1547 Kings Store Rd NE · Shawsville, VA 24072

$350,000

4 bd · 2.0 ba · 2,068 sqft · SingleFamily public records · 10 Days on market

Built 1973 16 ac lot $169/sqft · 51% above area Est $408k · 14% 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 +13.9/15.0
• Appreciation +10.0/10.0
• Cash flow +5.5/30.0
• Schools +5.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome to 1547 Kings Store Rd, where the road gets quieter and the views stretch a little wider. Set on 16.49 acres in Floyd County, this brick ranch offers the kind of space that invites a slower pace, with room for gardens, animals, projects, or simply enjoying the land around you. The main level includes 4 bedrooms and 2 full baths with a comfortable, easy layout filled with everyday potential. Downstairs, the walk-out basement remains mostly unfinished, with a completed third full bath already in place, offering space to grow and shape over time. A covered porch, attached garage, storage shed, and mountain views add to the charm of a property that feels tucked away, yet still convenient to the amenities of Floyd, Roanoke, and Christiansburg.

Key facts

• Covered porch
• Attached garage
• Storage shed

Tags

• 16.49 ACRES
• BRICK RANCH
• WALK-OUT BASEMENT
• COVERED PORCH
• ATTACHED GARAGE
• STORAGE SHED

Property features AI

Exterior

• Parking: 2 covered parking spaces
• Utilities: Electric heating and cooling via heat pump
• Home design: Residential property; Built in 1973
• Construction: Year built: 1973
• Exterior features: Front porch; Property set on approximately 16.49 acres

Interior

• Kitchen: Built-in microwave
• Bedrooms: 4 bedrooms (all on the main level)
• Flooring: Carpet; Vinyl
• Bathrooms: 3 full bathrooms (2 on the main level)
• Heating & cooling: Electric heat pump for heating and cooling
• Interior features: Includes 11 total rooms; Built-in microwave

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-743 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (37.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (51.8% below list).
• Recommended offer: $169k (51.8% below list) — sets the bar for 1% rule.
• Cap rate 3.7% vs local median 3.1% in Shawsville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 68/100 on livability (#273 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety 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: Check Elementary (math 42% / reading 57%, grade D, #742 of 1,108 statewide, top 70%, 292 students, 75% FRL); Floyd County High (math 59% / reading 74%, grade B, #195 of 319 statewide, top 62%, 701 students, 74% FRL) — zoned schools average 74% FRL vs 39% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 14 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 $37k of equity ($2k loan paydown + $35k appreciation (10.0% 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 2, paydown + projected appreciation supports a ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 25y ago 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

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

Recommended offer $168,675 (51.8% 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. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.48% ✗
• Cap rate: 3.75%
• Cash-on-cash: -9.10%
• DSCR: 0.60
• GRM: 17.3

CMA / ARV

• ARV (median comp): $408,143
• List price: $350,000
• Delta: -14.25%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.9%
• Equity multiple: 2.46×
• Total profit: $143,113
• Equity at exit: $315,308

10-year hold

• IRR: 16.7%
• Equity multiple: 5.68×
• Total profit: $458,289
• Equity at exit: $679,973

Cash invested: $98,000 (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 24072

• Home prices YoY: 8.3%
• Active inventory: 14
• Price-to-rent: 17.3×

Monthly cashflow live

• Estimated rent: $1,687 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$94 /mo · $1,131/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $-743

Break-even live

Break-even rent $2,627

Max offer price $218,751

Occupancy floor —

Sensitivity live

Price	-10% $-545	-5% $-644	+0% $-743	+5% $-842	+10% $-941
Rent	-10% $-876	-5% $-810	+0% $-743	+5% $-676	+10% $-610
Rate	-1.0pp $-567	-0.5pp $-654	base $-743	+0.5pp $-834	+1.0pp $-926

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-17
   status Pending 758-char remark
2. 2026-05-14
   status Pending 756-char remark

   Show marketing remark (756 chars)

   Welcome to 1547 Kings Store Rd, where the road gets quieter and the views stretch a little wider. Set on 16.49 acres in Floyd County, this brick ranch offers the kind of space that invites a slower pace, with room for gardens, animals, projects, or simply enjoying the land around you. The main level includes 4 bedrooms and 2 full baths with a comfortable, easy layout filled with everyday potential. Downstairs, the walk-out basement remains mostly unfinished, with a completed third full bath already in place, offering space to grow and shape over time. A covered porch, attached garage, storage shed, and mountain views add to the charm of a property that feels tucked away, yet still convenient to the amenities of Floyd, Roanoke, and Christiansburg.

3. 2026-05-07
   listed $350,000 Active 758-char remark

   Show marketing remark (756 chars)

   Welcome to 1547 Kings Store Rd, where the road gets quieter and the views stretch a little wider. Set on 16.49 acres in Floyd County, this brick ranch offers the kind of space that invites a slower pace, with room for gardens, animals, projects, or simply enjoying the land around you. The main level includes 4 bedrooms and 2 full baths with a comfortable, easy layout filled with everyday potential. Downstairs, the walk-out basement remains mostly unfinished, with a completed third full bath already in place, offering space to grow and shape over time. A covered porch, attached garage, storage shed, and mountain views add to the charm of a property that feels tucked away, yet still convenient to the amenities of Floyd, Roanoke, and Christiansburg.

4. 2026-05-07
   listed $350,000 Active 756-char remark

   Show marketing remark (756 chars)

   Welcome to 1547 Kings Store Rd, where the road gets quieter and the views stretch a little wider. Set on 16.49 acres in Floyd County, this brick ranch offers the kind of space that invites a slower pace, with room for gardens, animals, projects, or simply enjoying the land around you. The main level includes 4 bedrooms and 2 full baths with a comfortable, easy layout filled with everyday potential. Downstairs, the walk-out basement remains mostly unfinished, with a completed third full bath already in place, offering space to grow and shape over time. A covered porch, attached garage, storage shed, and mountain views add to the charm of a property that feels tucked away, yet still convenient to the amenities of Floyd, Roanoke, and Christiansburg.

5. 2020-08-17
   soldstatus $308,000

   Show marketing remark (486 chars)

   ''Serendipity'' best describes finding this unique property. Beautiful 4 bedroom, 3 full bath colonial ranch with sunroom. If you are ready for private living, this is the place for you! Sixteen acres; eleven acres are fenced, partially wooded, and beautiful views! Outdoor buildings include a greenhouse and storage building. This custom-built home has granite countertops and stainless steel appliances; new roof as well. Convenient to Roanoke, Christiansburg, Floyd and Shawsville.

6. 2020-08-17
   soldstatus $308,000

   Show marketing remark (486 chars)

   ''Serendipity'' best describes finding this unique property. Beautiful 4 bedroom, 3 full bath colonial ranch with sunroom. If you are ready for private living, this is the place for you! Sixteen acres; eleven acres are fenced, partially wooded, and beautiful views! Outdoor buildings include a greenhouse and storage building. This custom-built home has granite countertops and stainless steel appliances; new roof as well. Convenient to Roanoke, Christiansburg, Floyd and Shawsville.

7. 2020-08-17
   soldstatus $308,000

   Show marketing remark (486 chars)

   ''Serendipity'' best describes finding this unique property. Beautiful 4 bedroom, 3 full bath colonial ranch with sunroom. If you are ready for private living, this is the place for you! Sixteen acres; eleven acres are fenced, partially wooded, and beautiful views! Outdoor buildings include a greenhouse and storage building. This custom-built home has granite countertops and stainless steel appliances; new roof as well. Convenient to Roanoke, Christiansburg, Floyd and Shawsville.

8. 2020-02-12
   listed $299,900

   Show marketing remark (486 chars)

   ''Serendipity'' best describes finding this unique property. Beautiful 4 bedroom, 3 full bath colonial ranch with sunroom. If you are ready for private living, this is the place for you! Sixteen acres; eleven acres are fenced, partially wooded, and beautiful views! Outdoor buildings include a greenhouse and storage building. This custom-built home has granite countertops and stainless steel appliances; new roof as well. Convenient to Roanoke, Christiansburg, Floyd and Shawsville.

9. 2020-02-12
   listed $299,900

   Show marketing remark (486 chars)

   ''Serendipity'' best describes finding this unique property. Beautiful 4 bedroom, 3 full bath colonial ranch with sunroom. If you are ready for private living, this is the place for you! Sixteen acres; eleven acres are fenced, partially wooded, and beautiful views! Outdoor buildings include a greenhouse and storage building. This custom-built home has granite countertops and stainless steel appliances; new roof as well. Convenient to Roanoke, Christiansburg, Floyd and Shawsville.

10. 2001-10-30
    soldstatus $174,000
11. 2001-08-28
    listed $179,000

ⓘ 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: $1,131 · $94/mo
• Projected year-2 tax: $2,870 · $239/mo
• Expected delta: +$1,739/yr (+$145/mo · 153.8%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $20,241
• − Mortgage interest: −$19,605
• − Property taxes: −$1,131
• − Insurance: −$1,750
• − Repairs & maintenance: −$1,619
• − Management: −$1,619
• − Depreciation: −$10,182
• Taxable loss: −$15,666
• Est. tax savings @ 24.0%: +$3,760
• After-tax cash flow: $-5,156/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 — Shawsville

• Score: 68/100
• State rank: #273
• US rank: #9807

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,213

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 (99%)
• Race & ethnicity: White 99%
• Common ancestry: Slovak 2% Irish 2% Italian 2%
• Foreign-born: 1%
• Languages at home: 94% English-only · Spanish 4%

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: ▲ 12.96%
• Current HPI: 169.6939
• 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

+95.5% since first listed

11 events — show timeline

• 2026-05-17 Pending — MLSRV
• 2026-05-14 Pending — NRVMLS
• 2026-05-07 Listed $350,000 NRVMLS
• 2026-05-07 Listed $350,000 MLSRV
• 2020-08-17 Sold (Public Records) $308,000 Public Records
• 2020-08-17 Sold (MLS) $308,000 NRVMLS
• 2020-08-17 Sold (MLS) $308,000 MLSRV
• 2020-02-12 Listed $299,900 MLSRV
• 2020-02-12 Listed $299,900 NRVMLS
• 2001-10-30 Sold (MLS) $174,000 MLSRV
• 2001-08-28 Listed $179,000 MLSRV

Property tax history

+0.3%/yr

Latest (2026): $1,131 · +0.0% YoY. Source: county tax records.