849 Pepper St St · Pulaski, VA 24301

$89,900

3 bd · 2.0 ba · 1,080 sqft · SingleFamily · 28 Days on market

Built 1994 5,227 sqft lot $83/sqft · 9% above area Est $82k · 9% over ↓ 5% since listing

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Schools +4.6/10.0
• Livability +3.4/5.0
• ARV discount +3.3/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity knocks in the Town of Pulaski! This 3 bedroom, 2 bathroom double wide manufactured home offers 1,080 sq ft on a 0.1240-acre lot with a quiet setting and convenient access to town amenities. Enjoy a front deck, small side deck, and a manageable lot that keeps maintenance simple. Whether you are an investor searching for your next rental or flip, or a buyer looking for an affordable home to make your own, this property offers plenty of potential with the right vision. Bring your ideas and make the most of this Pulaski opportunity!

Key facts

• Front deck
• Manageable lot
• Convenient access

Tags

• FRONT DECK
• SMALL SIDE DECK
• MANAGEABLE LOT
• QUIET SETTING
• CONVENIENT ACCESS

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Mobile home (detached); One story; 1,080 above-grade finished area
• Construction: Vinyl siding
• Exterior features: Garden; Deck; Fenced yard

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher not listed
• Bedrooms: 2 full bathrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Window unit cooling
• Interior features: Electric water heater; 5 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.7% 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.
• Zoned schools: Pulaski Elementary (math 56% / reading 62%, grade B-, #571 of 1,108 statewide, top 52%, 500 students, 81% FRL); Pulaski County Middle (math 38% / reading 60%, grade C-, #238 of 342 statewide, top 71%, 807 students, 77% FRL); Pulaski County Senior High (math 63% / reading 70%, grade B, #195 of 319 statewide, top 62%, 1,246 students, 76% FRL) — zoned schools average 78% FRL vs 47% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 114 active listings in the ZIP; 2 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.

Recommended offer $88,551 (1.5% 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 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.35% ✓
• Cap rate: 11.70%
• Cash-on-cash: 19.31%
• DSCR: 1.86
• GRM: 6.2

CMA / ARV

• ARV (median comp): $82,189
• List price: $89,900
• Delta: 9.38%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
903 Mashburn Ave	0.15mi	3/1.0	1,057 (-2%)	2mo	$152,000	$144	84
113 Ferry Ct	0.49mi	3/2.0	1,080 (0%)	1mo	$239,900	$222	77
1217 Newbern Rd	0.39mi	4/1.0 (+1)	1,060 (-2%)	2mo	$166,000	$157	68
818 5th St NE	0.22mi	3/1.0	1,182 (+9%)	4mo	$169,000	$143	66
701 Orchard Rd	0.31mi	3/1.0	1,000 (-7%)	4mo	$199,900	$200	66
913 Oakhurst Ave	0.43mi	3/1.5	1,154 (+7%)	1mo	$199,000	$172	65
105 Ferry Ct	0.46mi	3/2.0	1,020 (-6%)	6mo	$219,000	$215	64
876 Dillon St	0.38mi	3/1.0	984 (-9%)	1mo	$77,000	$78	62
616 Newbern Rd	0.10mi	2/1.0 (-1)	946 (-12%)	6mo	$152,253	$161	61
1116 Macgill St	0.39mi	3/1.0	996 (-8%)	6mo	$132,600	$133	60
806 Monroe Ave	0.61mi	2/1.0 (-1)	968 (-10%)	6mo	$132,600	$137	40
550 Monroe Ave	0.62mi	2/1.0 (-1)	924 (-14%)	6mo	$132,600	$144	33

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: 11.2%
• Equity multiple: 1.45×
• Total profit: $11,206
• Equity at exit: $13,404

10-year hold

• IRR: 20.2%
• Equity multiple: 2.70×
• Total profit: $42,876
• Equity at exit: $7,773

Cash invested: $25,172 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,209 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$42 /mo · $498/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $405

Break-even live

Break-even rent $697

Max offer price $89,900

Occupancy floor 62%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1009 High St Unit A Pulaski, VA	2.0	1.0	800	$875	$1.09	43d	1	0.37mi
500 Pico Ter Pulaski, VA	3.0	1.0–2.0	882	$1,580	$1.79	43d	11	0.45mi

Listing history 1 events

1. 2026-04-24
   listed $89,900 Active 546-char remark

ⓘ 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: $498 · $42/mo
• Projected year-2 tax: $737 · $61/mo
• Expected delta: +$239/yr (+$20/mo · 48.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $14,514
• − Mortgage interest: −$5,036
• − Property taxes: −$498
• − Insurance: −$450
• − Repairs & maintenance: −$1,161
• − Management: −$1,161
• − Depreciation: −$2,615
• Taxable income: $3,593
• Est. tax owed @ 24.0%: −$862
• After-tax cash flow: $3,999/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: 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

-5.5% since first listed

3 events — show timeline

• 2026-06-11 Sold (MLS) $85,000 NRVMLS
• 2026-05-22 Pending — NRVMLS
• 2026-04-24 Listed $89,900 NRVMLS

Property tax history

+2.2%/yr

Latest (2026): $498 · +0.0% YoY. Source: county tax records.