1212 Eagle View Dr NE · Riner, VA 24138

$239,000

3 bd · 2.0 ba · 1,729 sqft · Other public records · 104 Days on market

Built 1990 5.54 ac lot $138/sqft · 16% below area Est $447k · 47% under

---

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 +15.0/15.0
• Cash flow +6.6/30.0
• Appreciation +5.6/10.0
• Schools +5.3/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.9/10.0
• 1% rule +0.7/10.0

Listing remarks MLS

Tucked away on +/-5.5 private acres, this 3-bedroom, 2-bath cabin offers long-range mountain views and incredible potential. The home features a paved driveway, a beautiful stone fireplace, and a brand-new roof. These upgrades provide a strong starting point for renovations. Property does need work, however, with a vision and updates, this cabin could become a full-time residence, weekend getaway, or income-producing rental. It is served by a private well and septic system. Property is conveniently located just 17 minutes to Floyd and 20 minutes to Christiansburg, VA! A rare chance to own acreage, views, and a cabin! Sellers are licensed VA real estate agent.

Key facts

• Private acres
• Private well
• Paved driveway

Tags

• PRIVATE ACRES
• LONG-RANGE MOUNTAIN VIEWS
• PAVED DRIVEWAY
• STONE FIREPLACE
• BRAND-NEW ROOF
• PRIVATE WELL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $239k.

Deal economics

• At list price, monthly cash flow is $-393 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (29.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (42.8% below list).
• Recommended offer: $137k (42.8% below list) — sets the bar for 1% rule.
• Cap rate 4.3% vs local median 1.6% in Riner — 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 72/100 on livability (#185 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D, amenities F, commute F.
• Floyd County Public School District (rural): math 56% / reading 70% proficiency, ranked #51 of 131 in VA (top 39%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Floyd Elementary (math 58% / reading 68%, grade B, #470 of 1,108 statewide, top 43%, 455 students, 77% FRL); Floyd County High (math 59% / reading 74%, grade B, #195 of 319 statewide, top 62%, 701 students, 74% FRL) — zoned schools average 76% FRL vs 39% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 22 active listings in the ZIP; 69 units permitted in Floyd County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($2k loan paydown + $3k appreciation (1.2% local appreciation)).
• Floyd County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 74% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $117k; list at $239k implies a 104% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,742 (42.8% 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 104 days. Have you received any prior offers? Is the seller open to a 43% concession, seller financing, or rate buy-down credit?
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 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?
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: 0.57% ✗
• Cap rate: 4.32%
• Cash-on-cash: -7.05%
• DSCR: 0.69
• GRM: 14.6

CMA / ARV

• ARV (median comp): $447,435
• List price: $239,000
• Delta: -46.58%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

1.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.2%
• Equity multiple: 0.74×
• Total profit: $-17,719
• Equity at exit: $84,706

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $506
• Equity at exit: $115,017

Cash invested: $66,920 (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 24138

• Home prices YoY: 0.8%
• Active inventory: 22
• Price-to-rent: 14.6×

Monthly cashflow live

• Estimated rent: $1,367 medium
• Mortgage (P&I): −$1,253
• Tax from tax record: −$120 /mo · $1,444/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $-393

Break-even live

Break-even rent $1,865

Max offer price $169,581

Occupancy floor —

Sensitivity live

Price	-10% $-258	-5% $-325	+0% $-393	+5% $-461	+10% $-528
Rent	-10% $-501	-5% $-447	+0% $-393	+5% $-339	+10% $-285
Rate	-1.0pp $-273	-0.5pp $-332	base $-393	+0.5pp $-455	+1.0pp $-518

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $239,000 Active 104 DOM
2. 2026-06-19
   days on market $239,000 Active 102 DOM
3. 2026-06-18
   days on market $239,000 Active 101 DOM
4. 2026-06-17
   days on market $239,000 Active 100 DOM
5. 2026-06-16
   days on market $239,000 Active 99 DOM
6. 2026-06-15
   days on market $239,000 Active 98 DOM
7. 2026-06-14
   days on market $239,000 Active 96 DOM
8. 2026-06-13
   days on market $239,000 Active 95 DOM
9. 2026-06-10
   days on market $239,000 Active 93 DOM
10. 2026-06-09
    days on market $239,000 Active 92 DOM
11. 2026-06-08
    days on market $239,000 Active 91 DOM
12. 2026-06-07
    days on market $239,000 Active 90 DOM
13. 2026-06-05
    days on market $239,000 Active 87 DOM
14. 2026-06-02
    days on market $239,000 Active 85 DOM
15. 2026-06-01
    days on market $239,000 Active 84 DOM
16. 2026-05-31
    days on market $239,000 Active 83 DOM
17. 2026-05-30
    days on market $239,000 Active 82 DOM
18. 2026-05-04
    price $239,000 667-char remark

    Show marketing remark (667 chars)

    Tucked away on +/-5.5 private acres, this 3-bedroom, 2-bath cabin offers long-range mountain views and incredible potential. The home features a paved driveway, a beautiful stone fireplace, and a brand-new roof. These upgrades provide a strong starting point for renovations. Property does need work, however, with a vision and updates, this cabin could become a full-time residence, weekend getaway, or income-producing rental. It is served by a private well and septic system. Property is conveniently located just 17 minutes to Floyd and 20 minutes to Christiansburg, VA! A rare chance to own acreage, views, and a cabin! Sellers are licensed VA real estate agent.

19. 2026-05-04
    price $229,000 667-char remark

    Show marketing remark (667 chars)

    Tucked away on +/-5.5 private acres, this 3-bedroom, 2-bath cabin offers long-range mountain views and incredible potential. The home features a paved driveway, a beautiful stone fireplace, and a brand-new roof. These upgrades provide a strong starting point for renovations. Property does need work, however, with a vision and updates, this cabin could become a full-time residence, weekend getaway, or income-producing rental. It is served by a private well and septic system. Property is conveniently located just 17 minutes to Floyd and 20 minutes to Christiansburg, VA! A rare chance to own acreage, views, and a cabin! Sellers are licensed VA real estate agent.

20. 2026-04-29
    price $239,000 624-char remark

    Show marketing remark (624 chars)

    Tucked away on +/-5.5 private acres, this 3-bedroom, 2-bath cabin offers long-range mountain views and incredible potential. The home features a paved driveway, a beautiful stone fireplace, and a brand-new roof. These upgrades provide a strong starting point for renovations. Property does need work, however, with a vision and updates, this cabin could become a full-time residence, weekend getaway, or income-producing rental. It is served by a private well and septic system. Property is conveniently located just 17 minutes to Floyd and 20 minutes to Christiansburg, VA! A rare chance to own acreage, views, and a cabin!

21. 2026-03-09
    listed $137,000 Active 667-char remark

    Show marketing remark (624 chars)

    Tucked away on +/-5.5 private acres, this 3-bedroom, 2-bath cabin offers long-range mountain views and incredible potential. The home features a paved driveway, a beautiful stone fireplace, and a brand-new roof. These upgrades provide a strong starting point for renovations. Property does need work, however, with a vision and updates, this cabin could become a full-time residence, weekend getaway, or income-producing rental. It is served by a private well and septic system. Property is conveniently located just 17 minutes to Floyd and 20 minutes to Christiansburg, VA! A rare chance to own acreage, views, and a cabin!

22. 2026-03-09
    listed $137,000 Active 624-char remark

    Show marketing remark (624 chars)

    Tucked away on +/-5.5 private acres, this 3-bedroom, 2-bath cabin offers long-range mountain views and incredible potential. The home features a paved driveway, a beautiful stone fireplace, and a brand-new roof. These upgrades provide a strong starting point for renovations. Property does need work, however, with a vision and updates, this cabin could become a full-time residence, weekend getaway, or income-producing rental. It is served by a private well and septic system. Property is conveniently located just 17 minutes to Floyd and 20 minutes to Christiansburg, VA! A rare chance to own acreage, views, and a cabin!

23. 2026-01-06
    listed $275,000 Active
24. 1996-10-28
    soldstatus $117,000

ⓘ 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: $1,444 · $120/mo
• Projected year-2 tax: $1,960 · $163/mo
• Expected delta: +$516/yr (+$43/mo · 35.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $16,409
• − Mortgage interest: −$13,388
• − Property taxes: −$1,444
• − Insurance: −$1,195
• − Repairs & maintenance: −$1,313
• − Management: −$1,313
• − Depreciation: −$6,953
• Taxable loss: −$9,195
• Est. tax savings @ 24.0%: +$2,207
• After-tax cash flow: $-2,509/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: Floyd County Public School District
• NCES district ID: 5101350
• Math proficiency: 56% ▼ -26.00%
• Reading proficiency: 70% ▼ -7.00%
• Median HH income: $44,955
• Composite: 53.03/100
• National rank: #1519
• State rank: #51 of 131 in VA

Livability — Riner

• Score: 72/100
• State rank: #185
• US rank: #5756

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,338

Population outlook (Floyd County) Hauer SSP2

• Today (2025): 16,207 people
• By 2030: 16,340 · +0.8%
• By 2040: 16,267 · +0.4%
• By 2050: 15,661 · -3.4%
• By 2075: 13,756 · -15.1%
• By 2100: 11,078 · -31.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Black 1% Asian 1%
• Common ancestry: Slovak 4% Iranian 1% Portuguese 1%
• Foreign-born: 1% · China
• Languages at home: 99% English-only · Other Indo-European 1%

Political lean MEDSL · Floyd

• 2024 margin: Solid R (+37.2) · D 30.8% · R 68.1% · Other 1.1%
• 2008→2024 swing: -17.2pp toward R · 2008: -20.0pp · 2024: -37.2pp
• All cycles: 2024: R+37.2 2020: R+34.2 2016: R+37.5 2012: R+25.4 2008: R+20.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.25%
• Current HPI: 153.1595
• 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

+104.3% since first listed

7 events — show timeline

• 2026-05-04 Price Changed $239,000 NRVMLS
• 2026-05-04 Price Changed $229,000 NRVMLS
• 2026-04-29 Price Changed $239,000 MLSRV
• 2026-03-09 Listed $137,000 NRVMLS
• 2026-03-09 Listed $137,000 MLSRV
• 2026-01-06 Listed $275,000 NRVMLS
• 1996-10-28 Sold (Public Records) $117,000 Public Records

Property tax history

+3.0%/yr

Latest (2026): $1,444 · +0.0% YoY. Source: county tax records.