48 Laurel Rdg · Big Stone Gap, VA 24219

$119,000

3 bd · 1.5 ba · 1,320 sqft · Townhouse public records · 221 Days on market

Built 1985 4,791 sqft lot $90/sqft · 22% below area Est $190k · 37% under

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Why this score? — see what drove the C- 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 +14.6/30.0
• Schools +6.3/10.0
• DSCR +4.5/10.0
• Livability +3.4/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOVE IN READY! AND NO HOA! This end unit townhouse has recently been remodeled to include new kitchen, new countertops, new cabinets and new flooring throughout. New appliances, new heat pump and remodeled bathrooms. Fenced in back yard for children or fur babies. This end unit has plenty of privacy with assigned parking.

Key facts

• New kitchen
• New flooring
• New cabinets

Tags

• END UNIT TOWNHOUSE
• NEW KITCHEN
• NEW COUNTERTOPS
• NEW CABINETS
• NEW FLOORING
• NEW APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $119k.

Deal economics

• At list price, monthly cash flow is $28 ($339/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 $94k (21.2% below list).
• Recommended offer: $94k (21.2% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.8% in Big Stone Gap — 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 68/100 on livability (#279 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment F.
• Wise County Public School District (town): math 74% / reading 79% proficiency, ranked #11 of 131 in VA (top 8%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 43 active listings in the ZIP; 17 units permitted in Wise County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Wise County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 221 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $26k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $93,798 (21.2% below list)

Questions for the listing agent

1. It's been on market 221 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.79% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.02%
• DSCR: 1.05
• GRM: 10.6

CMA / ARV

• ARV (median comp): $189,652
• List price: $119,000
• Delta: -37.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -14.7%
• Equity multiple: 0.47×
• Total profit: $-17,536
• Equity at exit: $17,743

10-year hold

• IRR: -6.1%
• Equity multiple: 0.60×
• Total profit: $-13,167
• Equity at exit: $10,289

Cash invested: $33,320 (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 24219

• Home prices YoY: -24.6%
• Active inventory: 43
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $938 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$39 /mo · $469/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $28

Break-even live

Break-even rent $902

Max offer price $119,000

Occupancy floor 92%

Sensitivity live

Price	-10% $96	-5% $62	+0% $28	+5% $-5	+10% $-39
Rent	-10% $-46	-5% $-9	+0% $28	+5% $65	+10% $102
Rate	-1.0pp $88	-0.5pp $59	base $28	+0.5pp $-3	+1.0pp $-34

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $119,000 Active 221 DOM
2. 2026-06-18
   days on market $119,000 Active 219 DOM
3. 2026-06-17
   days on market $119,000 Active 218 DOM
4. 2026-06-16
   days on market $119,000 Active 217 DOM
5. 2026-06-15
   days on market $119,000 Active 216 DOM
6. 2026-06-15
   days on market $119,000 Active 215 DOM
7. 2026-06-13
   days on market $119,000 Active 214 DOM
8. 2026-06-12
   pricedays on market $119,000 Active 213 DOM
9. 2026-06-09
   days on market $122,000 Active 210 DOM
10. 2026-06-08
    days on market $122,000 Active 209 DOM
11. 2026-06-08
    days on market $122,000 Active 208 DOM
12. 2026-06-07
    days on market $122,000 Active 207 DOM
13. 2026-06-03
    days on market $122,000 Active 204 DOM
14. 2026-06-02
    days on market $122,000 Active 203 DOM
15. 2026-06-01
    days on market $122,000 Active 202 DOM
16. 2026-05-31
    days on market $122,000 Active 201 DOM
17. 2026-05-31
    price $122,000 Active 200 DOM
18. 2026-04-08
    status Active 325-char remark

    Show marketing remark (325 chars)

    MOVE IN READY! AND NO HOA! This end unit townhouse has recently been remodeled to include new kitchen, new countertops, new cabinets and new flooring throughout. New appliances, new heat pump and remodeled bathrooms. Fenced in back yard for children or fur babies. This end unit has plenty of privacy with assigned parking.

19. 2026-04-08
    price $126,000 325-char remark

    Show marketing remark (325 chars)

    MOVE IN READY! AND NO HOA! This end unit townhouse has recently been remodeled to include new kitchen, new countertops, new cabinets and new flooring throughout. New appliances, new heat pump and remodeled bathrooms. Fenced in back yard for children or fur babies. This end unit has plenty of privacy with assigned parking.

20. 2026-03-11
    historical 325-char remark

    Show marketing remark (325 chars)

    MOVE IN READY! AND NO HOA! This end unit townhouse has recently been remodeled to include new kitchen, new countertops, new cabinets and new flooring throughout. New appliances, new heat pump and remodeled bathrooms. Fenced in back yard for children or fur babies. This end unit has plenty of privacy with assigned parking.

21. 2026-01-23
    price $129,900 325-char remark

    Show marketing remark (325 chars)

    MOVE IN READY! AND NO HOA! This end unit townhouse has recently been remodeled to include new kitchen, new countertops, new cabinets and new flooring throughout. New appliances, new heat pump and remodeled bathrooms. Fenced in back yard for children or fur babies. This end unit has plenty of privacy with assigned parking.

22. 2025-11-26
    price $130,000 325-char remark

    Show marketing remark (325 chars)

    MOVE IN READY! AND NO HOA! This end unit townhouse has recently been remodeled to include new kitchen, new countertops, new cabinets and new flooring throughout. New appliances, new heat pump and remodeled bathrooms. Fenced in back yard for children or fur babies. This end unit has plenty of privacy with assigned parking.

23. 2025-10-25
    price $135,000 325-char remark

    Show marketing remark (325 chars)

    MOVE IN READY! AND NO HOA! This end unit townhouse has recently been remodeled to include new kitchen, new countertops, new cabinets and new flooring throughout. New appliances, new heat pump and remodeled bathrooms. Fenced in back yard for children or fur babies. This end unit has plenty of privacy with assigned parking.

24. 2025-10-13
    listed $145,000 Active 325-char remark

    Show marketing remark (325 chars)

    MOVE IN READY! AND NO HOA! This end unit townhouse has recently been remodeled to include new kitchen, new countertops, new cabinets and new flooring throughout. New appliances, new heat pump and remodeled bathrooms. Fenced in back yard for children or fur babies. This end unit has plenty of privacy with assigned parking.

25. 2025-05-02
    soldstatus $120,000 Closed 415-char remark

    Show marketing remark (415 chars)

    Step into this recently remodeled end-unit townhome, located in a private area close to beautiful Big Stone Gap. Enjoy new flooring and new paint through-out, a new kitchen to include new appliances and new cabinets, a new heat pump, and remodeled bathrooms. This home is a must see, and won't last long! Information taken from public records, buyers and buyers agent should verify. Subject to errors and omissions.

26. 2025-05-02
    soldstatus $120,000

    Show marketing remark (415 chars)

    Step into this recently remodeled end-unit townhome, located in a private area close to beautiful Big Stone Gap. Enjoy new flooring and new paint through-out, a new kitchen to include new appliances and new cabinets, a new heat pump, and remodeled bathrooms. This home is a must see, and won't last long! Information taken from public records, buyers and buyers agent should verify. Subject to errors and omissions.

27. 2025-03-27
    historical Active Under Contract 415-char remark

    Show marketing remark (415 chars)

    Step into this recently remodeled end-unit townhome, located in a private area close to beautiful Big Stone Gap. Enjoy new flooring and new paint through-out, a new kitchen to include new appliances and new cabinets, a new heat pump, and remodeled bathrooms. This home is a must see, and won't last long! Information taken from public records, buyers and buyers agent should verify. Subject to errors and omissions.

28. 2025-03-25
    listed $130,000 Active 415-char remark

    Show marketing remark (415 chars)

    Step into this recently remodeled end-unit townhome, located in a private area close to beautiful Big Stone Gap. Enjoy new flooring and new paint through-out, a new kitchen to include new appliances and new cabinets, a new heat pump, and remodeled bathrooms. This home is a must see, and won't last long! Information taken from public records, buyers and buyers agent should verify. Subject to errors and omissions.

29. 2011-08-23
    soldstatus $65,000

ⓘ 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: $469 · $39/mo
• Projected year-2 tax: $976 · $81/mo
• Expected delta: +$507/yr (+$42/mo · 108.0%)

ⓘ 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 8/10 Severe
• 🌡 Heat 2/10 Low 5 d/yr ≥92°F today · 13 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: $11,256
• − Mortgage interest: −$6,666
• − Property taxes: −$469
• − Insurance: −$595
• − Repairs & maintenance: −$900
• − Management: −$900
• − Depreciation: −$3,462
• Taxable loss: −$1,737
• Est. tax savings @ 24.0%: +$417
• After-tax cash flow: $756/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: Wise County Public School District
• NCES district ID: 5104080
• Math proficiency: 74% ▼ -20.00%
• Reading proficiency: 79% ▼ -7.00%
• Median HH income: $35,624
• Composite: 63.37/100
• National rank: #625
• State rank: #11 of 131 in VA

Livability — Big Stone Gap

• Score: 68/100
• State rank: #279
• US rank: #10035

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Big Stone Gap, VA
• Population (ZIP): 10,416

Population outlook (Wise County) Hauer SSP2

• Today (2025): 35,714 people
• By 2030: 33,742 · -5.5%
• By 2040: 29,870 · -16.4%
• By 2050: 26,233 · -26.5%
• By 2075: 18,296 · -48.8%
• By 2100: 12,147 · -66.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Black 10% Two or more races 3%
• Common ancestry: Slovak 3% Serbian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Wise

• 2024 margin: Solid R (+63.3) · D 18.1% · R 81.4%
• 2008→2024 swing: -35.6pp toward R · 2008: -27.7pp · 2024: -63.3pp
• All cycles: 2024: R+63.3 2020: R+61.7 2016: R+62.0 2012: R+48.8 2008: R+27.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -47.21%
• Current HPI: 144.2927
• 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

+93.8% since first listed

12 events — show timeline

• 2026-04-08 Relisted — TVRMLS
• 2026-04-08 Price Changed $126,000 TVRMLS
• 2026-03-11 Delisted — TVRMLS
• 2026-01-23 Price Changed $129,900 TVRMLS
• 2025-11-26 Price Changed $130,000 TVRMLS
• 2025-10-25 Price Changed $135,000 TVRMLS
• 2025-10-13 Listed $145,000 TVRMLS
• 2025-05-02 Sold (Public Records) $120,000 Public Records
• 2025-05-02 Sold (MLS) $120,000 TVRMLS
• 2025-03-27 Contingent — TVRMLS
• 2025-03-25 Listed $130,000 TVRMLS
• 2011-08-23 Sold (Public Records) $65,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $469 · +0.0% YoY. Source: county tax records.