108 Johnson St · Narrows, VA 24124

$65,000

1 bd · 1.0 ba · 552 sqft · SingleFamily public records · 14 Days on market

Built 1950 5,576 sqft lot

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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 +29.7/30.0
• DSCR +10.0/10.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Schools +5.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming Bungalow full or potential! This cozy 1-bedroom, 1-bath home offers an excellent opportunity for first-time buyers, investors, or anyone looking to create their own personalized retreat. Featuring a functional floor plan. hardwood floors throughout, and natural light. This property is ready for your vision and updates. Conveniently located and priced to sell. Don't miss the opportunity this property has to offer!

Key facts

• 5,576 sq ft lot
• Built 1950
• Listed 13 days

Property features AI

Finance

• Financial info: Annual tax information available

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; One level / 1 story
• Construction: Wood siding; Above-grade finished area noted (552); Built with crawl space foundation
• Exterior features: Garden; Deck; Shed(s)

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Window unit(s) and ceiling fan(s) for cooling
• Interior features: Electric Range, Refrigerator, Electric Water Heater; Hardwood flooring; Crawl space basement with dirt floor; Total of 4 rooms
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($790 rent vs $65k).

Location & tenants

• Location reads 72/100 on livability (#204 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Giles County Public School District (rural): math 56% / reading 68% proficiency, ranked #54 of 131 in VA (top 41%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Narrows Elementary/Middle (math 60% / reading 66%, grade B, #470 of 1,108 statewide, top 43%, 859 students, 39% FRL); Narrows High (math 57% / reading 72%, grade B-, #213 of 319 statewide, top 69%, 411 students, 35% FRL) — zoned schools at 37% FRL track the district average.
• Market conditions: 41 active listings in the ZIP; 25 units permitted in Giles County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($449 loan paydown + $4k appreciation (6.0% local appreciation)).
• Giles County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $35k; list at $65k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.22% ✓
• Cap rate: 10.65%
• Cash-on-cash: 15.56%
• DSCR: 1.69
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $23,184
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
906 College St	0.65mi	1/1.0	480 (-13%)	6mo	$20,000	$42	42

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

Projected returns pro-forma

6.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.4%
• Equity multiple: 2.86×
• Total profit: $33,907
• Equity at exit: $41,005

10-year hold

• IRR: 26.5%
• Equity multiple: 5.83×
• Total profit: $87,877
• Equity at exit: $74,485

Cash invested: $18,200 (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 24124

• Home prices YoY: 3.1%
• Active inventory: 41
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $790 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$20 /mo · $245/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$166
• Net cashflow: $236

Break-even live

Break-even rent $492

Max offer price $65,000

Occupancy floor 65%

Sensitivity live

Price	-10% $273	-5% $254	+0% $236	+5% $218	+10% $199
Rent	-10% $174	-5% $205	+0% $236	+5% $267	+10% $298
Rate	-1.0pp $269	-0.5pp $253	base $236	+0.5pp $219	+1.0pp $202

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $65,000 Active 14 DOM
2. 2026-06-18
   days on market $65,000 Active 13 DOM
3. 2026-06-17
   days on market $65,000 Active 12 DOM
4. 2026-06-16
   days on market $65,000 Active 11 DOM
5. 2026-06-15
   days on market $65,000 Active 10 DOM
6. 2026-06-14
   days on market $65,000 Active 8 DOM
7. 2026-06-13
   days on market $65,000 Active 7 DOM
8. 2026-06-10
   days on market $65,000 Active 5 DOM
9. 2026-06-09
   days on market $65,000 Active 4 DOM
10. 2026-06-08
    days on market $65,000 Active 3 DOM
11. 2026-06-07
    remarks 425-char remark
12. 2026-06-07
    listed $65,000 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: $245 · $20/mo
• Projected year-2 tax: $533 · $44/mo
• Expected delta: +$288/yr (+$24/mo · 117.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 9 d/yr ≥94°F today · 26 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $9,484
• − Mortgage interest: −$3,641
• − Property taxes: −$245
• − Insurance: −$325
• − Repairs & maintenance: −$759
• − Management: −$759
• − Depreciation: −$1,891
• Taxable income: $1,865
• Est. tax owed @ 24.0%: −$447
• After-tax cash flow: $2,384/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: Giles County Public School District
• NCES district ID: 5101590
• Math proficiency: 56% ▼ -26.00%
• Reading proficiency: 68% ▼ -8.00%
• Median HH income: $45,394
• Composite: 52.25/100
• National rank: #1600
• State rank: #54 of 131 in VA

Livability — Narrows

• Score: 72/100
• State rank: #204
• US rank: #6289

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

• Census place: Narrows, VA
• Population (ZIP): 4,177

Population outlook (Giles County) Hauer SSP2

• Today (2025): 15,868 people
• By 2030: 15,306 · -3.5%
• By 2040: 14,149 · -10.8%
• By 2050: 13,059 · -17.7%
• By 2075: 10,837 · -31.7%
• By 2100: 8,648 · -45.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Slovak 2% Serbian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Giles

• 2024 margin: Solid R (+54.5) · D 22.4% · R 76.9%
• 2008→2024 swing: -38.2pp toward R · 2008: -16.3pp · 2024: -54.5pp
• All cycles: 2024: R+54.5 2020: R+51.4 2016: R+48.6 2012: R+25.6 2008: R+16.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.04%
• Current HPI: 201.2028
• 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

+85.7% since first listed

2 events — show timeline

• 2026-06-05 Listed $65,000 NRVMLS
• 2004-02-20 Sold (Public Records) $35,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $245 · +0.0% YoY. Source: county tax records.