379 Freedom Ave · Tazewell, VA 24651

$95,000

2 bd · 1.0 ba · 1,764 sqft · SingleFamily public records · 33 Days on market

Built 1955 0.25 ac lot Est $168k · 43% 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 +27.3/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +6.3/10.0
• 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

OLDER HOME IN QUIET NEIGHBORHOOD ON OUTSKIRTS OF TOWN. FEATURES 2 BEDROOMS, 1 BATH, 1 CAR GARAGE, UNFINISHED BASEMENT. BIG YARD. NEEDS SOME TLC, BUT WOULD MAKE EXCELLENT INVESTMENT PROPERTY. GOOD FOR RENTAL, POSSIBLY OFFICE, OR HAIR SALON. PUBLIC WATER, SEPTIC. SOLD 'AS IS'

Key facts

• Fresh paint
• Remodeled bathroom
• Newer roof

Tags

• RECENT RENOVATIONS
• NEW FLOOR COVERINGS
• FRESH PAINT
• REMODELED BATHROOM
• NEWER ROOF
• LEVEL BACKYARD

Property features AI

Exterior

• Parking: Attached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Residential property
• Construction: Vinyl siding; Shingle roof; Has basement
• Exterior features: Level lot

Interior

• Kitchen: Refrigerator
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating
• Interior features: Insulated windows; Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $221 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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: cost of living A+, crime A, housing 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.
• Zoned schools: Tazewell Primary (422 students, 83% FRL); Tazewell Middle (math 58% / reading 78%, grade A-, #94 of 342 statewide, top 28%, 369 students, 83% FRL); Tazewell High (math 82% / reading 92%, grade A, #16 of 319 statewide, top 5%, 537 students, 83% FRL) — zoned schools average 83% FRL vs 47% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 46 active listings in the ZIP; 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 $657 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $35k; list at $95k implies a 171% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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. 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: 1.13% ✓
• Cap rate: 9.78%
• Cash-on-cash: 12.46%
• DSCR: 1.55
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $167,580
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
349 Freedom Ave	0.03mi	3/1.5 (+1)	1,890 (+7%)	3mo	$169,900	$90	77
253 Thorn St	0.56mi	3/2.0 (+1)	1,760 (-0%)	9mo	$135,000	$77	57
481 Hill St	0.46mi	3/2.0 (+1)	1,638 (-7%)	2mo	$120,000	$73	56
177 Bland St	0.69mi	3/2.0 (+1)	1,692 (-4%)	3mo	$250,000	$148	50
175 Steeles Ln	0.69mi	3/2.0 (+1)	1,732 (-2%)	8mo	$165,000	$95	49
140 Ben Bolt Ave	0.38mi	3/1.5 (+1)	1,527 (-13%)	16mo	$160,000	$105	40
386 Dial Rock Rd	0.73mi	3/2.0 (+1)	1,604 (-9%)	6mo	$219,500	$137	37

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: -1.3%
• Equity multiple: 0.95×
• Total profit: $-1,348
• Equity at exit: $14,165

10-year hold

• IRR: 8.3%
• Equity multiple: 1.64×
• Total profit: $16,907
• Equity at exit: $8,214

Cash invested: $26,600 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,073 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$34 /mo · $407/yr
• Insurance: −$40
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $221

Break-even live

Break-even rent $794

Max offer price $95,000

Occupancy floor 74%

Sensitivity live

Price	-10% $274	-5% $247	+0% $221	+5% $194	+10% $167
Rent	-10% $136	-5% $178	+0% $221	+5% $263	+10% $305
Rate	-1.0pp $268	-0.5pp $245	base $221	+0.5pp $196	+1.0pp $171

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $95,000 Active 33 DOM
2. 2026-06-19
   days on market $95,000 Active 31 DOM
3. 2026-06-18
   days on market $95,000 Active 30 DOM
4. 2026-06-17
   days on market $95,000 Active 29 DOM
5. 2026-06-16
   days on market $95,000 Active 28 DOM
6. 2026-06-15
   days on market $95,000 Active 27 DOM
7. 2026-06-14
   days on market $95,000 Active 25 DOM
8. 2026-06-12
   days on market $95,000 Active 24 DOM
9. 2026-06-09
   days on market $95,000 Active 21 DOM
10. 2026-06-08
    days on market $95,000 Active 20 DOM
11. 2026-06-07
    days on market $95,000 Active 19 DOM
12. 2026-06-03
    days on market $95,000 Active 15 DOM
13. 2026-06-02
    days on market $95,000 Active 14 DOM
14. 2026-06-01
    days on market $95,000 Active 13 DOM
15. 2026-05-31
    days on market $95,000 Active 12 DOM
16. 2026-05-30
    days on market $95,000 Active 11 DOM
17. 2026-05-19
    listed $95,000 Active
18. 2024-04-05
    soldstatus $35,000
19. 2024-04-04
    soldstatus $35,000 Closed 274-char remark

    Show marketing remark (274 chars)

    OLDER HOME IN QUIET NEIGHBORHOOD ON OUTSKIRTS OF TOWN. FEATURES 2 BEDROOMS, 1 BATH, 1 CAR GARAGE, UNFINISHED BASEMENT. BIG YARD. NEEDS SOME TLC, BUT WOULD MAKE EXCELLENT INVESTMENT PROPERTY. GOOD FOR RENTAL, POSSIBLY OFFICE, OR HAIR SALON. PUBLIC WATER, SEPTIC. SOLD 'AS IS'

20. 2024-03-07
    status Pending 274-char remark

    Show marketing remark (274 chars)

    OLDER HOME IN QUIET NEIGHBORHOOD ON OUTSKIRTS OF TOWN. FEATURES 2 BEDROOMS, 1 BATH, 1 CAR GARAGE, UNFINISHED BASEMENT. BIG YARD. NEEDS SOME TLC, BUT WOULD MAKE EXCELLENT INVESTMENT PROPERTY. GOOD FOR RENTAL, POSSIBLY OFFICE, OR HAIR SALON. PUBLIC WATER, SEPTIC. SOLD 'AS IS'

21. 2024-02-13
    listed $45,000 Active 274-char remark

    Show marketing remark (274 chars)

    OLDER HOME IN QUIET NEIGHBORHOOD ON OUTSKIRTS OF TOWN. FEATURES 2 BEDROOMS, 1 BATH, 1 CAR GARAGE, UNFINISHED BASEMENT. BIG YARD. NEEDS SOME TLC, BUT WOULD MAKE EXCELLENT INVESTMENT PROPERTY. GOOD FOR RENTAL, POSSIBLY OFFICE, OR HAIR SALON. PUBLIC WATER, SEPTIC. SOLD 'AS IS'

ⓘ 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: $407 · $34/mo
• Projected year-2 tax: $779 · $65/mo
• Expected delta: +$372/yr (+$31/mo · 91.3%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 8 d/yr ≥89°F today · 23 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: $12,878
• − Mortgage interest: −$5,321
• − Property taxes: −$407
• − Insurance: −$1,142
• − Repairs & maintenance: −$1,030
• − Management: −$1,030
• − Depreciation: −$2,764
• Taxable income: $1,184
• Est. tax owed @ 24.0%: −$284
• After-tax cash flow: $2,363/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

+111.1% since first listed

5 events — show timeline

• 2026-05-19 Listed $95,000 SWVAR
• 2024-04-05 Sold (Public Records) $35,000 Public Records
• 2024-04-04 Sold (MLS) $35,000 SWVAR
• 2024-03-07 Pending — SWVAR
• 2024-02-13 Listed $45,000 SWVAR

Property tax history

+1.7%/yr

Latest (2025): $407 · +0.0% YoY. Source: county tax records.