343 Ridge Top Dr · Rural Retreat, VA 24368

$125,000

2 bd · 2.0 ba · 1,037 sqft · SingleFamily public records · 253 Days on market

Built 1985 3.97 ac lot $121/sqft · 28% below area Est $217k · 42% under

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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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• Schools +6.0/10.0
• 1% rule +5.7/10.0
• Appreciation +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Contemporary Home with Endless Potential on close to 4 Acres in Rural Retreat. Welcome to Ridge Top Drive—a unique opportunity to craft your dream home in a serene, country setting. This contemporary-style home sits on nearly four private acres and offers 1,200+ SqFt of thoughtfully framed, unfinished space, providing a canvas for personal design and customization. As you step inside, you'll find the interior features unfinished but framed walls and sub-flooring offer a blank slate ready for your finishing touches. All the building materials currently in the home convey with the sale, meaning you can move forward immediately with your vision—whether you're designing a sleek modern space or a rustic retreat. A full walkout basement adds tremendous potential with high ceilings, a flue ready for a wood stove, and roughed-in plumbing for a future full bath. Spanning approximately 800 square feet, this space awaits your unique ideas for a family room, guest suite, home office, or recreation area. This property offers scenic views from both the front and rear, with a spacious backyard ideal for gardening, play, or outdoor entertaining, all surrounded by the tranquility of nature. With its rural charm and generous acreage, this home feels private and peaceful. Ridge Top Drive is more than just a property—it's a rare chance to complete a home that's already well underway in a beautiful rural setting. If you're looking for the flexibility to build your unique space while preserving natural beauty, this is the one. Call to view this property.

Key facts

• Rough in plumbing
• Unfinished flooring
• High ceilings

Tags

• UNFINISHED FRAMED WALLS
• UNFINISHED FLOORING
• BUILDING MATERIAL WILL CONVEY
• FULL WALKOUT BASEMENT
• ROUGH IN PLUMBING
• HIGH CEILINGS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 4.3% in Rural Retreat — 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 75/100 on livability (#134 in VA, #4,304 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Wythe County Public School District (rural): math 67% / reading 77% proficiency, ranked #20 of 131 in VA (top 15%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Rural Retreat Elementary (math 72% / reading 82%, grade A, #171 of 1,108 statewide, top 17%, 362 students, 75% FRL); Rural Retreat Middle (math 73% / reading 80%, grade A, #40 of 342 statewide, top 12%, 231 students, 75% FRL); Rural Retreat High (math 67% / reading 87%, grade A-, #90 of 319 statewide, top 30%, 312 students, 74% FRL) — zoned schools average 75% FRL vs 41% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 43 active listings in the ZIP; 63 units permitted in Wythe County in 2024 (12 in 5+ unit buildings).

Forward outlook

• In year one you build about $947 of equity ($864 loan paydown + $83 appreciation (0.1% local appreciation)).
• Wythe County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (0.1% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 253 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 253 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 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: 1.07% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.54%
• DSCR: 1.42
• GRM: 7.8

CMA / ARV

• ARV (median comp): $217,103
• List price: $125,000
• Delta: -42.42%
• Verdict: UNDERPRICED
• Comps: 13 within 2.0 mi

Projected returns pro-forma

0.07% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.6%
• Equity multiple: 1.41×
• Total profit: $14,415
• Equity at exit: $36,710

10-year hold

• IRR: 13.5%
• Equity multiple: 2.49×
• Total profit: $52,064
• Equity at exit: $44,460

Cash invested: $35,000 (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 24368

• Home prices YoY: 0.0%
• Active inventory: 43
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,333 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$67 /mo · $805/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $278

Break-even live

Break-even rent $981

Max offer price $125,000

Occupancy floor 74%

Sensitivity live

Price	-10% $349	-5% $314	+0% $278	+5% $243	+10% $207
Rent	-10% $173	-5% $226	+0% $278	+5% $331	+10% $383
Rate	-1.0pp $341	-0.5pp $310	base $278	+0.5pp $246	+1.0pp $213

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-07
   statusdays on market $125,000 Pending 253 DOM
2. 2026-06-03
   days on market $125,000 Active 251 DOM
3. 2026-06-02
   days on market $125,000 Active 250 DOM
4. 2026-06-01
   days on market $125,000 Active 249 DOM
5. 2026-05-31
   days on market $125,000 Active 248 DOM
6. 2026-05-20
   historical Active Under Contract 1577-char remark

   Show marketing remark (1577 chars)

   Contemporary Home with Endless Potential on close to 4 Acres in Rural Retreat. Welcome to Ridge Top Drive—a unique opportunity to craft your dream home in a serene, country setting. This contemporary-style home sits on nearly four private acres and offers 1,200+ SqFt of thoughtfully framed, unfinished space, providing a canvas for personal design and customization. As you step inside, you'll find the interior features unfinished but framed walls and sub-flooring offer a blank slate ready for your finishing touches. All the building materials currently in the home convey with the sale, meaning you can move forward immediately with your vision—whether you're designing a sleek modern space or a rustic retreat. A full walkout basement adds tremendous potential with high ceilings, a flue ready for a wood stove, and roughed-in plumbing for a future full bath. Spanning approximately 800 square feet, this space awaits your unique ideas for a family room, guest suite, home office, or recreation area. This property offers scenic views from both the front and rear, with a spacious backyard ideal for gardening, play, or outdoor entertaining, all surrounded by the tranquility of nature. With its rural charm and generous acreage, this home feels private and peaceful. Ridge Top Drive is more than just a property—it's a rare chance to complete a home that's already well underway in a beautiful rural setting. If you're looking for the flexibility to build your unique space while preserving natural beauty, this is the one. Call to view this property.

7. 2026-05-12
   status Active 1577-char remark

   Show marketing remark (1577 chars)

   Contemporary Home with Endless Potential on close to 4 Acres in Rural Retreat. Welcome to Ridge Top Drive—a unique opportunity to craft your dream home in a serene, country setting. This contemporary-style home sits on nearly four private acres and offers 1,200+ SqFt of thoughtfully framed, unfinished space, providing a canvas for personal design and customization. As you step inside, you'll find the interior features unfinished but framed walls and sub-flooring offer a blank slate ready for your finishing touches. All the building materials currently in the home convey with the sale, meaning you can move forward immediately with your vision—whether you're designing a sleek modern space or a rustic retreat. A full walkout basement adds tremendous potential with high ceilings, a flue ready for a wood stove, and roughed-in plumbing for a future full bath. Spanning approximately 800 square feet, this space awaits your unique ideas for a family room, guest suite, home office, or recreation area. This property offers scenic views from both the front and rear, with a spacious backyard ideal for gardening, play, or outdoor entertaining, all surrounded by the tranquility of nature. With its rural charm and generous acreage, this home feels private and peaceful. Ridge Top Drive is more than just a property—it's a rare chance to complete a home that's already well underway in a beautiful rural setting. If you're looking for the flexibility to build your unique space while preserving natural beauty, this is the one. Call to view this property.

8. 2026-05-12
   price $125,000 1577-char remark

   Show marketing remark (1577 chars)

   Contemporary Home with Endless Potential on close to 4 Acres in Rural Retreat. Welcome to Ridge Top Drive—a unique opportunity to craft your dream home in a serene, country setting. This contemporary-style home sits on nearly four private acres and offers 1,200+ SqFt of thoughtfully framed, unfinished space, providing a canvas for personal design and customization. As you step inside, you'll find the interior features unfinished but framed walls and sub-flooring offer a blank slate ready for your finishing touches. All the building materials currently in the home convey with the sale, meaning you can move forward immediately with your vision—whether you're designing a sleek modern space or a rustic retreat. A full walkout basement adds tremendous potential with high ceilings, a flue ready for a wood stove, and roughed-in plumbing for a future full bath. Spanning approximately 800 square feet, this space awaits your unique ideas for a family room, guest suite, home office, or recreation area. This property offers scenic views from both the front and rear, with a spacious backyard ideal for gardening, play, or outdoor entertaining, all surrounded by the tranquility of nature. With its rural charm and generous acreage, this home feels private and peaceful. Ridge Top Drive is more than just a property—it's a rare chance to complete a home that's already well underway in a beautiful rural setting. If you're looking for the flexibility to build your unique space while preserving natural beauty, this is the one. Call to view this property.

9. 2026-03-01
   historical 1577-char remark

   Show marketing remark (1577 chars)

   Contemporary Home with Endless Potential on close to 4 Acres in Rural Retreat. Welcome to Ridge Top Drive—a unique opportunity to craft your dream home in a serene, country setting. This contemporary-style home sits on nearly four private acres and offers 1,200+ SqFt of thoughtfully framed, unfinished space, providing a canvas for personal design and customization. As you step inside, you'll find the interior features unfinished but framed walls and sub-flooring offer a blank slate ready for your finishing touches. All the building materials currently in the home convey with the sale, meaning you can move forward immediately with your vision—whether you're designing a sleek modern space or a rustic retreat. A full walkout basement adds tremendous potential with high ceilings, a flue ready for a wood stove, and roughed-in plumbing for a future full bath. Spanning approximately 800 square feet, this space awaits your unique ideas for a family room, guest suite, home office, or recreation area. This property offers scenic views from both the front and rear, with a spacious backyard ideal for gardening, play, or outdoor entertaining, all surrounded by the tranquility of nature. With its rural charm and generous acreage, this home feels private and peaceful. Ridge Top Drive is more than just a property—it's a rare chance to complete a home that's already well underway in a beautiful rural setting. If you're looking for the flexibility to build your unique space while preserving natural beauty, this is the one. Call to view this property.

10. 2025-08-21
    price $135,000 1577-char remark

    Show marketing remark (1577 chars)

    Contemporary Home with Endless Potential on close to 4 Acres in Rural Retreat. Welcome to Ridge Top Drive—a unique opportunity to craft your dream home in a serene, country setting. This contemporary-style home sits on nearly four private acres and offers 1,200+ SqFt of thoughtfully framed, unfinished space, providing a canvas for personal design and customization. As you step inside, you'll find the interior features unfinished but framed walls and sub-flooring offer a blank slate ready for your finishing touches. All the building materials currently in the home convey with the sale, meaning you can move forward immediately with your vision—whether you're designing a sleek modern space or a rustic retreat. A full walkout basement adds tremendous potential with high ceilings, a flue ready for a wood stove, and roughed-in plumbing for a future full bath. Spanning approximately 800 square feet, this space awaits your unique ideas for a family room, guest suite, home office, or recreation area. This property offers scenic views from both the front and rear, with a spacious backyard ideal for gardening, play, or outdoor entertaining, all surrounded by the tranquility of nature. With its rural charm and generous acreage, this home feels private and peaceful. Ridge Top Drive is more than just a property—it's a rare chance to complete a home that's already well underway in a beautiful rural setting. If you're looking for the flexibility to build your unique space while preserving natural beauty, this is the one. Call to view this property.

11. 2025-07-15
    listed $145,000 Active 1577-char remark

    Show marketing remark (1577 chars)

    Contemporary Home with Endless Potential on close to 4 Acres in Rural Retreat. Welcome to Ridge Top Drive—a unique opportunity to craft your dream home in a serene, country setting. This contemporary-style home sits on nearly four private acres and offers 1,200+ SqFt of thoughtfully framed, unfinished space, providing a canvas for personal design and customization. As you step inside, you'll find the interior features unfinished but framed walls and sub-flooring offer a blank slate ready for your finishing touches. All the building materials currently in the home convey with the sale, meaning you can move forward immediately with your vision—whether you're designing a sleek modern space or a rustic retreat. A full walkout basement adds tremendous potential with high ceilings, a flue ready for a wood stove, and roughed-in plumbing for a future full bath. Spanning approximately 800 square feet, this space awaits your unique ideas for a family room, guest suite, home office, or recreation area. This property offers scenic views from both the front and rear, with a spacious backyard ideal for gardening, play, or outdoor entertaining, all surrounded by the tranquility of nature. With its rural charm and generous acreage, this home feels private and peaceful. Ridge Top Drive is more than just a property—it's a rare chance to complete a home that's already well underway in a beautiful rural setting. If you're looking for the flexibility to build your unique space while preserving natural beauty, this is the one. Call to view this property.

12. 2005-10-21
    soldstatus $110,000

ⓘ 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: $805 · $67/mo
• Projected year-2 tax: $1,025 · $85/mo
• Expected delta: +$220/yr (+$18/mo · 27.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,992
• − Mortgage interest: −$7,002
• − Property taxes: −$805
• − Insurance: −$625
• − Repairs & maintenance: −$1,279
• − Management: −$1,279
• − Depreciation: −$3,636
• Taxable income: $1,366
• Est. tax owed @ 24.0%: −$328
• After-tax cash flow: $3,010/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: Wythe County Public School District
• NCES district ID: 5104110
• Math proficiency: 67% ▼ -23.00%
• Reading proficiency: 77% ▼ -9.00%
• Median HH income: $41,665
• Composite: 60.19/100
• National rank: #863
• State rank: #20 of 131 in VA

Livability — Rural Retreat

• Score: 75/100
• State rank: #134
• US rank: #4304

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): 5,372

Population outlook (Wythe County) Hauer SSP2

• Today (2025): 29,176 people
• By 2030: 28,993 · -0.6%
• By 2040: 28,273 · -3.1%
• By 2050: 27,055 · -7.3%
• By 2075: 23,668 · -18.9%
• By 2100: 18,904 · -35.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Serbian 2% Italian 1% Slovak 1%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Wythe

• 2024 margin: Solid R (+59.5) · D 19.9% · R 79.5%
• 2008→2024 swing: -26.7pp toward R · 2008: -32.8pp · 2024: -59.5pp
• All cycles: 2024: R+59.5 2020: R+57.0 2016: R+54.9 2012: R+36.8 2008: R+32.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.07%
• Current HPI: 188.0572
• 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

+13.6% since first listed

7 events — show timeline

• 2026-05-20 Contingent — SWVAR
• 2026-05-12 Relisted — SWVAR
• 2026-05-12 Price Changed $125,000 SWVAR
• 2026-03-01 Delisted — SWVAR
• 2025-08-21 Price Changed $135,000 SWVAR
• 2025-07-15 Listed $145,000 SWVAR
• 2005-10-21 Sold (Public Records) $110,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $805 · +0.0% YoY. Source: county tax records.