings @ 24.0%: +$115
• After-tax cash flow: $1,568/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: Buena Vista City Public School District
• NCES district ID: 5100560
• Math proficiency: 54% ▼ -29.00%
• Reading proficiency: 68% ▼ -5.00%
• Median HH income: $35,243
• Composite: 50.44/100
• National rank: #1866
• State rank: #61 of 131 in VA

Livability — Buena Vista

• Score: 71/100
• State rank: #217
• US rank: #7146

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Buena Vista, VA
• County: Buena Vista City · 9,082 people
• City population: 9,082
• Metro: nan
• Population (ZIP): 9,082
• Household income: $54,882
• Rent vs Own: 39.1% rent · 60.9% own
• Severe rent burden: 239.0

Population outlook (Buena Vista County) Hauer SSP2

• Today (2025): 6,454 people
• By 2030: 6,395 · -0.9%
• By 2040: 6,271 · -2.8%
• By 2050: 6,166 · -4.5%
• By 2075: 6,287 · -2.6%
• By 2100: 6,282 · -2.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 9% Hispanic / Latino 4% Black 2%
• Common ancestry: Serbian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Buena Vista

• 2024 margin: Solid R (+44.5) · D 26.9% · R 71.3% · Other 1.8%
• 2008→2024 swing: -37.3pp toward R · 2008: -7.2pp · 2024: -44.5pp
• All cycles: 2024: R+44.5 2020: R+37.4 2016: R+30.9 2012: R+25.5 2008: R+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.06%
• Current HPI: 143.115
• Rent YoY: —
• Metro: nan
• 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

5 events — show timeline

• 2026-05-06 Relisted — MLSRV
• 2026-05-01 Relisted — MLSRV
• 2026-04-08 Pending — MLSRV
• 2026-04-08 Listing Removed — MLSRV
• 2026-04-03 Listed $125,000 MLSRV

Property tax history

+2.2%/yr

Latest (2025): $1,129 · +78.8% YoY. Source: county tax records.