6527 Cleveland Rd · Cleveland, VA 24225

$170,000

4 bd · 1.0 ba · 2,268 sqft · SingleFamily public records · 10 Days on market

Built 1918 6,098 sqft lot

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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 +13.7/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Appreciation +5.0/10.0
• DSCR +4.2/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This charming single family home in Cleveland, VA was built in 1918, offering historical charm with modern updates. With 2 bathrooms and 2,268 sq. ft. of finished living space spread across 2 stories, this property sits on a spacious lot measuring 6,140 sq. ft. Perfect for those looking for a blend of character and comfort, this home is a true gem in a peaceful and scenic setting.

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 1918

Property features AI

Exterior

• Parking: Detached 2-car garage
• Security: Security system
• Utilities: Public water; Public sewer; Propane
• Home design: Single family residence; Two levels; Residential property
• Construction: Vinyl siding; Shingle roof
• Exterior features: Level lot

Interior

• Kitchen: Electric oven; Gas range; Refrigerator
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Ceiling fan cooling
• Interior features: Security system; Crawl space basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-53 ($-634/yr) — negative.
• To cash-flow at today's rent, offer at most $161k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (23.3% below list).
• Recommended offer: $130k (23.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 49/100 on livability (#553 in VA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Russell County Public School District (rural): math 58% / reading 73% proficiency, ranked #44 of 131 in VA (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Lebanon Primary (238 students, 94% FRL); Lebanon Middle (math 54% / reading 70%, grade B+, #143 of 342 statewide, top 43%, 291 students, 91% FRL); Lebanon High (math 59% / reading 77%, grade B, #180 of 319 statewide, top 57%, 606 students, 90% FRL) — zoned schools average 92% FRL vs 49% district-wide (42 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 7 active listings in the ZIP; 35 units permitted in Russell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Russell County population projected at -26% 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 $48k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 9y 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 $84k; list at $170k implies a 101% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1918 — 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 $130,419 (23.3% 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 1918 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.77% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.34%
• DSCR: 1.02
• GRM: 10.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 6.3%
• Equity multiple: 1.36×
• Total profit: $17,079
• Equity at exit: $76,439

10-year hold

• IRR: 9.1%
• Equity multiple: 2.38×
• Total profit: $65,489
• Equity at exit: $117,802

Cash invested: $47,600 (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 24225

• Active inventory: 7
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,304 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$54 /mo · $652/yr
• Insurance: −$71
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $-53

Break-even live

Break-even rent $1,371

Max offer price $160,671

Occupancy floor 99%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-19
   days on market $170,000 Active 10 DOM
2. 2026-06-18
   days on market $170,000 Active 9 DOM
3. 2026-06-17
   days on market $170,000 Active 8 DOM
4. 2026-06-16
   days on market $170,000 Active 7 DOM
5. 2026-06-15
   days on market $170,000 Active 6 DOM
6. 2026-06-14
   days on market $170,000 Active 4 DOM
7. 2026-06-13
   days on market $170,000 Active 3 DOM
8. 2026-06-10
   remarks 383-char remark
9. 2026-06-10
   listed $170,000 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: $652 · $54/mo
• Projected year-2 tax: $1,394 · $116/mo
• Expected delta: +$742/yr (+$62/mo · 113.8%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 21 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: $15,650
• − Mortgage interest: −$9,523
• − Property taxes: −$652
• − Insurance: −$1,648
• − Repairs & maintenance: −$1,252
• − Management: −$1,252
• − Depreciation: −$4,945
• Taxable loss: −$3,621
• Est. tax savings @ 24.0%: +$869
• After-tax cash flow: $235/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: Russell County Public School District
• NCES district ID: 5103420
• Math proficiency: 58% ▼ -32.00%
• Reading proficiency: 73% ▼ -10.00%
• Median HH income: $34,970
• Composite: 54.14/100
• National rank: #1384
• State rank: #44 of 131 in VA

Livability — Cleveland

• Score: 49/100
• State rank: #553
• US rank: #25918

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cleveland, VA
• Population (ZIP): 1,905

Population outlook (Russell County) Hauer SSP2

• Today (2025): 25,787 people
• By 2030: 24,485 · -5.0%
• By 2040: 21,750 · -15.7%
• By 2050: 19,214 · -25.5%
• By 2075: 14,500 · -43.8%
• By 2100: 10,629 · -58.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Native American 2%
• Common ancestry: Russian 1% Serbian 1% Slovak 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Russell

• 2024 margin: Solid R (+67.5) · D 16.1% · R 83.6%
• 2008→2024 swing: -54.8pp toward R · 2008: -12.7pp · 2024: -67.5pp
• All cycles: 2024: R+67.5 2020: R+63.5 2016: R+58.9 2012: R+37.0 2008: R+12.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+100.2% since first listed

13 events — show timeline

• 2026-06-06 Listed $170,000 SWVAR
• 2025-02-25 Listed $172,000 SWVAR
• 2024-11-26 Listed $175,000 SWVAR
• 2024-08-18 Listed $159,900 SWVAR
• 2024-04-22 Listed $169,900 SWVAR
• 2022-03-02 Listed $139,900 SWVAR
• 2019-09-27 Sold (Public Records) $84,400 Public Records
• 2019-09-27 Sold (MLS) $84,400 SWVAR
• 2019-02-15 Listed $85,000 SWVAR
• 2018-04-04 Sold (Public Records) $80,000 Public Records
• 2018-04-04 Sold (MLS) $80,000 SWVAR
• 2017-12-19 Listed $84,900 SWVAR
• 2017-08-07 Listed $84,900 SWVAR

Property tax history

+7.4%/yr

Latest (2025): $652 · +33.4% YoY. Source: county tax records.