340 Davidson St · Saltville, VA 24370

$100,000

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 55 Days on market

Built 1950 6,970 sqft lot $123/sqft · 16% above area Est $86k · 16% over

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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).

• Cash flow +17.8/30.0
• DSCR +5.6/10.0
• Appreciation +5.1/10.0
• Schools +4.5/10.0
• Livability +3.6/5.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.4/15.0

Listing remarks MLS

This cozy, move-in ready cottage-style home is now available in Saltville. Features include a metal roof, vinyl siding, a great layout including 2 bedrooms, 1 bath, dedicated laundry area and a huge living room. Refrigerator, electric range and built-in microwave included. Carpets in the home were just professionally shampooed and cleaned - ready for new owners! Bonus space includes a spacious enclosed front porch and a block outbuilding is also included. Yard is level and clear and is surrounded by chain-link fencing. Priced to sell at only $42,900! Make an appointment to tour this home today.

Key facts

• Attached back deck
• Fenced in yard
• 6,970 sq ft lot

Tags

• ATTACHED BACK DECK
• FENCED IN YARD
• EASY ACCESS TO LOCAL AMENITIES
• SCENIC OUTDOOR RECREATION

Property features AI

Finance

• Other: Listing provided by Uptown Properties LLC

Exterior

• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Residential zoning
• Construction: Vinyl siding; Metal roof
• Exterior features: Deck; Shed(s); Cleared, level lot

Interior

• Kitchen: Microwave
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Interior features: Insulated windows; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $15 ($185/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 $85k (14.7% below list).
• Recommended offer: $85k (14.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#206 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Smyth County Public School District (rural): math 46% / reading 63% proficiency, ranked #89 of 131 in VA (top 68%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Saltville Elementary (math 52% / reading 62%, grade C+, #597 of 1,108 statewide, top 57%, 195 students, 102% FRL); Northwood Middle (math 42% / reading 67%, grade B-, #194 of 342 statewide, top 60%, 151 students, 86% FRL); Northwood High (math 62% / reading 77%, grade B, #159 of 319 statewide, top 53%, 240 students, 87% FRL) — zoned schools average 91% FRL vs 54% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 32 active listings in the ZIP; 38 units permitted in Smyth County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $983 of equity ($691 loan paydown + $292 appreciation (0.3% local appreciation)).
• Smyth County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $80k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — 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 $85,329 (14.7% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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: 0.85% ✗
• Cap rate: 7.28%
• Cash-on-cash: 3.51%
• DSCR: 1.16
• GRM: 9.8

CMA / ARV

• ARV (median comp): $86,293
• List price: $100,000
• Delta: 15.88%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
312 Davidson St	0.07mi	2/1.0	840 (+3%)	3mo	$122,000	$145	90
303 Government Plant Rd	0.03mi	3/1.0 (+1)	756 (-7%)	8mo	$20,000	$26	75

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

Projected returns pro-forma

0.29% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.4%
• Equity multiple: 0.98×
• Total profit: $-566
• Equity at exit: $30,507

10-year hold

• IRR: 4.9%
• Equity multiple: 1.55×
• Total profit: $15,447
• Equity at exit: $37,867

Cash invested: $28,000 (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 24370

• Home prices YoY: 0.1%
• Active inventory: 32
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $853 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$26 /mo · $313/yr
• Insurance: −$42
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $15

Break-even live

Break-even rent $834

Max offer price $100,000

Occupancy floor 93%

Sensitivity live

Price	-10% $72	-5% $44	+0% $15	+5% $-13	+10% $-41
Rent	-10% $-52	-5% $-18	+0% $15	+5% $49	+10% $83
Rate	-1.0pp $66	-0.5pp $41	base $15	+0.5pp $-10	+1.0pp $-37

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $100,000 Active 55 DOM
2. 2026-06-21
   days on market $100,000 Active 54 DOM
3. 2026-06-18
   days on market $100,000 Active 52 DOM
4. 2026-06-17
   days on market $100,000 Active 51 DOM
5. 2026-06-16
   days on market $100,000 Active 50 DOM
6. 2026-06-15
   days on market $100,000 Active 49 DOM
7. 2026-06-15
   days on market $100,000 Active 48 DOM
8. 2026-06-13
   days on market $100,000 Active 47 DOM
9. 2026-06-12
   days on market $100,000 Active 46 DOM
10. 2026-06-09
    days on market $100,000 Active 43 DOM
11. 2026-06-08
    days on market $100,000 Active 42 DOM
12. 2026-06-08
    days on market $100,000 Active 41 DOM
13. 2026-06-07
    days on market $100,000 Active 40 DOM
14. 2026-06-03
    days on market $100,000 Active 37 DOM
15. 2026-06-02
    days on market $100,000 Active 36 DOM
16. 2026-06-01
    days on market $100,000 Active 35 DOM
17. 2026-05-31
    days on market $100,000 Active 34 DOM
18. 2026-04-27
    listed $100,000 Active 792-char remark
19. 2024-07-19
    soldstatus $79,500
20. 2019-09-26
    soldstatus $38,500 601-char remark

    Show marketing remark (601 chars)

    This cozy, move-in ready cottage-style home is now available in Saltville. Features include a metal roof, vinyl siding, a great layout including 2 bedrooms, 1 bath, dedicated laundry area and a huge living room. Refrigerator, electric range and built-in microwave included. Carpets in the home were just professionally shampooed and cleaned - ready for new owners! Bonus space includes a spacious enclosed front porch and a block outbuilding is also included. Yard is level and clear and is surrounded by chain-link fencing. Priced to sell at only $42,900! Make an appointment to tour this home today.

21. 2019-05-24
    listed $42,900 601-char remark

    Show marketing remark (601 chars)

    This cozy, move-in ready cottage-style home is now available in Saltville. Features include a metal roof, vinyl siding, a great layout including 2 bedrooms, 1 bath, dedicated laundry area and a huge living room. Refrigerator, electric range and built-in microwave included. Carpets in the home were just professionally shampooed and cleaned - ready for new owners! Bonus space includes a spacious enclosed front porch and a block outbuilding is also included. Yard is level and clear and is surrounded by chain-link fencing. Priced to sell at only $42,900! Make an appointment to tour this home 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: $313 · $26/mo
• Projected year-2 tax: $820 · $68/mo
• Expected delta: +$507/yr (+$42/mo · 161.7%)

ⓘ 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 4/10 Moderate 8 d/yr ≥93°F today · 24 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,239
• − Mortgage interest: −$5,602
• − Property taxes: −$313
• − Insurance: −$1,298
• − Repairs & maintenance: −$819
• − Management: −$819
• − Depreciation: −$2,909
• Taxable loss: −$1,520
• Est. tax savings @ 24.0%: +$365
• After-tax cash flow: $550/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: Smyth County Public School District
• NCES district ID: 5103520
• Math proficiency: 46% ▼ -38.00%
• Reading proficiency: 63% ▼ -14.00%
• Median HH income: $36,901
• Composite: 45.2/100
• National rank: #2672
• State rank: #89 of 131 in VA

Livability — Saltville

• Score: 72/100
• State rank: #206
• US rank: #6370

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Saltville, VA
• Population (ZIP): 5,740

Population outlook (Smyth County) Hauer SSP2

• Today (2025): 29,740 people
• By 2030: 28,593 · -3.9%
• By 2040: 26,091 · -12.3%
• By 2050: 23,629 · -20.5%
• By 2075: 18,365 · -38.2%
• By 2100: 13,697 · -53.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Hispanic / Latino 2%
• Common ancestry: Serbian 2% Slovak 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Smyth

• 2024 margin: Solid R (+60.5) · D 19.4% · R 79.9%
• 2008→2024 swing: -31.4pp toward R · 2008: -29.1pp · 2024: -60.5pp
• All cycles: 2024: R+60.5 2020: R+56.3 2016: R+55.2 2012: R+33.0 2008: R+29.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.29%
• Current HPI: 218.7537
• 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

+133.1% since first listed

4 events — show timeline

• 2026-04-27 Listed $100,000 SWVAR
• 2024-07-19 Sold (Public Records) $79,500 Public Records
• 2019-09-26 Sold (MLS) $38,500 SWVAR
• 2019-05-24 Listed $42,900 SWVAR

Property tax history

+6.5%/yr

Latest (2025): $313 · +0.0% YoY. Source: county tax records.