18420 Eden Ln · Abingdon, VA 24211

$275,000

3 bd · 2.0 ba · 972 sqft · SingleFamily public records · 186 Days on market

Built 1970 1.00 ac lot $283/sqft · 87% above area Est $346k · 20% under

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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).

• ARV discount +15.0/15.0
• Schools +6.2/10.0
• Cash flow +5.5/30.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * * OPEN HOUSE Tuesday 03/31 from 2:00-4:00 * * * * This beautiful home has been completely renovated and is move-in ready !!! This 4 bedroom, 2 bath home is located in a quiet desirable neighborhood in Abingdon, VA. The home features updated finishes throughout and have a great floor plan ideal for families or for entertaining. Oh, did I mention stainless appliances as well! Enjoy a spacious backyard that opens up to an open field offering lots of privacy and beautiful mountain views. Located just minutes to Exits 17 or 19 and close to South Holston Lake. Call to book a showing today!!! This one won't last long. ALL information taken from Seller / public records and deemed reliable but not guaranteed. Buyer/Buyer Agent to verify all information.

Key facts

• Remodeled
• Spacious backyard
• Conveniently located

Tags

• REMODELED
• SPACIOUS BACKYARD
• BACKS UP TO OPEN FIELD
• CONVENIENTLY LOCATED
• CLOSE TO SOUTH HOLSTON LAKE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-588 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (37.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (52.5% below list).
• Recommended offer: $131k (52.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 80/100 on livability (#59 in VA, #1,691 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, health & safety A+, schools A; Watch: employment D, commute F.
• Washington County Public School District (rural): math 68% / reading 79% proficiency, ranked #15 of 131 in VA (top 12%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 98 active listings in the ZIP; 99 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Washington County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 186 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 10% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $225k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,568 (52.5% 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. It's been on market 186 days. Have you received any prior offers? Is the seller open to a 53% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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.
9. 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.
10. 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: 0.47% ✗
• Cap rate: 3.73%
• Cash-on-cash: -9.17%
• DSCR: 0.59
• GRM: 17.6

CMA / ARV

• ARV (median comp): $345,510
• List price: $275,000
• Delta: -20.41%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25424 Wexmouth Dr	0.08mi	3/1.0	1,008 (+4%)	20mo	$176,000	$175	69

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: -32.7%
• Equity multiple: -0.07×
• Total profit: $-82,174
• Equity at exit: $41,003

10-year hold

• IRR: -39.3%
• Equity multiple: -0.56×
• Total profit: $-120,412
• Equity at exit: $23,777

Cash invested: $77,000 (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 24211

• Home prices YoY: -27.2%
• Active inventory: 98
• Price-to-rent: 17.6×

Monthly cashflow live

• Estimated rent: $1,306 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$63 /mo · $755/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $-588

Break-even live

Break-even rent $2,050

Max offer price $171,101

Occupancy floor —

Sensitivity live

Price	-10% $-432	-5% $-510	+0% $-588	+5% $-666	+10% $-744
Rent	-10% $-691	-5% $-640	+0% $-588	+5% $-537	+10% $-485
Rate	-1.0pp $-450	-0.5pp $-518	base $-588	+0.5pp $-659	+1.0pp $-732

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $275,000 Active 186 DOM
2. 2026-06-18
   days on market $275,000 Active 185 DOM
3. 2026-06-17
   days on market $275,000 Active 184 DOM
4. 2026-06-16
   days on market $275,000 Active 183 DOM
5. 2026-06-15
   days on market $275,000 Active 182 DOM
6. 2026-06-14
   days on market $275,000 Active 180 DOM
7. 2026-06-13
   days on market $275,000 Active 179 DOM
8. 2026-06-10
   days on market $275,000 Active 177 DOM
9. 2026-06-09
   days on market $275,000 Active 176 DOM
10. 2026-06-08
    days on market $275,000 Active 175 DOM
11. 2026-06-07
    days on market $275,000 Active 174 DOM
12. 2026-06-02
    days on market $275,000 Active 169 DOM
13. 2026-06-01
    days on market $275,000 Active 168 DOM
14. 2026-05-31
    days on market $275,000 Active 167 DOM
15. 2026-05-30
    days on market $275,000 Active 166 DOM
16. 2026-05-04
    soldstatus $225,000 Closed 764-char remark

    Show marketing remark (764 chars)

    * * * OPEN HOUSE Tuesday 03/31 from 2:00-4:00 * * * * This beautiful home has been completely renovated and is move-in ready !!! This 4 bedroom, 2 bath home is located in a quiet desirable neighborhood in Abingdon, VA. The home features updated finishes throughout and have a great floor plan ideal for families or for entertaining. Oh, did I mention stainless appliances as well! Enjoy a spacious backyard that opens up to an open field offering lots of privacy and beautiful mountain views. Located just minutes to Exits 17 or 19 and close to South Holston Lake. Call to book a showing today!!! This one won't last long. ALL information taken from Seller / public records and deemed reliable but not guaranteed. Buyer/Buyer Agent to verify all information.

17. 2026-04-03
    status Pending 764-char remark

    Show marketing remark (764 chars)

    * * * OPEN HOUSE Tuesday 03/31 from 2:00-4:00 * * * * This beautiful home has been completely renovated and is move-in ready !!! This 4 bedroom, 2 bath home is located in a quiet desirable neighborhood in Abingdon, VA. The home features updated finishes throughout and have a great floor plan ideal for families or for entertaining. Oh, did I mention stainless appliances as well! Enjoy a spacious backyard that opens up to an open field offering lots of privacy and beautiful mountain views. Located just minutes to Exits 17 or 19 and close to South Holston Lake. Call to book a showing today!!! This one won't last long. ALL information taken from Seller / public records and deemed reliable but not guaranteed. Buyer/Buyer Agent to verify all information.

18. 2026-03-20
    price $244,995 764-char remark

    Show marketing remark (764 chars)

    * * * OPEN HOUSE Tuesday 03/31 from 2:00-4:00 * * * * This beautiful home has been completely renovated and is move-in ready !!! This 4 bedroom, 2 bath home is located in a quiet desirable neighborhood in Abingdon, VA. The home features updated finishes throughout and have a great floor plan ideal for families or for entertaining. Oh, did I mention stainless appliances as well! Enjoy a spacious backyard that opens up to an open field offering lots of privacy and beautiful mountain views. Located just minutes to Exits 17 or 19 and close to South Holston Lake. Call to book a showing today!!! This one won't last long. ALL information taken from Seller / public records and deemed reliable but not guaranteed. Buyer/Buyer Agent to verify all information.

19. 2026-03-03
    status Active 764-char remark

    Show marketing remark (764 chars)

    * * * OPEN HOUSE Tuesday 03/31 from 2:00-4:00 * * * * This beautiful home has been completely renovated and is move-in ready !!! This 4 bedroom, 2 bath home is located in a quiet desirable neighborhood in Abingdon, VA. The home features updated finishes throughout and have a great floor plan ideal for families or for entertaining. Oh, did I mention stainless appliances as well! Enjoy a spacious backyard that opens up to an open field offering lots of privacy and beautiful mountain views. Located just minutes to Exits 17 or 19 and close to South Holston Lake. Call to book a showing today!!! This one won't last long. ALL information taken from Seller / public records and deemed reliable but not guaranteed. Buyer/Buyer Agent to verify all information.

20. 2026-02-26
    historical Active Under Contract 764-char remark

    Show marketing remark (764 chars)

    * * * OPEN HOUSE Tuesday 03/31 from 2:00-4:00 * * * * This beautiful home has been completely renovated and is move-in ready !!! This 4 bedroom, 2 bath home is located in a quiet desirable neighborhood in Abingdon, VA. The home features updated finishes throughout and have a great floor plan ideal for families or for entertaining. Oh, did I mention stainless appliances as well! Enjoy a spacious backyard that opens up to an open field offering lots of privacy and beautiful mountain views. Located just minutes to Exits 17 or 19 and close to South Holston Lake. Call to book a showing today!!! This one won't last long. ALL information taken from Seller / public records and deemed reliable but not guaranteed. Buyer/Buyer Agent to verify all information.

21. 2026-02-10
    listed $249,999 Active 764-char remark

    Show marketing remark (764 chars)

    * * * OPEN HOUSE Tuesday 03/31 from 2:00-4:00 * * * * This beautiful home has been completely renovated and is move-in ready !!! This 4 bedroom, 2 bath home is located in a quiet desirable neighborhood in Abingdon, VA. The home features updated finishes throughout and have a great floor plan ideal for families or for entertaining. Oh, did I mention stainless appliances as well! Enjoy a spacious backyard that opens up to an open field offering lots of privacy and beautiful mountain views. Located just minutes to Exits 17 or 19 and close to South Holston Lake. Call to book a showing today!!! This one won't last long. ALL information taken from Seller / public records and deemed reliable but not guaranteed. Buyer/Buyer Agent to verify all information.

22. 2025-12-15
    listed $275,000 Active 515-char remark

    Show marketing remark (515 chars)

    Motivated seller! Beautifully remodeled 4-bedroom, 2-bath single-family home located in a quiet, desirable neighborhood in Abingdon, VA. This move-in-ready home offers updated finishes throughout and a functional layout ideal for families or entertaining. Enjoy a spacious backyard that backs up to an open field, providing privacy and peaceful views. Conveniently located just minutes from Exits 17 and 19 and close to South Holston Lake, shopping, and local amenities. Priced to sell schedule your showing today!

23. 2019-09-05
    soldstatus $120,000

ⓘ 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: $755 · $63/mo
• Projected year-2 tax: $2,255 · $188/mo
• Expected delta: +$1,500/yr (+$125/mo · 198.6%)

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,668
• − Mortgage interest: −$15,404
• − Property taxes: −$755
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,253
• − Management: −$1,253
• − Depreciation: −$8,000
• Taxable loss: −$12,373
• Est. tax savings @ 24.0%: +$2,970
• After-tax cash flow: $-4,088/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: Washington County Public School District
• NCES district ID: 5103900
• Math proficiency: 68% ▼ -23.00%
• Reading proficiency: 79% ▼ -7.00%
• Median HH income: $42,412
• Composite: 61.5/100
• National rank: #754
• State rank: #15 of 131 in VA

Livability — Abingdon

• Score: 80/100
• State rank: #59
• US rank: #1691

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 16,814
• Population (ZIP): 10,341

Population outlook (Washington County) Hauer SSP2

• Today (2025): 53,266 people
• By 2030: 52,284 · -1.8%
• By 2040: 49,415 · -7.2%
• By 2050: 45,683 · -14.2%
• By 2075: 37,258 · -30.1%
• By 2100: 27,983 · -47.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Serbian 4% Slovak 3% Lithuanian 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Washington

• 2024 margin: Solid R (+53.3) · D 23.0% · R 76.3%
• 2008→2024 swing: -20.6pp toward R · 2008: -32.7pp · 2024: -53.3pp
• All cycles: 2024: R+53.3 2020: R+52.5 2016: R+53.5 2012: R+43.2 2008: R+32.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.71%
• Current HPI: 184.0412
• 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

+87.5% since first listed

8 events — show timeline

• 2026-05-04 Sold (MLS) $225,000 TVRMLS
• 2026-04-03 Pending — TVRMLS
• 2026-03-20 Price Changed $244,995 TVRMLS
• 2026-03-03 Relisted — TVRMLS
• 2026-02-26 Contingent — TVRMLS
• 2026-02-10 Listed $249,999 TVRMLS
• 2025-12-15 Listed $275,000 ForSaleByOwner.com
• 2019-09-05 Sold (Public Records) $120,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $755 · +26.5% YoY. Source: county tax records.