152 Poplar Dr · Ivanhoe, VA 24350

$135,000

4 bd · 1.0 ba · 1,429 sqft · SingleFamily public records · 418 Days on market

Built 1930 0.50 ac lot $94/sqft · at area comps Est $175k · 23% under ↓ 36% since listing

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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 +20.7/30.0
• ARV discount +15.0/15.0
• Appreciation +7.4/10.0
• DSCR +6.6/10.0
• Schools +6.0/10.0
• 1% rule +4.1/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This charming 1930 two-story home in the Ivanhoe section of Wythe County offers a glimpse into history with modern potential. Situated on a beautiful . 50 acre lot. The owner is willing to sell the home with 2.550 aces or with approximately . 50 acres which it is currently priced at. The property will be surveyed prior to closing depending on the amount of land the buyer is interested in. This property provides ample space for outdoor activities and future improvements. Inside, the home features three bedrooms upstairs, with the option for a fourth bedroom on the main level (no closet), which could also serve as a den or office. The updated bathroom is located on the second floor. While the home does need some TLC and finishing touches, several renovations have already been completed, including some new windows, refinished hardwood floors in most areas, and a remodeled bathroom. The first floor spans approximately 1,078 sq. ft. , featuring a spacious enclosed porch that offers a perfect opportunity to be transformed into a stunning sunroom. Upstairs, you'll find an additional 786 sq. ft. , providing plenty of room to personalize the space. The property also includes a 511 sq. ft. open carport, supported by four original brick columns, preserving the home's historical character. The dining room still boasts its original wooden French doors, adding to the home's timeless appeal. For those who love the outdoors, this home is ideally located near some of Southwest Virginia's best recreational spots. The New River Trail State Park is just a short distance away, offering biking, hiking, and horseback riding along its scenic route. The nearby New River provides excellent opportunities for fishing, canoeing, and kayaking, making this an ideal location for nature lovers and outdoor enthusiasts. Additionally, the property includes two outbuildings and one shed, which convey with the sale, offering extra storage or potential workshop space.

Key facts

• Remodeled bathroom
• Level corner lot
• Two story home

Tags

• TWO STORY HOME
• LEVEL CORNER LOT
• UPDATED BATHROOM
• NEW WINDOWS
• REFINISHED HARDWOOD FLOORS
• REMODELED BATHROOM

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/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 $123k (8.9% below list).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#509 in VA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: employment D+, schools F, amenities F.
• Wythe County Public School District (rural): math 67% / reading 77% proficiency, ranked #20 of 131 in VA (top 15%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 18 active listings in the ZIP; 63 units permitted in Wythe County in 2024 (12 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($933 loan paydown + $7k appreciation (4.9% local appreciation)).
• Wythe County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.9% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 418 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $76k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 418 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 0.91% ✗
• Cap rate: 7.92%
• Cash-on-cash: 5.82%
• DSCR: 1.26
• GRM: 9.1

CMA / ARV

• ARV (median comp): $174,570
• List price: $135,000
• Delta: -22.67%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

4.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.5%
• Equity multiple: 2.10×
• Total profit: $41,727
• Equity at exit: $75,454

10-year hold

• IRR: 17.7%
• Equity multiple: 4.08×
• Total profit: $116,419
• Equity at exit: $129,365

Cash invested: $37,800 (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 24350

• Home prices YoY: 2.8%
• Active inventory: 18
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,230 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$24 /mo · $294/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $183

Break-even live

Break-even rent $998

Max offer price $135,000

Occupancy floor 80%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $135,000 Active 418 DOM
2. 2026-06-17
   days on market $135,000 Active 417 DOM
3. 2026-06-16
   days on market $135,000 Active 416 DOM
4. 2026-06-15
   days on market $135,000 Active 415 DOM
5. 2026-06-15
   days on market $135,000 Active 414 DOM
6. 2026-06-13
   days on market $135,000 Active 413 DOM
7. 2026-06-12
   days on market $135,000 Active 412 DOM
8. 2026-06-09
   days on market $135,000 Active 409 DOM
9. 2026-06-08
   days on market $135,000 Active 408 DOM
10. 2026-06-08
    days on market $135,000 Active 407 DOM
11. 2026-06-07
    days on market $135,000 Active 406 DOM
12. 2026-06-03
    days on market $135,000 Active 403 DOM
13. 2026-06-02
    days on market $135,000 Active 402 DOM
14. 2026-06-01
    days on market $135,000 Active 401 DOM
15. 2026-05-31
    days on market $135,000 Active 400 DOM
16. 2025-10-28
    price $135,000 1963-char remark

    Show marketing remark (1963 chars)

    This charming 1930 two-story home in the Ivanhoe section of Wythe County offers a glimpse into history with modern potential. Situated on a beautiful . 50 acre lot. The owner is willing to sell the home with 2.550 aces or with approximately . 50 acres which it is currently priced at. The property will be surveyed prior to closing depending on the amount of land the buyer is interested in. This property provides ample space for outdoor activities and future improvements. Inside, the home features three bedrooms upstairs, with the option for a fourth bedroom on the main level (no closet), which could also serve as a den or office. The updated bathroom is located on the second floor. While the home does need some TLC and finishing touches, several renovations have already been completed, including some new windows, refinished hardwood floors in most areas, and a remodeled bathroom. The first floor spans approximately 1,078 sq. ft. , featuring a spacious enclosed porch that offers a perfect opportunity to be transformed into a stunning sunroom. Upstairs, you'll find an additional 786 sq. ft. , providing plenty of room to personalize the space. The property also includes a 511 sq. ft. open carport, supported by four original brick columns, preserving the home's historical character. The dining room still boasts its original wooden French doors, adding to the home's timeless appeal. For those who love the outdoors, this home is ideally located near some of Southwest Virginia's best recreational spots. The New River Trail State Park is just a short distance away, offering biking, hiking, and horseback riding along its scenic route. The nearby New River provides excellent opportunities for fishing, canoeing, and kayaking, making this an ideal location for nature lovers and outdoor enthusiasts. Additionally, the property includes two outbuildings and one shed, which convey with the sale, offering extra storage or potential workshop space.

17. 2025-10-28
    status Active 1963-char remark

    Show marketing remark (1963 chars)

    This charming 1930 two-story home in the Ivanhoe section of Wythe County offers a glimpse into history with modern potential. Situated on a beautiful . 50 acre lot. The owner is willing to sell the home with 2.550 aces or with approximately . 50 acres which it is currently priced at. The property will be surveyed prior to closing depending on the amount of land the buyer is interested in. This property provides ample space for outdoor activities and future improvements. Inside, the home features three bedrooms upstairs, with the option for a fourth bedroom on the main level (no closet), which could also serve as a den or office. The updated bathroom is located on the second floor. While the home does need some TLC and finishing touches, several renovations have already been completed, including some new windows, refinished hardwood floors in most areas, and a remodeled bathroom. The first floor spans approximately 1,078 sq. ft. , featuring a spacious enclosed porch that offers a perfect opportunity to be transformed into a stunning sunroom. Upstairs, you'll find an additional 786 sq. ft. , providing plenty of room to personalize the space. The property also includes a 511 sq. ft. open carport, supported by four original brick columns, preserving the home's historical character. The dining room still boasts its original wooden French doors, adding to the home's timeless appeal. For those who love the outdoors, this home is ideally located near some of Southwest Virginia's best recreational spots. The New River Trail State Park is just a short distance away, offering biking, hiking, and horseback riding along its scenic route. The nearby New River provides excellent opportunities for fishing, canoeing, and kayaking, making this an ideal location for nature lovers and outdoor enthusiasts. Additionally, the property includes two outbuildings and one shed, which convey with the sale, offering extra storage or potential workshop space.

18. 2025-10-01
    historical 1963-char remark

    Show marketing remark (1963 chars)

    This charming 1930 two-story home in the Ivanhoe section of Wythe County offers a glimpse into history with modern potential. Situated on a beautiful . 50 acre lot. The owner is willing to sell the home with 2.550 aces or with approximately . 50 acres which it is currently priced at. The property will be surveyed prior to closing depending on the amount of land the buyer is interested in. This property provides ample space for outdoor activities and future improvements. Inside, the home features three bedrooms upstairs, with the option for a fourth bedroom on the main level (no closet), which could also serve as a den or office. The updated bathroom is located on the second floor. While the home does need some TLC and finishing touches, several renovations have already been completed, including some new windows, refinished hardwood floors in most areas, and a remodeled bathroom. The first floor spans approximately 1,078 sq. ft. , featuring a spacious enclosed porch that offers a perfect opportunity to be transformed into a stunning sunroom. Upstairs, you'll find an additional 786 sq. ft. , providing plenty of room to personalize the space. The property also includes a 511 sq. ft. open carport, supported by four original brick columns, preserving the home's historical character. The dining room still boasts its original wooden French doors, adding to the home's timeless appeal. For those who love the outdoors, this home is ideally located near some of Southwest Virginia's best recreational spots. The New River Trail State Park is just a short distance away, offering biking, hiking, and horseback riding along its scenic route. The nearby New River provides excellent opportunities for fishing, canoeing, and kayaking, making this an ideal location for nature lovers and outdoor enthusiasts. Additionally, the property includes two outbuildings and one shed, which convey with the sale, offering extra storage or potential workshop space.

19. 2025-09-18
    price $199,000 1963-char remark

    Show marketing remark (1963 chars)

    This charming 1930 two-story home in the Ivanhoe section of Wythe County offers a glimpse into history with modern potential. Situated on a beautiful . 50 acre lot. The owner is willing to sell the home with 2.550 aces or with approximately . 50 acres which it is currently priced at. The property will be surveyed prior to closing depending on the amount of land the buyer is interested in. This property provides ample space for outdoor activities and future improvements. Inside, the home features three bedrooms upstairs, with the option for a fourth bedroom on the main level (no closet), which could also serve as a den or office. The updated bathroom is located on the second floor. While the home does need some TLC and finishing touches, several renovations have already been completed, including some new windows, refinished hardwood floors in most areas, and a remodeled bathroom. The first floor spans approximately 1,078 sq. ft. , featuring a spacious enclosed porch that offers a perfect opportunity to be transformed into a stunning sunroom. Upstairs, you'll find an additional 786 sq. ft. , providing plenty of room to personalize the space. The property also includes a 511 sq. ft. open carport, supported by four original brick columns, preserving the home's historical character. The dining room still boasts its original wooden French doors, adding to the home's timeless appeal. For those who love the outdoors, this home is ideally located near some of Southwest Virginia's best recreational spots. The New River Trail State Park is just a short distance away, offering biking, hiking, and horseback riding along its scenic route. The nearby New River provides excellent opportunities for fishing, canoeing, and kayaking, making this an ideal location for nature lovers and outdoor enthusiasts. Additionally, the property includes two outbuildings and one shed, which convey with the sale, offering extra storage or potential workshop space.

20. 2025-03-31
    listed $211,000 Active 1963-char remark

    Show marketing remark (1963 chars)

    This charming 1930 two-story home in the Ivanhoe section of Wythe County offers a glimpse into history with modern potential. Situated on a beautiful . 50 acre lot. The owner is willing to sell the home with 2.550 aces or with approximately . 50 acres which it is currently priced at. The property will be surveyed prior to closing depending on the amount of land the buyer is interested in. This property provides ample space for outdoor activities and future improvements. Inside, the home features three bedrooms upstairs, with the option for a fourth bedroom on the main level (no closet), which could also serve as a den or office. The updated bathroom is located on the second floor. While the home does need some TLC and finishing touches, several renovations have already been completed, including some new windows, refinished hardwood floors in most areas, and a remodeled bathroom. The first floor spans approximately 1,078 sq. ft. , featuring a spacious enclosed porch that offers a perfect opportunity to be transformed into a stunning sunroom. Upstairs, you'll find an additional 786 sq. ft. , providing plenty of room to personalize the space. The property also includes a 511 sq. ft. open carport, supported by four original brick columns, preserving the home's historical character. The dining room still boasts its original wooden French doors, adding to the home's timeless appeal. For those who love the outdoors, this home is ideally located near some of Southwest Virginia's best recreational spots. The New River Trail State Park is just a short distance away, offering biking, hiking, and horseback riding along its scenic route. The nearby New River provides excellent opportunities for fishing, canoeing, and kayaking, making this an ideal location for nature lovers and outdoor enthusiasts. Additionally, the property includes two outbuildings and one shed, which convey with the sale, offering extra storage or potential workshop space.

ⓘ 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: $294 · $24/mo
• Projected year-2 tax: $1,107 · $92/mo
• Expected delta: +$813/yr (+$68/mo · 276.8%)

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

Taxation est. · year 1

• Rental income: $14,763
• − Mortgage interest: −$7,562
• − Property taxes: −$294
• − Insurance: −$675
• − Repairs & maintenance: −$1,181
• − Management: −$1,181
• − Depreciation: −$3,927
• Taxable loss: −$58
• Est. tax savings @ 24.0%: +$14
• After-tax cash flow: $2,212/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: Wythe County Public School District
• NCES district ID: 5104110
• Math proficiency: 67% ▼ -23.00%
• Reading proficiency: 77% ▼ -9.00%
• Median HH income: $41,665
• Composite: 60.19/100
• National rank: #863
• State rank: #20 of 131 in VA

Livability — Ivanhoe

• Score: 56/100
• State rank: #509
• US rank: #22729

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ivanhoe, VA
• Population (ZIP): 1,385

Population outlook (Wythe County) Hauer SSP2

• Today (2025): 29,176 people
• By 2030: 28,993 · -0.6%
• By 2040: 28,273 · -3.1%
• By 2050: 27,055 · -7.3%
• By 2075: 23,668 · -18.9%
• By 2100: 18,904 · -35.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 13% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Serbian 1% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Wythe

• 2024 margin: Solid R (+59.5) · D 19.9% · R 79.5%
• 2008→2024 swing: -26.7pp toward R · 2008: -32.8pp · 2024: -59.5pp
• All cycles: 2024: R+59.5 2020: R+57.0 2016: R+54.9 2012: R+36.8 2008: R+32.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.87%
• Current HPI: 179.963
• 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

-36.0% since first listed

5 events — show timeline

• 2025-10-28 Price Changed $135,000 SWVAR
• 2025-10-28 Relisted — SWVAR
• 2025-10-01 Delisted — SWVAR
• 2025-09-18 Price Changed $199,000 SWVAR
• 2025-03-31 Listed $211,000 SWVAR

Property tax history

+1.8%/yr

Latest (2025): $294 · +0.0% YoY. Source: county tax records.