19486 Astor Rd · Abingdon, VA 24210

$259,900

2 bd · 2.0 ba · 1,429 sqft · SingleFamily public records · 127 Days on market

Built 1991 10,000 sqft lot $182/sqft · 19% above area Est $327k · 21% 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 +15.0/15.0
• Cash flow +6.6/30.0
• Schools +6.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.9/10.0
• 1% rule +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious 3-bedroom, 2-bath home located in beautiful Abingdon, VA! Offering plenty of room to spread out, this home features a generously sized primary suite complete with a private bath and walk-in closet for added comfort and convenience. The updated kitchen showcases a stylish backsplash and provides a great space for both everyday living and entertaining. Downstairs, the partially finished basement offers flexible space perfect for a game room, home office, or additional bedroom, while the unfinished area provides excellent storage along with a drive-under garage. Enjoy relaxing mornings or quiet evenings on the covered front porch, and appreciate the opportunity to add your own personal touches to truly make this home your own. The roof was replaced last year, offering added peace of mind for the next owner. Conveniently located near everything Abingdon has to offer, this property combines space, functionality, and potential all in one. All information herein deemed reliable but subject to buyer and buyer's agent verification.

Key facts

• Private bath
• Walk-in closet
• Stylish backsplash

Tags

• PRIMARY SUITE
• PRIVATE BATH
• WALK-IN CLOSET
• UPDATED KITCHEN
• STYLISH BACKSPLASH
• PARTIALLY FINISHED BASEMENT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-427 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (29.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (44.9% below list).
• Recommended offer: $143k (44.9% below list) — sets the bar for 1% rule.
• Cap rate 4.3% vs local median 3.1% in Abingdon — 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 80/100 on livability (#59 in VA, #1,691 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, health & safety A+, housing A; Watch: employment D, commute F.
• Washington County Public School District (rural): math 68% / reading 79% proficiency, ranked #15 of 131 in VA (top 12%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: High Point Elementary (math 76% / reading 76%, grade A, #202 of 1,108 statewide, top 19%, 596 students, 66% FRL); Wallace Middle (math 74% / reading 80%, grade A, #38 of 342 statewide, top 11%, 426 students, 65% FRL); John S. Battle High (math 67% / reading 82%, grade B+, #107 of 319 statewide, top 37%, 659 students, 65% FRL) — zoned schools average 66% FRL vs 42% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 159 active listings in the ZIP; 99 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Washington County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $18k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $223k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $143,229 (44.9% 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. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 45% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.55% ✗
• Cap rate: 4.32%
• Cash-on-cash: -7.04%
• DSCR: 0.69
• GRM: 15.1

CMA / ARV

• ARV (median comp): $327,230
• List price: $259,900
• Delta: -20.58%
• 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
17288 Rim Rd	0.73mi	3/2.5 (+1)	1,500 (+5%)	14mo	$340,000	$227	39

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -28.6%
• Equity multiple: 0.05×
• Total profit: $-69,418
• Equity at exit: $38,752

10-year hold

• IRR: -28.4%
• Equity multiple: -0.32×
• Total profit: $-95,951
• Equity at exit: $22,471

Cash invested: $72,772 (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 24210

• Home prices YoY: -29.9%
• Active inventory: 159
• Price-to-rent: 15.1×

Monthly cashflow live

• Estimated rent: $1,432 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$87 /mo · $1,044/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $-427

Break-even live

Break-even rent $1,972

Max offer price $184,516

Occupancy floor —

Sensitivity live

Price	-10% $-280	-5% $-353	+0% $-427	+5% $-500	+10% $-574
Rent	-10% $-540	-5% $-483	+0% $-427	+5% $-370	+10% $-314
Rate	-1.0pp $-296	-0.5pp $-361	base $-427	+0.5pp $-494	+1.0pp $-563

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-22
   days on market $259,900 Active 127 DOM
2. 2026-06-19
   days on market $259,900 Active 125 DOM
3. 2026-06-18
   days on market $259,900 Active 124 DOM
4. 2026-06-17
   days on market $259,900 Active 123 DOM
5. 2026-06-16
   days on market $259,900 Active 122 DOM
6. 2026-06-15
   days on market $259,900 Active 121 DOM
7. 2026-06-14
   days on market $259,900 Active 119 DOM
8. 2026-06-13
   days on market $259,900 Active 118 DOM
9. 2026-06-10
   days on market $259,900 Active 116 DOM
10. 2026-06-09
    days on market $259,900 Active 115 DOM
11. 2026-06-08
    days on market $259,900 Active 114 DOM
12. 2026-06-07
    days on market $259,900 Active 113 DOM
13. 2026-06-03
    price $259,900 Active 108 DOM
14. 2026-06-02
    days on market $265,000 Active 108 DOM
15. 2026-06-01
    days on market $265,000 Active 107 DOM
16. 2026-05-31
    days on market $265,000 Active 106 DOM
17. 2026-05-30
    days on market $265,000 Active 105 DOM
18. 2026-03-17
    price $265,000 1063-char remark

    Show marketing remark (1063 chars)

    Welcome to this spacious 3-bedroom, 2-bath home located in beautiful Abingdon, VA! Offering plenty of room to spread out, this home features a generously sized primary suite complete with a private bath and walk-in closet for added comfort and convenience. The updated kitchen showcases a stylish backsplash and provides a great space for both everyday living and entertaining. Downstairs, the partially finished basement offers flexible space perfect for a game room, home office, or additional bedroom, while the unfinished area provides excellent storage along with a drive-under garage. Enjoy relaxing mornings or quiet evenings on the covered front porch, and appreciate the opportunity to add your own personal touches to truly make this home your own. The roof was replaced last year, offering added peace of mind for the next owner. Conveniently located near everything Abingdon has to offer, this property combines space, functionality, and potential all in one. All information herein deemed reliable but subject to buyer and buyer's agent verification.

19. 2026-03-06
    price $269,900 1063-char remark

    Show marketing remark (1063 chars)

    Welcome to this spacious 3-bedroom, 2-bath home located in beautiful Abingdon, VA! Offering plenty of room to spread out, this home features a generously sized primary suite complete with a private bath and walk-in closet for added comfort and convenience. The updated kitchen showcases a stylish backsplash and provides a great space for both everyday living and entertaining. Downstairs, the partially finished basement offers flexible space perfect for a game room, home office, or additional bedroom, while the unfinished area provides excellent storage along with a drive-under garage. Enjoy relaxing mornings or quiet evenings on the covered front porch, and appreciate the opportunity to add your own personal touches to truly make this home your own. The roof was replaced last year, offering added peace of mind for the next owner. Conveniently located near everything Abingdon has to offer, this property combines space, functionality, and potential all in one. All information herein deemed reliable but subject to buyer and buyer's agent verification.

20. 2026-02-14
    listed $277,750 Active 1063-char remark

    Show marketing remark (1063 chars)

    Welcome to this spacious 3-bedroom, 2-bath home located in beautiful Abingdon, VA! Offering plenty of room to spread out, this home features a generously sized primary suite complete with a private bath and walk-in closet for added comfort and convenience. The updated kitchen showcases a stylish backsplash and provides a great space for both everyday living and entertaining. Downstairs, the partially finished basement offers flexible space perfect for a game room, home office, or additional bedroom, while the unfinished area provides excellent storage along with a drive-under garage. Enjoy relaxing mornings or quiet evenings on the covered front porch, and appreciate the opportunity to add your own personal touches to truly make this home your own. The roof was replaced last year, offering added peace of mind for the next owner. Conveniently located near everything Abingdon has to offer, this property combines space, functionality, and potential all in one. All information herein deemed reliable but subject to buyer and buyer's agent verification.

21. 2021-09-23
    soldstatus $223,000 388-char remark

    Show marketing remark (388 chars)

    This 3 br 2 ba home has so much space! A fabulous master bedroom with a master bath and walk-in closet. An updated kitchen with a backsplash, partially finished basement that can be used for game room or bedroom. More storage in unfinished part of basement and drive under garage. Covered front porch. Call today for your showing! All info should be verified by buyer and buyer agent.

22. 2021-09-23
    soldstatus $223,000

    Show marketing remark (388 chars)

    This 3 br 2 ba home has so much space! A fabulous master bedroom with a master bath and walk-in closet. An updated kitchen with a backsplash, partially finished basement that can be used for game room or bedroom. More storage in unfinished part of basement and drive under garage. Covered front porch. Call today for your showing! All info should be verified by buyer and buyer agent.

23. 2021-07-09
    listed $229,000 388-char remark

    Show marketing remark (388 chars)

    This 3 br 2 ba home has so much space! A fabulous master bedroom with a master bath and walk-in closet. An updated kitchen with a backsplash, partially finished basement that can be used for game room or bedroom. More storage in unfinished part of basement and drive under garage. Covered front porch. Call today for your showing! All info should be verified by buyer and buyer agent.

ⓘ 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: $1,044 · $87/mo
• Projected year-2 tax: $2,131 · $178/mo
• Expected delta: +$1,087/yr (+$91/mo · 104.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 20 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: $17,187
• − Mortgage interest: −$14,558
• − Property taxes: −$1,044
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,375
• − Management: −$1,375
• − Depreciation: −$7,561
• Taxable loss: −$10,025
• Est. tax savings @ 24.0%: +$2,406
• After-tax cash flow: $-2,715/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: Washington County Public School District
• NCES district ID: 5103900
• Math proficiency: 68% ▼ -23.00%
• Reading proficiency: 79% ▼ -7.00%
• Median HH income: $42,412
• Composite: 61.5/100
• National rank: #754
• State rank: #15 of 131 in VA

Livability — Abingdon

• Score: 80/100
• State rank: #59
• US rank: #1691

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Washington County · 16,814 people
• City population: 16,814
• Metro: Kingsport-Bristol, TN-VA
• Population (ZIP): 16,814
• Household income: $62,734
• Rent vs Own: 33.7% rent · 66.3% own
• Severe rent burden: 341.0

Population outlook (Washington County) Hauer SSP2

• Today (2025): 53,266 people
• By 2030: 52,284 · -1.8%
• By 2040: 49,415 · -7.2%
• By 2050: 45,683 · -14.2%
• By 2075: 37,258 · -30.1%
• By 2100: 27,983 · -47.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Black 3% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Italian 2% Serbian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Arabic 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+53.3) · D 23.0% · R 76.3%
• 2008→2024 swing: -20.6pp toward R · 2008: -32.7pp · 2024: -53.3pp
• All cycles: 2024: R+53.3 2020: R+52.5 2016: R+53.5 2012: R+43.2 2008: R+32.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.33%
• Current HPI: 183.4586
• Rent YoY: —
• Metro: Kingsport-Bristol, TN-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

+15.7% since first listed

6 events — show timeline

• 2026-03-17 Price Changed $265,000 TVRMLS
• 2026-03-06 Price Changed $269,900 TVRMLS
• 2026-02-14 Listed $277,750 TVRMLS
• 2021-09-23 Sold (Public Records) $223,000 Public Records
• 2021-09-23 Sold (MLS) $223,000 TVRMLS
• 2021-07-09 Listed $229,000 TVRMLS

Property tax history

+3.3%/yr

Latest (2025): $1,044 · +27.1% YoY. Source: county tax records.