799 Dogwood Rd · Tazewell, VA 24651

$56,400

4 bd · 1.5 ba · 1,123 sqft · SingleFamily public records · 627 Days on market

Built 1930 0.28 ac lot $50/sqft · 56% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.6/10.0

Listing remarks MLS

Attention investors! Have you been searching for your next project? Look no further than this brick home conveniently located in the charming town of Tazewell, Virginia! Featuring 4 beds, 1.5 baths and a ton of potential, this home could become the perfect flip project or rental home with a little bit of elbow grease and a vision for the future! Act fast and don't miss out on the opportunity to add this property to your investment portfolio! Schedule your showing today!

Key facts

• Brick home
• 0.28 acre lot
• Built 1930

Tags

• BRICK HOME

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $56k.

Deal economics

• At list price, monthly cash flow is $388 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $56k).
• Recommended offer: $50k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.7% 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: 46 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

• Local home prices are declining (-3.0%/yr); year-one equity from $390 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Tazewell County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 627 days — a 12% lower offer ($50k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,632 (12.0% below list)

Questions for the listing agent

1. It's been on market 627 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.77% ✓
• Cap rate: 15.73%
• Cash-on-cash: 33.70%
• DSCR: 2.50
• GRM: 4.7

CMA / ARV

• ARV (median comp): $128,597
• List price: $56,400
• Delta: -56.14%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 Deer Ridge Trl	0.05mi	3/1.5 (-1)	1,032 (-8%)	7mo	$62,500	$61	73
1224 Dogwood Rd	0.39mi	3/1.5 (-1)	1,152 (+3%)	7mo	$97,900	$85	67
764 Dogwood Rd	0.04mi	3/1.0 (-1)	1,260 (+12%)	16mo	$80,000	$63	57
1353 Fincastle Tpke	0.66mi	3/1.5 (-1)	1,077 (-4%)	2mo	$110,000	$102	55

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: 24.0%
• Equity multiple: 1.99×
• Total profit: $15,591
• Equity at exit: $8,409

10-year hold

• IRR: 31.8%
• Equity multiple: 3.88×
• Total profit: $45,483
• Equity at exit: $4,876

Cash invested: $15,792 (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 24651

• Home prices YoY: -5.4%
• Active inventory: 46
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$296
• Tax from tax record: −$27 /mo · $327/yr
• Insurance: −$24
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $388

Break-even live

Break-even rent $509

Max offer price $56,400

Occupancy floor 56%

Sensitivity live

Price	-10% $420	-5% $404	+0% $388	+5% $372	+10% $356
Rent	-10% $309	-5% $348	+0% $388	+5% $427	+10% $467
Rate	-1.0pp $416	-0.5pp $402	base $388	+0.5pp $373	+1.0pp $358

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: $14,100
• Closing costs: $1,692
• 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	45d	1	0.74mi

Listing history 17 events

1. 2026-06-21
   days on market $56,400 Active 627 DOM
2. 2026-06-19
   days on market $56,400 Active 625 DOM
3. 2026-06-18
   days on market $56,400 Active 624 DOM
4. 2026-06-17
   days on market $56,400 Active 623 DOM
5. 2026-06-16
   days on market $56,400 Active 622 DOM
6. 2026-06-15
   days on market $56,400 Active 621 DOM
7. 2026-06-14
   days on market $56,400 Active 619 DOM
8. 2026-06-12
   days on market $56,400 Active 618 DOM
9. 2026-06-09
   days on market $56,400 Active 615 DOM
10. 2026-06-08
    days on market $56,400 Active 614 DOM
11. 2026-06-07
    days on market $56,400 Active 613 DOM
12. 2026-06-03
    days on market $56,400 Active 609 DOM
13. 2026-06-02
    days on market $56,400 Active 608 DOM
14. 2026-06-01
    days on market $56,400 Active 607 DOM
15. 2026-05-31
    days on market $56,400 Active 606 DOM
16. 2026-05-30
    days on market $56,400 Active 605 DOM
17. 2024-10-02
    listed $56,400 Active 474-char remark

    Show marketing remark (474 chars)

    Attention investors! Have you been searching for your next project? Look no further than this brick home conveniently located in the charming town of Tazewell, Virginia! Featuring 4 beds, 1.5 baths and a ton of potential, this home could become the perfect flip project or rental home with a little bit of elbow grease and a vision for the future! Act fast and don't miss out on the opportunity to add this property to your investment portfolio! Schedule your showing today!

ⓘ 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: $327 · $27/mo
• Projected year-2 tax: $462 · $39/mo
• Expected delta: +$135/yr (+$11/mo · 41.4%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: −$3,159
• − Property taxes: −$327
• − Insurance: −$948
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$1,641
• Taxable income: $4,004
• Est. tax owed @ 24.0%: −$961
• After-tax cash flow: $3,694/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): 5,683

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 (91%)
• Race & ethnicity: White 91% Black 5% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Serbian 3% Slovak 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

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: ▼ -8.72%
• Current HPI: 153.2259
• 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

• 2024-10-02 Listed $56,400 SWVAR

Property tax history

-0.7%/yr

Latest (2025): $327 · +0.0% YoY. Source: county tax records.