4747 Coulson Church Rd · Woodlawn, VA 24343

$99,900

3 bd · 2.0 ba · 924 sqft · SingleFamily · 14 Days on market

Built 1989 0.50 ac lot

---

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 +23.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• Schools +5.4/10.0
• 1% rule +4.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Recently remodeled 3 bedroom 2 full bathroom on level lot! Home features nice living room, eat-in kitchen with all major appliances, master suite with large closet, master bathroom, 2 nice sized guest bedrooms, second full bathroom and laundry room! Recent updates include new flooring throughout, kitchen with new cabinets, butcherblock counter tops and all new appliances, fresh paint, new fixtures and the list goes on! Other features include front covered porch, rear deck, heat pump and so much more! Outside you will find a nice level lot with an outbuilding! Don't miss out on this move-in ready home in a convenient location between Hillsville and Galax, minutes away from Interstate 77!

Key facts

• Master suite
• Front covered porch
• Recently remodeled

Tags

• RECENTLY REMODELED
• EAT-IN KITCHEN
• MASTER SUITE
• NEW FLOORING
• BUTCHERBLOCK COUNTER TOPS
• FRONT COVERED PORCH

Property features AI

Exterior

• Utilities: Public water; Septic tank
• Home design: Manufactured home; One level
• Construction: Metal siding
• Exterior features: Deck; Level lot

Interior

• Kitchen: Dishwasher; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump
• Interior features: Dishwasher; Dryer; Refrigerator; Washer
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $179 ($2k/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 $97k (3.3% below list).
• Recommended offer: $97k (3.3% below list) — sets the bar for 1% rule.
• Cap rate 8.4% vs local median 3.3% in Woodlawn — 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 73/100 on livability (#164 in VA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A, housing A-; Watch: amenities F.
• Carroll County Public School District (rural): math 60% / reading 70% proficiency, ranked #46 of 131 in VA (top 35%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Laurel Elementary (math 62% / reading 62%, grade B, #480 of 1,108 statewide, top 46%, 225 students, 87% FRL); Carroll County Middle (math 54% / reading 72%, grade B+, #134 of 342 statewide, top 40%, 756 students, 84% FRL); Carroll County High (math 64% / reading 67%, grade B, #204 of 319 statewide, top 65%, 1,069 students, 81% FRL) — zoned schools average 84% FRL vs 48% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 124 active listings in the ZIP; 80 units permitted in Carroll County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Carroll County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,616 (3.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 0.97% ✗
• Cap rate: 8.44%
• Cash-on-cash: 7.66%
• DSCR: 1.34
• GRM: 8.6

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: -4.7%
• Equity multiple: 0.83×
• Total profit: $-4,861
• Equity at exit: $14,895

10-year hold

• IRR: 5.0%
• Equity multiple: 1.37×
• Total profit: $10,214
• Equity at exit: $8,638

Cash invested: $27,972 (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 24343

• Home prices YoY: -19.2%
• Active inventory: 124
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $966 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$19 /mo · $229/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $179

Break-even live

Break-even rent $740

Max offer price $99,900

Occupancy floor 77%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-19
   days on market $99,900 Active 14 DOM
2. 2026-06-18
   days on market $99,900 Active 13 DOM
3. 2026-06-17
   days on market $99,900 Active 12 DOM
4. 2026-06-16
   days on market $99,900 Active 11 DOM
5. 2026-06-15
   days on market $99,900 Active 10 DOM
6. 2026-06-14
   days on market $99,900 Active 8 DOM
7. 2026-06-12
   days on market $99,900 Active 7 DOM
8. 2026-06-09
   days on market $99,900 Active 4 DOM
9. 2026-06-08
   days on market $99,900 Active 3 DOM
10. 2026-06-07
    remarks 695-char remark
11. 2026-06-07
    listed $99,900 Active 2 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: $229 · $19/mo
• Projected year-2 tax: $819 · $68/mo
• Expected delta: +$590/yr (+$49/mo · 257.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $11,594
• − Mortgage interest: −$5,596
• − Property taxes: −$229
• − Insurance: −$500
• − Repairs & maintenance: −$928
• − Management: −$928
• − Depreciation: −$2,906
• Taxable income: $508
• Est. tax owed @ 24.0%: −$122
• After-tax cash flow: $2,022/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: Carroll County Public School District
• NCES district ID: 5100690
• Math proficiency: 60% ▼ -25.00%
• Reading proficiency: 70% ▼ -10.00%
• Median HH income: $36,359
• Composite: 53.88/100
• National rank: #1406
• State rank: #46 of 131 in VA

Livability — Woodlawn

• Score: 73/100
• State rank: #164
• US rank: #5079

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 3,480
• Population (ZIP): 8,942

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 28,768 people
• By 2030: 27,909 · -3.0%
• By 2040: 25,788 · -10.4%
• By 2050: 23,522 · -18.2%
• By 2075: 19,045 · -33.8%
• By 2100: 14,801 · -48.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Slovak 2% Serbian 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+63.3) · D 18.1% · R 81.4%
• 2008→2024 swing: -30.9pp toward R · 2008: -32.4pp · 2024: -63.3pp
• All cycles: 2024: R+63.3 2020: R+62.7 2016: R+59.6 2012: R+39.4 2008: R+32.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -38.28%
• Current HPI: 161.0491
• 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

1 event — show timeline

• 2026-06-05 Listed $99,900 SWVAR

Property tax history

-0.3%/yr

Latest (2025): $229 · +27.0% YoY. Source: county tax records.