1029 Sweet Cherry Rd · Vansant, VA 24614

$110,000

3 bd · 1.5 ba · 1,248 sqft · Manufactured public records · 97 Days on market

Built 1979 0.94 ac lot

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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).

• Cash flow +20.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.5/10.0
• Schools +4.8/10.0
• Appreciation +3.5/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Take a look at this 3-bedroom, 2-bath 1979 doublewide on a permanent foundation located at 1029 Sweet Cherry Rd in Grundy, VA. Priced at $130,000, this home offers a level lot along with a nice mix of hardwood and tile flooring. Inside, you will find a fireplace that adds warmth and character to the living space. Outside, the home features three covered porches, giving you plenty of room to relax, entertain, or enjoy the outdoors. This property offers a great opportunity for buyers looking for space, comfort, and country living.

Key facts

• Level lot
• Fireplace
• 0.94 acre lot

Tags

• LEVEL LOT
• HARDWOOD AND TILE FLOORING
• FIREPLACE
• THREE COVERED PORCHES

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#523 in VA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Buchanan County Public School District (rural): math 52% / reading 65% proficiency, ranked #76 of 131 in VA (top 58%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 27 active listings in the ZIP; 12 units permitted in Buchanan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Buchanan County population projected at -32% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.

Recommended offer $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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: 1.05% ✓
• Cap rate: 7.93%
• Cash-on-cash: 5.86%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -7.2%
• Equity multiple: 0.73×
• Total profit: $-8,221
• Equity at exit: $16,401

10-year hold

• IRR: 2.4%
• Equity multiple: 1.17×
• Total profit: $5,255
• Equity at exit: $9,511

Cash invested: $30,800 (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 24614

• Home prices YoY: -3.0%
• Active inventory: 27
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,153 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $151

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 82%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $110,000 Active 97 DOM
2. 2026-06-17
   days on market $110,000 Active 96 DOM
3. 2026-06-16
   days on market $110,000 Active 95 DOM
4. 2026-06-15
   days on market $110,000 Active 94 DOM
5. 2026-06-15
   days on market $110,000 Active 93 DOM
6. 2026-06-13
   days on market $110,000 Active 92 DOM
7. 2026-06-12
   days on market $110,000 Active 91 DOM
8. 2026-06-09
   days on market $110,000 Active 88 DOM
9. 2026-06-08
   days on market $110,000 Active 87 DOM
10. 2026-06-08
    days on market $110,000 Active 86 DOM
11. 2026-06-07
    days on market $110,000 Active 85 DOM
12. 2026-06-03
    days on market $110,000 Active 82 DOM
13. 2026-06-02
    days on market $110,000 Active 81 DOM
14. 2026-06-01
    days on market $110,000 Active 80 DOM
15. 2026-05-31
    days on market $110,000 Active 79 DOM
16. 2026-03-13
    listed $130,000 Active 534-char remark

    Show marketing remark (534 chars)

    Take a look at this 3-bedroom, 2-bath 1979 doublewide on a permanent foundation located at 1029 Sweet Cherry Rd in Grundy, VA. Priced at $130,000, this home offers a level lot along with a nice mix of hardwood and tile flooring. Inside, you will find a fireplace that adds warmth and character to the living space. Outside, the home features three covered porches, giving you plenty of room to relax, entertain, or enjoy the outdoors. This property offers a great opportunity for buyers looking for space, comfort, and country living.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $13,833
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,107
• − Management: −$1,107
• − Depreciation: −$3,200
• Taxable income: $58
• Est. tax owed @ 24.0%: −$14
• After-tax cash flow: $1,792/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: Buchanan County Public School District
• NCES district ID: 5100510
• Math proficiency: 52% ▼ -27.00%
• Reading proficiency: 65% ▼ -7.00%
• Median HH income: $29,669
• Composite: 47.84/100
• National rank: #2221
• State rank: #76 of 131 in VA

Livability — Vansant

• Score: 54/100
• State rank: #523
• US rank: #24092

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

• Population (ZIP): 6,992

Population outlook (Buchanan County) Hauer SSP2

• Today (2025): 20,160 people
• By 2030: 18,734 · -7.1%
• By 2040: 16,071 · -20.3%
• By 2050: 13,815 · -31.5%
• By 2075: 10,376 · -48.5%
• By 2100: 8,432 · -58.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Black 1%
• Common ancestry: Italian 1%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Buchanan

• 2024 margin: Solid R (+70.6) · D 14.5% · R 85.1%
• 2008→2024 swing: -65.1pp toward R · 2008: -5.5pp · 2024: -70.6pp
• All cycles: 2024: R+70.6 2020: R+67.6 2016: R+60.4 2012: R+34.7 2008: R+5.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.05%
• Current HPI: 97.3351
• 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

1 event — show timeline

• 2026-03-13 Listed $130,000 SWVAR

Property tax history

+0.8%/yr

Latest (2024): $197 · +0.0% YoY. Source: county tax records.