497 Main St · Tazewell, VA 24651

$35,000

4 bd · 2.0 ba · 2,208 sqft · SingleFamily public records · 4 Days on market

Built 1922 10,018 sqft 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 +6.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.6/10.0

Listing remarks MLS

Attention Inventors!! This brick home is located near downtown Tazewell and US19. Subject is in need of repairs and maintenance including a new roof, electrical updates and mechanical. Four bedrooms and two full baths. Due to condition, the property may have health/safety risk(s). Prior to entry/access, all parties must sign a Hold Harmless Agreement, and the property may only be shown by appointment.

Key facts

• 0.23 acre lot
• 2 parking spots
• Built 1922

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $687 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Cap rate 31.8% vs local median 4.7% in Tazewell — 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 60/100 on livability (#458 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing A-; Watch: amenities F, commute F, employment F.
• Tazewell County Public School District (town): math 67% / reading 78% proficiency, ranked #21 of 131 in VA (top 16%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Tazewell Primary (422 students, 83% FRL); Tazewell Middle (math 58% / reading 78%, grade A-, #94 of 342 statewide, top 28%, 369 students, 83% FRL); Tazewell High (math 82% / reading 92%, grade A, #16 of 319 statewide, top 5%, 537 students, 83% FRL) — zoned schools average 83% FRL vs 47% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 46 active listings in the ZIP; 4 units permitted in Tazewell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $242 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Tazewell County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $56/mo; built in 1922 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $35,000

Questions for the listing agent

1. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 3.63% ✓
• Cap rate: 31.76%
• Cash-on-cash: 90.96%
• DSCR: 5.05
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $147,936
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
131 Jeffersonville St	0.44mi	4/1.5	2,474 (+12%)	6mo	$165,000	$67	52

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: 84.6%
• Equity multiple: 4.89×
• Total profit: $38,168
• Equity at exit: $5,219

10-year hold

• IRR: 87.8%
• Equity multiple: 10.17×
• Total profit: $89,868
• Equity at exit: $3,026

Cash invested: $9,800 (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 24651

• Home prices YoY: -5.4%
• Active inventory: 46
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,271 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$63 /mo · $759/yr
• Insurance: −$15
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $687

Break-even live

Break-even rent $401

Max offer price $35,000

Occupancy floor 41%

Sensitivity live

Price	-10% $707	-5% $697	+0% $687	+5% $677	+10% $667
Rent	-10% $587	-5% $637	+0% $687	+5% $738	+10% $788
Rate	-1.0pp $705	-0.5pp $696	base $687	+0.5pp $678	+1.0pp $669

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-23
   soldstatus $35,000 Closed 404-char remark

   Show marketing remark (404 chars)

   Attention Inventors!! This brick home is located near downtown Tazewell and US19. Subject is in need of repairs and maintenance including a new roof, electrical updates and mechanical. Four bedrooms and two full baths. Due to condition, the property may have health/safety risk(s). Prior to entry/access, all parties must sign a Hold Harmless Agreement, and the property may only be shown by appointment.

2. 2026-03-25
   status Pending
3. 2026-03-24
   historical 404-char remark

   Show marketing remark (404 chars)

   Attention Inventors!! This brick home is located near downtown Tazewell and US19. Subject is in need of repairs and maintenance including a new roof, electrical updates and mechanical. Four bedrooms and two full baths. Due to condition, the property may have health/safety risk(s). Prior to entry/access, all parties must sign a Hold Harmless Agreement, and the property may only be shown by appointment.

4. 2026-03-21
   listed $35,000 404-char remark

   Show marketing remark (404 chars)

   Attention Inventors!! This brick home is located near downtown Tazewell and US19. Subject is in need of repairs and maintenance including a new roof, electrical updates and mechanical. Four bedrooms and two full baths. Due to condition, the property may have health/safety risk(s). Prior to entry/access, all parties must sign a Hold Harmless Agreement, and the property may only be shown by appointment.

5. 2026-03-21
   listed $35,000 Active

   Show marketing remark (404 chars)

   Attention Inventors!! This brick home is located near downtown Tazewell and US19. Subject is in need of repairs and maintenance including a new roof, electrical updates and mechanical. Four bedrooms and two full baths. Due to condition, the property may have health/safety risk(s). Prior to entry/access, all parties must sign a Hold Harmless Agreement, and the property may only be shown by appointment.

ⓘ 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: $759 · $63/mo
• Projected year-2 tax: $759 · $63/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 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 2/10 Low 8 d/yr ≥90°F today · 23 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: $15,253
• − Mortgage interest: −$1,961
• − Property taxes: −$759
• − Insurance: −$842
• − Repairs & maintenance: −$1,220
• − Management: −$1,220
• − Depreciation: −$1,018
• Taxable income: $8,234
• Est. tax owed @ 24.0%: −$1,976
• After-tax cash flow: $6,271/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: Tazewell County Public School District
• NCES district ID: 5103810
• Math proficiency: 67% ▼ -23.00%
• Reading proficiency: 78% ▼ -6.00%
• Median HH income: $37,003
• Composite: 60.16/100
• National rank: #865
• State rank: #21 of 131 in VA

Livability — Tazewell

• Score: 60/100
• State rank: #458
• US rank: #19535

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tazewell, VA
• Population (ZIP): 5,683

Population outlook (Tazewell County) Hauer SSP2

• Today (2025): 38,275 people
• By 2030: 35,719 · -6.7%
• By 2040: 30,875 · -19.3%
• By 2050: 26,798 · -30.0%
• By 2075: 19,286 · -49.6%
• By 2100: 13,631 · -64.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Black 5% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Serbian 3% Slovak 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Tazewell

• 2024 margin: Solid R (+68.9) · D 15.3% · R 84.2%
• 2008→2024 swing: -36.0pp toward R · 2008: -32.9pp · 2024: -68.9pp
• All cycles: 2024: R+68.9 2020: R+67.2 2016: R+66.3 2012: R+57.5 2008: R+32.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -8.72%
• Current HPI: 153.2259
• 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

+0.0% since first listed

5 events — show timeline

• 2026-04-23 Sold (MLS) $35,000 SWVAR
• 2026-03-25 Pending — TVRMLS
• 2026-03-24 Delisted — SWVAR
• 2026-03-21 Listed $35,000 TVRMLS
• 2026-03-21 Listed $35,000 SWVAR

Property tax history

+1.3%/yr

Latest (2025): $759 · +0.0% YoY. Source: county tax records.