705 Westview St · Narrows, VA 24124

$164,899

3 bd · 1.0 ba · 1,116 sqft · SingleFamily public records · 3 Days on market

Built 1939 8,712 sqft lot Est $121k · 37% over

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Why this score? — see what drove the F 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 +8.6/30.0
• Appreciation +8.0/10.0
• Schools +5.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.3/10.0
• ARV discount +0.0/15.0

Listing remarks

Welcome home to this charming 3-bedroom, 1-bath residence located in the heart of Narrows, Virginia! Conveniently situated within walking distance of Narrows Elementary Middle School, this property offers both comfort and convenience for families, first-time homebuyers, or those looking to downsize. Inside, you'll find a functional floor plan with comfortable living spaces and plenty of natural light. Outside, a detached garage provides additional storage, workshop space, or covered parking. Enjoy the convenience of in-town living with easy access to local amenities, parks, and dining. Whether you're looking for a place to call home or an investment opportunity, this property offers small-t

Key facts

• Access to parks
• Detached garage
• Access to dining

Tags

• DETACHED GARAGE
• EASY ACCESS TO LOCAL AMENITIES
• ACCESS TO PARKS
• ACCESS TO DINING

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; 2-story
• Construction: Block foundation
• Exterior features: Shingle roof; Has a view

Interior

• Kitchen: Refrigerator; Oven
• Flooring: Hardwood; Laminate; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Electric heating; Heat pump; Central air conditioning; Window unit(s); Ceiling fan(s)
• Interior features: Ceiling fans; Laminate countertops

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-142 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (15.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $104k (36.7% below list).
• Recommended offer: $104k (36.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#204 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Giles County Public School District (rural): math 56% / reading 68% proficiency, ranked #54 of 131 in VA (top 41%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 41 active listings in the ZIP; 25 units permitted in Giles County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($1k loan paydown + $10k appreciation (6.0% local appreciation)).
• Giles County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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 $59k; list at $165k implies a 179% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $104,417 (36.7% 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. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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?
5. 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?
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: 0.63% ✗
• Cap rate: 5.26%
• Cash-on-cash: -3.70%
• DSCR: 0.84
• GRM: 13.2

CMA / ARV

• ARV (on-the-fly): $120,528
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
200 Cunningham St	0.34mi	3/1.0	1,130 (+1%)	14mo	$177,000	$157	70
212 Gross St	0.23mi	2/1.0 (-1)	1,140 (+2%)	14mo	$65,000	$57	69
1111 Wolf St	0.40mi	2/1.0 (-1)	1,193 (+7%)	20mo	$129,000	$108	48

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

Projected returns pro-forma

6.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.4%
• Equity multiple: 1.84×
• Total profit: $38,797
• Equity at exit: $104,027

10-year hold

• IRR: 13.1%
• Equity multiple: 3.62×
• Total profit: $120,942
• Equity at exit: $188,962

Cash invested: $46,172 (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 24124

• Home prices YoY: 3.1%
• Active inventory: 41
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $1,044 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$34 /mo · $405/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $-142

Break-even live

Break-even rent $1,224

Max offer price $139,755

Occupancy floor —

Sensitivity live

Price	-10% $-49	-5% $-96	+0% $-142	+5% $-189	+10% $-236
Rent	-10% $-225	-5% $-184	+0% $-142	+5% $-101	+10% $-60
Rate	-1.0pp $-59	-0.5pp $-100	base $-142	+0.5pp $-185	+1.0pp $-229

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-19
   days on market $164,899 Active 3 DOM
2. 2026-06-18
   days on market $164,899 Active 2 DOM
3. 2026-06-17
   statusdays on marketlisting id $164,899 Active 1 DOM
4. 2026-06-15
   statusdays on market $164,899 Pending 13 DOM
5. 2026-06-14
   days on market $164,899 Active 12 DOM
6. 2026-06-13
   days on market $164,899 Active 11 DOM
7. 2026-06-10
   days on market $164,899 Active 9 DOM
8. 2026-06-09
   days on market $164,899 Active 8 DOM
9. 2026-06-08
   days on market $164,899 Active 7 DOM
10. 2026-06-07
    days on market $164,899 Active 6 DOM
11. 2026-06-03
    days on market $164,899 Active 2 DOM
12. 2026-06-02
    remarks 699-char remark
13. 2026-06-02
    listed $164,899 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: $405 · $34/mo
• Projected year-2 tax: $1,352 · $113/mo
• Expected delta: +$947/yr (+$79/mo · 233.6%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 10 d/yr ≥94°F today · 28 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: $12,530
• − Mortgage interest: −$9,237
• − Property taxes: −$405
• − Insurance: −$824
• − Repairs & maintenance: −$1,002
• − Management: −$1,002
• − Depreciation: −$4,797
• Taxable loss: −$4,739
• Est. tax savings @ 24.0%: +$1,137
• After-tax cash flow: $-571/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: Giles County Public School District
• NCES district ID: 5101590
• Math proficiency: 56% ▼ -26.00%
• Reading proficiency: 68% ▼ -8.00%
• Median HH income: $45,394
• Composite: 52.25/100
• National rank: #1600
• State rank: #54 of 131 in VA

Livability — Narrows

• Score: 72/100
• State rank: #204
• US rank: #6289

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Narrows, VA
• Population (ZIP): 4,177

Population outlook (Giles County) Hauer SSP2

• Today (2025): 15,868 people
• By 2030: 15,306 · -3.5%
• By 2040: 14,149 · -10.8%
• By 2050: 13,059 · -17.7%
• By 2075: 10,837 · -31.7%
• By 2100: 8,648 · -45.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Slovak 2% Serbian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Giles

• 2024 margin: Solid R (+54.5) · D 22.4% · R 76.9%
• 2008→2024 swing: -38.2pp toward R · 2008: -16.3pp · 2024: -54.5pp
• All cycles: 2024: R+54.5 2020: R+51.4 2016: R+48.6 2012: R+25.6 2008: R+16.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.04%
• Current HPI: 201.2028
• 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

+667.0% since first listed

4 events — show timeline

• 2026-06-01 Listed $164,899 GVBOR
• 2016-05-02 Listed $69,900 NRVMLS
• 2011-09-12 Sold (Public Records) $59,200 Public Records
• 2009-04-03 Sold (Public Records) $21,500 Public Records

Property tax history

+1.8%/yr

Latest (2025): $405 · +0.0% YoY. Source: county tax records.