1265 Adria Rd · Tazewell, VA 24630

$119,900

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 313 Days on market

Built 1946 $147/sqft · 32% above area Est $138k · 13% under

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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).

• ARV discount +13.5/15.0
• Cash flow +11.5/30.0
• Schools +6.0/10.0
• Appreciation +5.5/10.0
• DSCR +3.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0

Listing remarks MLS

Charming Cape Cod located on a private lot and not a crowed neighborhood. Home features nice kitchen with wood cabinets, separate dining room, cozy living room, 2 bedrooms on main floor plus 1 bedroom upstairs. There is a full updated bath on main level. Enjoy the double thermal windows and solid wood floors throughout the home. A partial unfinished basement is a great laundry room and extra storage space. Enjoy your private yard plus a 2-car detached garage. Home is located off of Rt 16 approx. 5 miles from all amenities. Call listing agent for more information.

Key facts

• Private lot
• Separate dining room
• Solid wood floors

Tags

• PRIVATE LOT
• SEPARATE DINING ROOM
• FULL UPDATED BATH
• DOUBLE THERMAL WINDOWS
• SOLID WOOD FLOORS
• PARTIAL UNFINISHED BASEMENT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $-40 ($-480/yr) — negative.
• To cash-flow at today's rent, offer at most $113k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $85k (28.9% below list).
• Recommended offer: $85k (28.9% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.7% in Tazewell — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 60/100 on livability (#458 in VA) — a middle-class / working-renter tenant base. Strengths: schools A+, cost of living A+, crime A; Watch: amenities F, commute F, employment 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: 29 active listings in the ZIP; 4 units permitted in Tazewell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($829 loan paydown + $1k appreciation (0.9% local appreciation)).
• 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 313 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,200 (28.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 313 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.71% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.43%
• DSCR: 0.94
• GRM: 11.7

CMA / ARV

• ARV (median comp): $138,297
• List price: $119,900
• Delta: -13.30%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1578 Mundytown Rd	0.69mi	2/1.0	720 (-12%)	9mo	$18,000	$25	41

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

Projected returns pro-forma

0.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.5%
• Equity multiple: 0.98×
• Total profit: $-838
• Equity at exit: $40,425

10-year hold

• IRR: 4.4%
• Equity multiple: 1.53×
• Total profit: $17,688
• Equity at exit: $53,332

Cash invested: $33,572 (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 24630

• Home prices YoY: 0.6%
• Active inventory: 29
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $852 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$34 /mo · $412/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $-40

Break-even live

Break-even rent $903

Max offer price $112,840

Occupancy floor 100%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $119,900 Active 313 DOM
2. 2026-06-18
   days on market $119,900 Active 312 DOM
3. 2026-06-17
   days on market $119,900 Active 311 DOM
4. 2026-06-16
   days on market $119,900 Active 310 DOM
5. 2026-06-15
   days on market $119,900 Active 309 DOM
6. 2026-06-14
   days on market $119,900 Active 307 DOM
7. 2026-06-12
   days on market $119,900 Active 306 DOM
8. 2026-06-09
   days on market $119,900 Active 303 DOM
9. 2026-06-08
   days on market $119,900 Active 302 DOM
10. 2026-06-07
    days on market $119,900 Active 301 DOM
11. 2026-06-03
    days on market $119,900 Active 297 DOM
12. 2026-06-02
    days on market $119,900 Active 296 DOM
13. 2026-06-01
    days on market $119,900 Active 295 DOM
14. 2026-05-31
    days on market $119,900 Active 294 DOM
15. 2026-05-30
    days on market $119,900 Active 293 DOM
16. 2026-02-20
    status Active 569-char remark

    Show marketing remark (569 chars)

    Charming Cape Cod located on a private lot and not a crowed neighborhood. Home features nice kitchen with wood cabinets, separate dining room, cozy living room, 2 bedrooms on main floor plus 1 bedroom upstairs. There is a full updated bath on main level. Enjoy the double thermal windows and solid wood floors throughout the home. A partial unfinished basement is a great laundry room and extra storage space. Enjoy your private yard plus a 2-car detached garage. Home is located off of Rt 16 approx. 5 miles from all amenities. Call listing agent for more information.

17. 2026-01-20
    historical Active Under Contract 569-char remark

    Show marketing remark (569 chars)

    Charming Cape Cod located on a private lot and not a crowed neighborhood. Home features nice kitchen with wood cabinets, separate dining room, cozy living room, 2 bedrooms on main floor plus 1 bedroom upstairs. There is a full updated bath on main level. Enjoy the double thermal windows and solid wood floors throughout the home. A partial unfinished basement is a great laundry room and extra storage space. Enjoy your private yard plus a 2-car detached garage. Home is located off of Rt 16 approx. 5 miles from all amenities. Call listing agent for more information.

18. 2026-01-20
    status Active 569-char remark

    Show marketing remark (569 chars)

    Charming Cape Cod located on a private lot and not a crowed neighborhood. Home features nice kitchen with wood cabinets, separate dining room, cozy living room, 2 bedrooms on main floor plus 1 bedroom upstairs. There is a full updated bath on main level. Enjoy the double thermal windows and solid wood floors throughout the home. A partial unfinished basement is a great laundry room and extra storage space. Enjoy your private yard plus a 2-car detached garage. Home is located off of Rt 16 approx. 5 miles from all amenities. Call listing agent for more information.

19. 2025-07-02
    listed $119,900 Active 569-char remark

    Show marketing remark (569 chars)

    Charming Cape Cod located on a private lot and not a crowed neighborhood. Home features nice kitchen with wood cabinets, separate dining room, cozy living room, 2 bedrooms on main floor plus 1 bedroom upstairs. There is a full updated bath on main level. Enjoy the double thermal windows and solid wood floors throughout the home. A partial unfinished basement is a great laundry room and extra storage space. Enjoy your private yard plus a 2-car detached garage. Home is located off of Rt 16 approx. 5 miles from all amenities. Call listing agent for more information.

ⓘ 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: $412 · $34/mo
• Projected year-2 tax: $983 · $82/mo
• Expected delta: +$571/yr (+$48/mo · 138.8%)

ⓘ 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 2/10 Low 7 d/yr ≥90°F today · 21 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: $10,224
• − Mortgage interest: −$6,716
• − Property taxes: −$412
• − Insurance: −$600
• − Repairs & maintenance: −$818
• − Management: −$818
• − Depreciation: −$3,488
• Taxable loss: −$2,627
• Est. tax savings @ 24.0%: +$631
• After-tax cash flow: $151/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 — Tazewell

• Score: 60/100
• State rank: #458
• US rank: #19535

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,920

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 (89%)
• Race & ethnicity: White 89% Two or more races 5% Black 4% Asian 1%
• Common ancestry: Serbian 1% Subsaharan African 1% Lithuanian 1%
• Foreign-born: 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: ▲ 0.92%
• Current HPI: 151.7146
• 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

4 events — show timeline

• 2026-02-20 Relisted — MTCBOR
• 2026-01-20 Contingent — MTCBOR
• 2026-01-20 Relisted — MTCBOR
• 2025-07-02 Listed $119,900 MTCBOR

Property tax history

+1.8%/yr

Latest (2025): $412 · +0.0% YoY. Source: county tax records.