6319 Church St · New River, VA 24141

$79,900

2 bd · 2.0 ba · 840 sqft · SingleFamily · 1 Days on market

Built 1997 0.28 ac lot Est $105k · 24% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Schools +4.6/10.0
• Rent growth +4.2/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This property serves as an affordable primary residence or a great rental opportunity, offering a rural setting with convenient access to nearby amenities. The two-bedroom, two-bathroom single-wide manufactured home boasts a spacious split floorplan and public utilities. The large primary suite includes both a garden tub and a shower. Additionally, the property features a private driveway and comes with a $3,000 flooring allowance to assist with your remodeling.

Key facts

• Private driveway
• Garden tub
• 0.28 acre lot

Tags

• PRIVATE DRIVEWAY
• GARDEN TUB
• SPACIOUS SPLIT FLOORPLAN

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: One-level mobile home; Detached
• Construction: Vinyl siding construction; 1 story
• Exterior features: Vinyl siding; Lot zoned Residential 1

Interior

• Kitchen: Electric range; Refrigerator; Electric water heater
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: Electric water heater; Electric range; Refrigerator; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).

Location & tenants

• Location reads 57/100 on livability (#490 in VA) — a working-class tenant base; expect higher turnover. Strengths: employment A+, cost of living A+, crime A; Watch: amenities F, commute F, housing F.
• Pulaski County Public School District (rural): math 48% / reading 61% proficiency, ranked #86 of 131 in VA (top 66%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Riverlawn Elementary (math 52% / reading 57%, grade C, #650 of 1,108 statewide, top 62%, 382 students, 78% FRL); Pulaski County Middle (math 38% / reading 60%, grade C-, #238 of 342 statewide, top 71%, 807 students, 77% FRL); Pulaski County Senior High (math 63% / reading 70%, grade B, #195 of 319 statewide, top 62%, 1,246 students, 76% FRL) — zoned schools average 77% FRL vs 47% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.6%/yr); 150 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 39 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Pulaski County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y 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.
• Current owner paid $38k; list at $80k implies a 110% gain — meaningful room to come down on a strong offer.

Recommended offer $79,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.41% ✓
• Cap rate: 12.68%
• Cash-on-cash: 22.81%
• DSCR: 2.02
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $105,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7362 Manns Dr	0.36mi	2/1.0	800 (-5%)	12mo	$99,900	$125	61

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

Projected returns pro-forma

-3.0% appreciation · 6.63% rent growth · sell at horizon

5-year hold

• IRR: 19.4%
• Equity multiple: 1.82×
• Total profit: $18,375
• Equity at exit: $11,913

10-year hold

• IRR: 29.9%
• Equity multiple: 4.11×
• Total profit: $69,619
• Equity at exit: $6,908

Cash invested: $22,372 (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 24141

• Home prices YoY: -26.2%
• Rents YoY: 6.6%
• Active inventory: 150
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,128 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$14 /mo · $164/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $425

Break-even live

Break-even rent $590

Max offer price $79,900

Occupancy floor 57%

Sensitivity live

Price	-10% $471	-5% $448	+0% $425	+5% $311	+10% $284
Rent	-10% $336	-5% $381	+0% $425	+5% $470	+10% $514
Rate	-1.0pp $466	-0.5pp $446	base $425	+0.5pp $405	+1.0pp $384

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7486 Lee Hwy Radford, VA	1.0	1.0	780	$1,366	$1.75	44d	1	0.56mi

Listing history 2 events

1. 2026-06-18
   remarks 466-char remark
2. 2026-06-18
   listed $79,900 Active 1 DOM

ⓘ 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: $164 · $14/mo
• Projected year-2 tax: $655 · $55/mo
• Expected delta: +$492/yr (+$41/mo · 300.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 20 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: $13,538
• − Mortgage interest: −$4,476
• − Property taxes: −$164
• − Insurance: −$400
• − Repairs & maintenance: −$1,083
• − Management: −$1,083
• − Depreciation: −$2,324
• Taxable income: $4,009
• Est. tax owed @ 24.0%: −$962
• After-tax cash flow: $4,142/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: Pulaski County Public School District
• NCES district ID: 5103150
• Math proficiency: 48% ▼ -31.00%
• Reading proficiency: 61% ▼ -13.00%
• Median HH income: $44,912
• Composite: 45.98/100
• National rank: #2537
• State rank: #86 of 131 in VA

Livability — New River

• Score: 57/100
• State rank: #490
• US rank: #21615

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New River, VA
• County: Radford City · 21,484 people
• City population: 115
• Metro: Blacksburg-Christiansburg, VA
• Population (ZIP): 21,484
• Household income: $62,969
• Rent vs Own: 43.4% rent · 56.6% own
• Severe rent burden: 1211.0

Population outlook (Pulaski County) Hauer SSP2

• Today (2025): 32,949 people
• By 2030: 31,812 · -3.5%
• By 2040: 29,224 · -11.3%
• By 2050: 26,691 · -19.0%
• By 2075: 21,312 · -35.3%
• By 2100: 15,697 · -52.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Black 7% Hispanic / Latino 4% Two or more races 3% Asian 2%
• Common ancestry: Slovak 3% Serbian 2% Romanian 1%
• Foreign-born: 3% · Canada, Vietnam, China
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Pulaski

• 2024 margin: Solid R (+44.7) · D 27.3% · R 72.0%
• 2008→2024 swing: -25.1pp toward R · 2008: -19.5pp · 2024: -44.7pp
• All cycles: 2024: R+44.7 2020: R+41.5 2016: R+40.7 2012: R+24.8 2008: R+19.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -85.42%
• Current HPI: 240.7418
• Rent YoY: ▲ 6.63%
• Metro: Blacksburg-Christiansburg, VA
• 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

+110.3% since first listed

3 events — show timeline

• 2026-06-18 Listed $79,900 NRVMLS
• 2014-06-10 Listed $39,900 NRVMLS
• 2001-08-14 Sold (Public Records) $38,002 Public Records

Property tax history

-1.8%/yr

Latest (2026): $164 · +0.0% YoY. Source: county tax records.