274 Hillside Dr · Buena Vista, VA 24416

$111,150

3 bd · 2.0 ba · 1,586 sqft · Manufactured public records · 125 Days on market

Built 1990 0.63 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 +27.8/30.0
• DSCR +9.8/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• 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

Great views! Irregular lot, see plat.

Key facts

• 0.63 acre lot
• Built 1990
• Listed 125 days

Property features AI

Finance

• Other: Lot is approximately 0.63 acre; Zoning: R2

Exterior

• Parking: Attached parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Mobile home; Residential property; One story (above-grade finished area reported)
• Construction: Vinyl siding; Composition roof
• Exterior features: Front porch

Interior

• Bedrooms: 3 main-level bedrooms
• Flooring: Vinyl flooring; Carpet
• Bathrooms: 2 full bathrooms (2 on the main level)
• Heating & cooling: Oil and electric heating; Ceiling fan(s)
• Interior features: Smoke detector(s); Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $111k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $111k).
• Recommended offer: $98k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 3.4% 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: Enderly Heights Elementary (math 52% / reading 62%, grade C+, #597 of 1,108 statewide, top 57%, 191 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; 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 $768 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $41k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,812 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.22% ✓
• Cap rate: 9.94%
• Cash-on-cash: 13.02%
• DSCR: 1.58
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 2.9%
• Equity multiple: 1.11×
• Total profit: $3,490
• Equity at exit: $16,573

10-year hold

• IRR: 12.5%
• Equity multiple: 1.99×
• Total profit: $30,716
• Equity at exit: $9,610

Cash invested: $31,122 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,351 medium
• Mortgage (P&I): −$583
• Tax from tax record: −$100 /mo · $1,205/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $338

Break-even live

Break-even rent $924

Max offer price $111,150

Occupancy floor 70%

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: $27,788
• Closing costs: $3,334
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $111,150 Active 125 DOM
2. 2026-06-17
   days on market $111,150 Active 124 DOM
3. 2026-06-16
   days on market $111,150 Active 123 DOM
4. 2026-06-15
   days on market $111,150 Active 122 DOM
5. 2026-06-14
   days on market $111,150 Active 120 DOM
6. 2026-06-13
   remarks 544-char remark
7. 2026-06-13
   listed $111,150 Active 119 DOM

ⓘ 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: $1,205 · $100/mo
• Projected year-2 tax: $1,205 · $100/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 18 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: $16,212
• − Mortgage interest: −$6,226
• − Property taxes: −$1,205
• − Insurance: −$556
• − Repairs & maintenance: −$1,297
• − Management: −$1,297
• − Depreciation: −$3,233
• Taxable income: $2,397
• Est. tax owed @ 24.0%: −$575
• After-tax cash flow: $3,476/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

+17.0% since first listed

9 events — show timeline

• 2026-06-11 Relisted — DRRAR
• 2026-06-11 Price Changed $111,150 DRRAR
• 2026-04-07 Price Changed $123,500 DRRAR
• 2026-03-23 Relisted — DRRAR
• 2026-02-06 Price Changed $136,800 DRRAR
• 2025-12-24 Listed $152,000 DRRAR
• 2006-06-21 Sold (Public Records) $95,000 Public Records
• 2006-06-21 Sold (MLS) $95,000 GAAR
• 2005-08-30 Listed $95,000 GAAR

Property tax history

+5.6%/yr

Latest (2025): $1,205 · +120.8% YoY. Source: county tax records.