5332 Stonega Rd · Stonega, VA 24216

$53,000

3 bd · 1.0 ba · 3,066 sqft · SingleFamily public records · 85 Days on market

0.40 ac lot $17/sqft · 101% above area ↓ 24% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.3/10.0
• Appreciation +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investment Opportunity!!!!! Two story 6 bed 1 bath home that is looking for someone with that special touch to bring it back to life. The home comes with an extra lot beside it with water meter in place. Bring this home back to its original charm or remodel it to your tastes. Buyers and buyers agents to verify all information in this listing. Subject to errors and omissions.

Key facts

• Extra lot
• Water meter
• 0.4 acre lot

Tags

• EXTRA LOT
• WATER METER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $53k.

Deal economics

• At list price, monthly cash flow is $647 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $53k).
• Recommended offer: $50k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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: 25 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 $366 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($50k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,820 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 2.48% ✓
• Cap rate: 22.20%
• Cash-on-cash: 56.80%
• DSCR: 3.53
• GRM: 3.4

CMA / ARV

• ARV (median comp): $25,962
• List price: $53,000
• Delta: 104.14%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 50.3%
• Equity multiple: 3.20×
• Total profit: $32,650
• Equity at exit: $7,902

10-year hold

• IRR: 55.8%
• Equity multiple: 6.50×
• Total profit: $81,628
• Equity at exit: $4,582

Cash invested: $14,840 (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 24216

• Home prices YoY: -3.3%
• Active inventory: 25
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,314 medium
• Mortgage (P&I): −$278
• Tax from tax record: −$35 /mo · $423/yr
• Insurance: −$22
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $647

Break-even live

Break-even rent $495

Max offer price $53,000

Occupancy floor 46%

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: $13,250
• Closing costs: $1,590
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $53,000 Active 85 DOM
2. 2026-06-17
   days on market $53,000 Active 84 DOM
3. 2026-06-16
   days on market $53,000 Active 83 DOM
4. 2026-06-15
   days on market $53,000 Active 82 DOM
5. 2026-06-15
   days on market $53,000 Active 81 DOM
6. 2026-06-13
   days on market $53,000 Active 80 DOM
7. 2026-06-12
   pricedays on market $53,000 Active 79 DOM
8. 2026-06-09
   days on market $60,000 Active 76 DOM
9. 2026-06-08
   days on market $60,000 Active 75 DOM
10. 2026-06-08
    days on market $60,000 Active 74 DOM
11. 2026-06-07
    days on market $60,000 Active 73 DOM
12. 2026-06-03
    days on market $60,000 Active 70 DOM
13. 2026-06-02
    days on market $60,000 Active 69 DOM
14. 2026-06-01
    days on market $60,000 Active 68 DOM
15. 2026-05-31
    days on market $60,000 Active 67 DOM
16. 2026-03-25
    listed $60,000 Active 379-char remark

    Show marketing remark (379 chars)

    Investment Opportunity!!!!! Two story 6 bed 1 bath home that is looking for someone with that special touch to bring it back to life. The home comes with an extra lot beside it with water meter in place. Bring this home back to its original charm or remodel it to your tastes. Buyers and buyers agents to verify all information in this listing. Subject to errors and omissions.

17. 2025-07-02
    price $75,000
18. 2025-04-03
    price $79,000

ⓘ 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: $423 · $35/mo
• Projected year-2 tax: $435 · $36/mo
• Expected delta: +$12/yr (+$1/mo · 2.7%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 9 d/yr ≥94°F today · 25 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,763
• − Mortgage interest: −$2,969
• − Property taxes: −$423
• − Insurance: −$932
• − Repairs & maintenance: −$1,261
• − Management: −$1,261
• − Depreciation: −$1,542
• Taxable income: $7,376
• Est. tax owed @ 24.0%: −$1,770
• After-tax cash flow: $5,993/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 — Stonega

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Stonega, VA
• Population (ZIP): 2,356

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 (88%)
• Race & ethnicity: White 88% Two or more races 7% Black 5% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Portuguese 2% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 99% 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: ▼ -3.82%
• Current HPI: 112.8878
• 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

-24.1% since first listed

3 events — show timeline

• 2026-03-25 Listed $60,000 TVRMLS
• 2025-07-02 Price Changed $75,000 TVRMLS
• 2025-04-03 Price Changed $79,000 TVRMLS

Property tax history

+3.3%/yr

Latest (2025): $423 · +17.7% YoY. Source: county tax records.