349 Valleyview St · Tazewell, VA 24630

$105,000

2 bd · 2.0 ba · 1,248 sqft · SingleFamily public records · 71 Days on market

Built 1943 $84/sqft · 23% below area Est $137k · 23% under

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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 +21.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• Schools +6.0/10.0
• Appreciation +5.5/10.0
• 1% rule +4.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Affordable home located in the town of North Tazewell. This property offers convenient access to local schools, shopping, and US-460 for an easy commute to Bluefield or Tazewell. A great opportunity for a first-time buyer, investor, or anyone looking for a home with potential in a convenient location.

Key facts

• Convenient access
• Easy commute
• Local schools

Tags

• CONVENIENT ACCESS
• LOCAL SCHOOLS
• SHOPPING
• EASY COMMUTE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $153 ($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 $100k (4.8% below list).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 4.7% in Tazewell — 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 60/100 on livability (#458 in VA) — a middle-class / working-renter tenant base. Strengths: schools A+, cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Tazewell County Public School District (town): math 67% / reading 78% proficiency, ranked #21 of 131 in VA (top 16%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 29 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4 units permitted in Tazewell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($726 loan paydown + $965 appreciation (0.9% local appreciation)).
• Tazewell County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.9% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $68k; list at $105k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — 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 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. 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: 0.95% ✗
• Cap rate: 8.04%
• Cash-on-cash: 6.26%
• DSCR: 1.28
• GRM: 8.8

CMA / ARV

• ARV (median comp): $136,571
• List price: $105,000
• Delta: -23.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1353 Fincastle Tpke	0.66mi	3/1.5 (+1)	1,077 (-14%)	2mo	$110,000	$102	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.6%
• Equity multiple: 1.38×
• Total profit: $11,269
• Equity at exit: $35,401

10-year hold

• IRR: 11.7%
• Equity multiple: 2.41×
• Total profit: $41,429
• Equity at exit: $46,704

Cash invested: $29,400 (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 24630

• Home prices YoY: 0.6%
• Active inventory: 29
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$42 /mo · $508/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $153

Break-even live

Break-even rent $806

Max offer price $105,000

Occupancy floor 80%

Sensitivity live

Price	-10% $213	-5% $183	+0% $153	+5% $124	+10% $94
Rent	-10% $74	-5% $114	+0% $153	+5% $193	+10% $232
Rate	-1.0pp $206	-0.5pp $180	base $153	+0.5pp $126	+1.0pp $98

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
224 Wausau St Tazewell, VA	3.0	1.0	1050	$1,000	$0.95	44d	1	1.27mi

Listing history 20 events

1. 2026-06-19
   days on market $105,000 Active 71 DOM
2. 2026-06-18
   days on market $105,000 Active 70 DOM
3. 2026-06-17
   days on market $105,000 Active 69 DOM
4. 2026-06-16
   days on market $105,000 Active 68 DOM
5. 2026-06-15
   days on market $105,000 Active 67 DOM
6. 2026-06-14
   days on market $105,000 Active 65 DOM
7. 2026-06-12
   days on market $105,000 Active 64 DOM
8. 2026-06-09
   days on market $105,000 Active 61 DOM
9. 2026-06-08
   days on market $105,000 Active 60 DOM
10. 2026-06-07
    days on market $105,000 Active 59 DOM
11. 2026-06-03
    days on market $105,000 Active 55 DOM
12. 2026-06-02
    days on market $105,000 Active 54 DOM
13. 2026-06-01
    days on market $105,000 Active 53 DOM
14. 2026-05-31
    days on market $105,000 Active 52 DOM
15. 2026-05-30
    days on market $105,000 Active 51 DOM
16. 2026-04-20
    price $105,000 302-char remark

    Show marketing remark (302 chars)

    Affordable home located in the town of North Tazewell. This property offers convenient access to local schools, shopping, and US-460 for an easy commute to Bluefield or Tazewell. A great opportunity for a first-time buyer, investor, or anyone looking for a home with potential in a convenient location.

17. 2026-04-09
    listed $120,000 Active 302-char remark

    Show marketing remark (302 chars)

    Affordable home located in the town of North Tazewell. This property offers convenient access to local schools, shopping, and US-460 for an easy commute to Bluefield or Tazewell. A great opportunity for a first-time buyer, investor, or anyone looking for a home with potential in a convenient location.

18. 2015-11-12
    soldstatus $67,500
19. 2015-11-10
    soldstatus $67,500 283-char remark

    Show marketing remark (283 chars)

    PRICE REDUCED!!! Convenient location. Walking distance to bank, grocery store, restaurant's, etc. Partial unfinished basement for storage. Large level yard partially fenced. Great investment for rental property. You'll be surprised how much space this home offers. Move in condition!

20. 2014-06-17
    listed $69,900 283-char remark

    Show marketing remark (283 chars)

    PRICE REDUCED!!! Convenient location. Walking distance to bank, grocery store, restaurant's, etc. Partial unfinished basement for storage. Large level yard partially fenced. Great investment for rental property. You'll be surprised how much space this home offers. Move in condition!

ⓘ 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: $508 · $42/mo
• Projected year-2 tax: $861 · $72/mo
• Expected delta: +$353/yr (+$29/mo · 69.5%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥89°F today · 23 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $12,000
• − Mortgage interest: −$5,882
• − Property taxes: −$508
• − Insurance: −$525
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$3,055
• Taxable income: $111
• Est. tax owed @ 24.0%: −$27
• After-tax cash flow: $1,813/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: Tazewell County Public School District
• NCES district ID: 5103810
• Math proficiency: 67% ▼ -23.00%
• Reading proficiency: 78% ▼ -6.00%
• Median HH income: $37,003
• Composite: 60.16/100
• National rank: #865
• State rank: #21 of 131 in VA

Livability — Tazewell

• Score: 60/100
• State rank: #458
• US rank: #19535

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tazewell, VA
• Population (ZIP): 5,920

Population outlook (Tazewell County) Hauer SSP2

• Today (2025): 38,275 people
• By 2030: 35,719 · -6.7%
• By 2040: 30,875 · -19.3%
• By 2050: 26,798 · -30.0%
• By 2075: 19,286 · -49.6%
• By 2100: 13,631 · -64.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 5% Black 4% Asian 1%
• Common ancestry: Serbian 1% Subsaharan African 1% Lithuanian 1%
• Foreign-born: 1%

Political lean MEDSL · Tazewell

• 2024 margin: Solid R (+68.9) · D 15.3% · R 84.2%
• 2008→2024 swing: -36.0pp toward R · 2008: -32.9pp · 2024: -68.9pp
• All cycles: 2024: R+68.9 2020: R+67.2 2016: R+66.3 2012: R+57.5 2008: R+32.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.92%
• Current HPI: 151.7146
• 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

+50.2% since first listed

5 events — show timeline

• 2026-04-20 Price Changed $105,000 NRVMLS
• 2026-04-09 Listed $120,000 NRVMLS
• 2015-11-12 Sold (Public Records) $67,500 Public Records
• 2015-11-10 Sold (MLS) $67,500 MTCBOR
• 2014-06-17 Listed $69,900 MTCBOR

Property tax history

+3.4%/yr

Latest (2025): $508 · +0.0% YoY. Source: county tax records.