701 Paca St · Pulaski, VA 24301

$70,000

3 bd · 1.0 ba · 1,248 sqft · Manufactured · 35 Days on market

Built 1992 Fair condition 0.49 ac lot $56/sqft · 12% below area Est $79k · 12% under ↓ 42% since listing

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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
• ARV discount +12.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the town limits of Pulaski, this half-acre property offers a great mix of space, value and potential. The double-wide is in livable condition, making it a solid option for an owner-occupant seeking an affordable home with a larger yard. The lot provides ample outdoor space and flexibility for future use. With public utilities and convenient access to town amenities, the property is both practical and well-located. Also ideal for investors or developers, the lot offers strong potential for redevelopment, new construction or rental hold.

Key facts

• Ample outdoor space
• Double-wide
• Half-acre property

Tags

• HALF-ACRE PROPERTY
• DOUBLE-WIDE
• AMPLE OUTDOOR SPACE
• PUBLIC UTILITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $70k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $764 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.4% vs local median 5.5% in Pulaski — 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 67/100 on livability (#297 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, crime F, amenities F.
• Pulaski County Public School District (rural): math 48% / reading 61% proficiency, ranked #86 of 131 in VA (top 66%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 114 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 39 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Pulaski County population projected at -19% 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Recommended offer $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.26% ✓
• Cap rate: 19.40%
• Cash-on-cash: 46.80%
• DSCR: 3.08
• GRM: 3.7

CMA / ARV

• ARV (median comp): $79,378
• List price: $70,000
• Delta: -11.81%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 44.1%
• Equity multiple: 2.91×
• Total profit: $37,369
• Equity at exit: $10,437

10-year hold

• IRR: 50.1%
• Equity multiple: 5.86×
• Total profit: $95,330
• Equity at exit: $6,052

Cash invested: $19,600 (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 24301

• Active inventory: 114
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,580 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $764

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 47%

Sensitivity live

Price	-10% $813	-5% $789	+0% $764	+5% $740	+10% $716
Rent	-10% $640	-5% $702	+0% $764	+5% $827	+10% $889
Rate	-1.0pp $800	-0.5pp $782	base $764	+0.5pp $746	+1.0pp $728

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
500 Pico Ter Pulaski, VA	3.0	1.0–2.0	882	$1,580	$1.79	44d	11	1.21mi

Listing history 5 events

1. 2026-05-12
   status Pending 552-char remark

   Show marketing remark (552 chars)

   Located in the town limits of Pulaski, this half-acre property offers a great mix of space, value and potential. The double-wide is in livable condition, making it a solid option for an owner-occupant seeking an affordable home with a larger yard. The lot provides ample outdoor space and flexibility for future use. With public utilities and convenient access to town amenities, the property is both practical and well-located. Also ideal for investors or developers, the lot offers strong potential for redevelopment, new construction or rental hold.

2. 2026-05-06
   price $70,000 552-char remark

   Show marketing remark (552 chars)

   Located in the town limits of Pulaski, this half-acre property offers a great mix of space, value and potential. The double-wide is in livable condition, making it a solid option for an owner-occupant seeking an affordable home with a larger yard. The lot provides ample outdoor space and flexibility for future use. With public utilities and convenient access to town amenities, the property is both practical and well-located. Also ideal for investors or developers, the lot offers strong potential for redevelopment, new construction or rental hold.

3. 2026-04-20
   price $85,000 552-char remark

   Show marketing remark (552 chars)

   Located in the town limits of Pulaski, this half-acre property offers a great mix of space, value and potential. The double-wide is in livable condition, making it a solid option for an owner-occupant seeking an affordable home with a larger yard. The lot provides ample outdoor space and flexibility for future use. With public utilities and convenient access to town amenities, the property is both practical and well-located. Also ideal for investors or developers, the lot offers strong potential for redevelopment, new construction or rental hold.

4. 2026-04-13
   price $99,000 552-char remark

   Show marketing remark (552 chars)

   Located in the town limits of Pulaski, this half-acre property offers a great mix of space, value and potential. The double-wide is in livable condition, making it a solid option for an owner-occupant seeking an affordable home with a larger yard. The lot provides ample outdoor space and flexibility for future use. With public utilities and convenient access to town amenities, the property is both practical and well-located. Also ideal for investors or developers, the lot offers strong potential for redevelopment, new construction or rental hold.

5. 2026-04-07
   listed $120,000 Active 552-char remark

   Show marketing remark (552 chars)

   Located in the town limits of Pulaski, this half-acre property offers a great mix of space, value and potential. The double-wide is in livable condition, making it a solid option for an owner-occupant seeking an affordable home with a larger yard. The lot provides ample outdoor space and flexibility for future use. With public utilities and convenient access to town amenities, the property is both practical and well-located. Also ideal for investors or developers, the lot offers strong potential for redevelopment, new construction or rental hold.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥93°F today · 23 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: $18,960
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,517
• − Management: −$1,517
• − Depreciation: −$2,036
• Taxable income: $8,569
• Est. tax owed @ 24.0%: −$2,057
• After-tax cash flow: $7,117/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This double-wide mobile home requires moderate renovations to improve its appearance and increase its value for resale or rental.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Minor bathroom fixtures — slightly worn but functional
• Minor exterior siding — some wear

Value-add opportunities

• Both paint interior walls — enhances appearance and value
• Both replace kitchen cabinets — modernizes space and increases value
• Both update bathrooms — modernizes space and increases value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · slightly worn but functional	Minor	$500–3,000
exterior siding · some wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$4,000–21,000

Value-add ROI direction

• Both paint interior walls — enhances appearance and value ↑
• Both replace kitchen cabinets — modernizes space and increases value ↑
• Both update bathrooms — modernizes space and increases value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Pulaski County Public School District
• NCES district ID: 5103150
• Math proficiency: 48% ▼ -31.00%
• Reading proficiency: 61% ▼ -13.00%
• Median HH income: $44,912
• Composite: 45.98/100
• National rank: #2537
• State rank: #86 of 131 in VA

Livability — Pulaski

• Score: 67/100
• State rank: #297
• US rank: #10639

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pulaski, VA
• Population (ZIP): 13,370

Population outlook (Pulaski County) Hauer SSP2

• Today (2025): 32,949 people
• By 2030: 31,812 · -3.5%
• By 2040: 29,224 · -11.3%
• By 2050: 26,691 · -19.0%
• By 2075: 21,312 · -35.3%
• By 2100: 15,697 · -52.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 5% Black 4% Hispanic / Latino 3%
• Common ancestry: Serbian 2% Italian 2% Iranian 1%
• Foreign-born: 2% · Vietnam, Canada
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Pulaski

• 2024 margin: Solid R (+44.7) · D 27.3% · R 72.0%
• 2008→2024 swing: -25.1pp toward R · 2008: -19.5pp · 2024: -44.7pp
• All cycles: 2024: R+44.7 2020: R+41.5 2016: R+40.7 2012: R+24.8 2008: R+19.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.98%
• Current HPI: 144.6556
• 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

-41.7% since first listed

5 events — show timeline

• 2026-05-12 Pending — NRVMLS
• 2026-05-06 Price Changed $70,000 NRVMLS
• 2026-04-20 Price Changed $85,000 NRVMLS
• 2026-04-13 Price Changed $99,000 NRVMLS
• 2026-04-07 Listed $120,000 NRVMLS