1927 5th St · Richlands, VA 24641

$118,000

3 bd · 1.0 ba · 1,042 sqft · SingleFamily public records · 113 Days on market

Built 1950 0.90 ac lot $113/sqft · 47% above area Est $80k · 47% over

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Why this score? — see what drove the D 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 +15.9/30.0
• Schools +6.0/10.0
• DSCR +4.9/10.0
• Appreciation +4.1/10.0
• Livability +3.3/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Charming 3-Bedroom Home in Town Limits – Ideal for First-Time Buyers or Investors This adorable 3-bedroom, 1-bath home offers the perfect blend of comfort, convenience, and value. Nestled within town limits, it provides easy access to local shops, schools, and dining while maintaining a peaceful neighborhood feel. Step inside to find a bright and welcoming living area, a functional kitchen with plenty of cabinet space, and cozy bedrooms ideal for family or guests. The layout is efficient and inviting, making it easy to maintain and enjoy. Outside, the property features a manageable yard—perfect for relaxing, gardening, or entertaining. Located outside the flood zone, this home offers peace of mind and long-term security. Whether seeking a starter home or a smart investment opportunity, this property checks all the boxes for affordability, location, and charm. "Listing subject to Errors & Omissions, buyer/buyers agent to verify all information. "

Key facts

• Functional kitchen
• Manageable yard
• Outside flood zone

Tags

• PEACEFUL NEIGHBORHOOD
• FUNCTIONAL KITCHEN
• MANAGEABLE YARD
• OUTSIDE FLOOD ZONE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $57 ($678/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 (18.1% below list).
• Recommended offer: $97k (18.1% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 4.4% in Richlands — 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 66/100 on livability (#314 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, schools B+; Watch: crime C-, amenities F, commute F.
• Tazewell County Public School District (town): math 67% / reading 78% proficiency, ranked #21 of 131 in VA (top 16%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 46 active listings in the ZIP; 4 units permitted in Tazewell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.9%/yr); year-one equity from $816 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Tazewell County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask is 24% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $95k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,588 (18.1% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.05%
• DSCR: 1.09
• GRM: 10.2

CMA / ARV

• ARV (median comp): $80,171
• List price: $118,000
• Delta: 47.18%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1818 5th St	0.12mi	3/1.0	1,026 (-2%)	12mo	$71,000	$69	82
1815 4th St	0.14mi	3/1.5	1,140 (+9%)	12mo	$63,500	$56	66
1304 Mcdowell St	0.40mi	3/1.0	1,000 (-4%)	13mo	$52,500	$53	64
106 Fairview St	0.60mi	3/2.0	1,000 (-4%)	10mo	$140,000	$140	53
105 Highland Ave	0.70mi	3/2.0	1,000 (-4%)	5mo	$40,000	$40	52
230 Tazewell Ave	0.33mi	3/1.0	1,154 (+11%)	20mo	$115,000	$100	50
717 Front St	0.73mi	3/1.0	966 (-7%)	10mo	$120,000	$124	46
219 Oak St	0.69mi	2/1.0 (-1)	1,018 (-2%)	20mo	$65,000	$64	42
108 Ray Cir	0.57mi	3/2.0	1,152 (+11%)	23mo	$137,200	$119	32
194 Gate Rd	0.70mi	2/1.0 (-1)	900 (-14%)	10mo	$78,000	$87	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.4%
• Equity multiple: 0.70×
• Total profit: $-9,906
• Equity at exit: $23,625

10-year hold

• IRR: 0.3%
• Equity multiple: 1.03×
• Total profit: $884
• Equity at exit: $20,868

Cash invested: $33,040 (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 24641

• Home prices YoY: -1.3%
• Active inventory: 46
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $966 medium
• Mortgage (P&I): −$619
• Tax from tax record: −$39 /mo · $463/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $57

Break-even live

Break-even rent $894

Max offer price $118,000

Occupancy floor 89%

Sensitivity live

Price	-10% $123	-5% $90	+0% $57	+5% $23	+10% $-10
Rent	-10% $-20	-5% $18	+0% $57	+5% $95	+10% $133
Rate	-1.0pp $116	-0.5pp $87	base $57	+0.5pp $26	+1.0pp $-5

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: $29,500
• Closing costs: $3,540
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-22
   days on market $118,000 Active 113 DOM
2. 2026-06-21
   days on market $118,000 Active 112 DOM
3. 2026-06-19
   days on market $118,000 Active 110 DOM
4. 2026-06-18
   days on market $118,000 Active 109 DOM
5. 2026-06-17
   days on market $118,000 Active 108 DOM
6. 2026-06-16
   days on market $118,000 Active 107 DOM
7. 2026-06-15
   days on market $118,000 Active 106 DOM
8. 2026-06-14
   days on market $118,000 Active 104 DOM
9. 2026-06-12
   statusdays on market $118,000 Active 103 DOM
10. 2026-06-02
    status $118,000 Pending 101 DOM
11. 2026-06-01
    days on market $118,000 Active 101 DOM
12. 2026-05-31
    days on market $118,000 Active 100 DOM
13. 2026-05-30
    days on market $118,000 Active 99 DOM
14. 2026-04-01
    price $118,000 987-char remark

    Show marketing remark (987 chars)

    Charming 3-Bedroom Home in Town Limits – Ideal for First-Time Buyers or Investors This adorable 3-bedroom, 1-bath home offers the perfect blend of comfort, convenience, and value. Nestled within town limits, it provides easy access to local shops, schools, and dining while maintaining a peaceful neighborhood feel. Step inside to find a bright and welcoming living area, a functional kitchen with plenty of cabinet space, and cozy bedrooms ideal for family or guests. The layout is efficient and inviting, making it easy to maintain and enjoy. Outside, the property features a manageable yard—perfect for relaxing, gardening, or entertaining. Located outside the flood zone, this home offers peace of mind and long-term security. Whether seeking a starter home or a smart investment opportunity, this property checks all the boxes for affordability, location, and charm. "Listing subject to Errors & Omissions, buyer/buyers agent to verify all information. "

15. 2026-03-20
    price $123,000 987-char remark

    Show marketing remark (987 chars)

    Charming 3-Bedroom Home in Town Limits – Ideal for First-Time Buyers or Investors This adorable 3-bedroom, 1-bath home offers the perfect blend of comfort, convenience, and value. Nestled within town limits, it provides easy access to local shops, schools, and dining while maintaining a peaceful neighborhood feel. Step inside to find a bright and welcoming living area, a functional kitchen with plenty of cabinet space, and cozy bedrooms ideal for family or guests. The layout is efficient and inviting, making it easy to maintain and enjoy. Outside, the property features a manageable yard—perfect for relaxing, gardening, or entertaining. Located outside the flood zone, this home offers peace of mind and long-term security. Whether seeking a starter home or a smart investment opportunity, this property checks all the boxes for affordability, location, and charm. "Listing subject to Errors & Omissions, buyer/buyers agent to verify all information. "

16. 2025-11-04
    soldstatus $95,000 Closed 633-char remark

    Show marketing remark (633 chars)

    Sweet cottage in town available! This lovely home retains the trim, hardwoods, and charm of the 1950's, and is cozy and convenient as can be! The main bedroom is on the first floor, with two story-book dormered bedrooms on the second floor. The roomy living room and dining room spaces allow for lots of light through the day making for an inviting feel. The back patio is situated off the kitchen and covered, and the back yard is large enough to be useful, but small enough to be easily maintained. Well maintained plus the convenient location make for a property that won't last long on the market! Call today for your showing!

17. 2025-10-28
    soldstatus $95,000
18. 2025-08-06
    historical Active Under Contract 633-char remark

    Show marketing remark (633 chars)

    Sweet cottage in town available! This lovely home retains the trim, hardwoods, and charm of the 1950's, and is cozy and convenient as can be! The main bedroom is on the first floor, with two story-book dormered bedrooms on the second floor. The roomy living room and dining room spaces allow for lots of light through the day making for an inviting feel. The back patio is situated off the kitchen and covered, and the back yard is large enough to be useful, but small enough to be easily maintained. Well maintained plus the convenient location make for a property that won't last long on the market! Call today for your showing!

19. 2025-07-16
    listed $95,000 Active 633-char remark

    Show marketing remark (633 chars)

    Sweet cottage in town available! This lovely home retains the trim, hardwoods, and charm of the 1950's, and is cozy and convenient as can be! The main bedroom is on the first floor, with two story-book dormered bedrooms on the second floor. The roomy living room and dining room spaces allow for lots of light through the day making for an inviting feel. The back patio is situated off the kitchen and covered, and the back yard is large enough to be useful, but small enough to be easily maintained. Well maintained plus the convenient location make for a property that won't last long on the market! Call today for your showing!

20. 2024-03-15
    soldstatus $68,000 Closed
21. 2024-02-26
    status Pending
22. 2024-01-13
    price $71,155
23. 2023-11-09
    listed $74,900 Active
24. 2022-04-08
    soldstatus $95,000
25. 2022-04-08
    soldstatus $95,000
26. 2022-01-24
    listed $125,000 Active 987-char remark

    Show marketing remark (987 chars)

    Charming 3-Bedroom Home in Town Limits – Ideal for First-Time Buyers or Investors This adorable 3-bedroom, 1-bath home offers the perfect blend of comfort, convenience, and value. Nestled within town limits, it provides easy access to local shops, schools, and dining while maintaining a peaceful neighborhood feel. Step inside to find a bright and welcoming living area, a functional kitchen with plenty of cabinet space, and cozy bedrooms ideal for family or guests. The layout is efficient and inviting, making it easy to maintain and enjoy. Outside, the property features a manageable yard—perfect for relaxing, gardening, or entertaining. Located outside the flood zone, this home offers peace of mind and long-term security. Whether seeking a starter home or a smart investment opportunity, this property checks all the boxes for affordability, location, and charm. "Listing subject to Errors & Omissions, buyer/buyers agent to verify all information. "

27. 2021-07-30
    listed $93,000

ⓘ 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: $463 · $39/mo
• Projected year-2 tax: $968 · $81/mo
• Expected delta: +$505/yr (+$42/mo · 109.1%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 65% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 22 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: $11,591
• − Mortgage interest: −$6,610
• − Property taxes: −$463
• − Insurance: −$590
• − Repairs & maintenance: −$927
• − Management: −$927
• − Depreciation: −$3,433
• Taxable loss: −$1,359
• Est. tax savings @ 24.0%: +$326
• After-tax cash flow: $1,004/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: Tazewell County Public School District
• NCES district ID: 5103810
• Math proficiency: 67% ▼ -23.00%
• Reading proficiency: 78% ▼ -6.00%
• Median HH income: $37,003
• Composite: 60.16/100
• National rank: #865
• State rank: #21 of 131 in VA

Livability — Richlands

• Score: 66/100
• State rank: #314
• US rank: #11229

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Richlands, VA
• Population (ZIP): 5,417

Population outlook (Tazewell County) Hauer SSP2

• Today (2025): 38,275 people
• By 2030: 35,719 · -6.7%
• By 2040: 30,875 · -19.3%
• By 2050: 26,798 · -30.0%
• By 2075: 19,286 · -49.6%
• By 2100: 13,631 · -64.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Asian 2%
• Common ancestry: Serbian 1% Italian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Other Indo-European 1%

Political lean MEDSL · Tazewell

• 2024 margin: Solid R (+68.9) · D 15.3% · R 84.2%
• 2008→2024 swing: -36.0pp toward R · 2008: -32.9pp · 2024: -68.9pp
• All cycles: 2024: R+68.9 2020: R+67.2 2016: R+66.3 2012: R+57.5 2008: R+32.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.87%
• Current HPI: 141.9823
• 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

+26.9% since first listed

14 events — show timeline

• 2026-04-01 Price Changed $118,000 SWVAR
• 2026-03-20 Price Changed $123,000 SWVAR
• 2025-11-04 Sold (MLS) $95,000 SWVAR
• 2025-10-28 Sold (Public Records) $95,000 Public Records
• 2025-08-06 Contingent — SWVAR
• 2025-07-16 Listed $95,000 SWVAR
• 2024-03-15 Sold (MLS) $68,000 SWVAR
• 2024-02-26 Pending — SWVAR
• 2024-01-13 Price Changed $71,155 SWVAR
• 2023-11-09 Listed $74,900 SWVAR
• 2022-04-08 Sold (Public Records) $95,000 Public Records
• 2022-04-08 Sold (MLS) $95,000 SWVAR
• 2022-01-24 Listed $125,000 SWVAR
• 2021-07-30 Listed $93,000 SWVAR

Property tax history

+8.2%/yr

Latest (2025): $463 · +0.0% YoY. Source: county tax records.