818 Buskill Ave · Richlands, VA 24641

$99,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 182 Days on market

Built 1973 0.84 ac lot Est $84k · 19% 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 +20.3/30.0
• DSCR +6.4/10.0
• Schools +6.0/10.0
• 1% rule +4.2/10.0
• Appreciation +4.1/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

This inviting 3-bedroom, 1-bath modular home is situated on 0.84 acres, offering the convenience of in-town living while still providing plenty of privacy. The home features classic paneling walls, creating a solid foundation for updates and personal touches. Outside, the property includes two storage buildings, perfect for tools, equipment, or hobbies, along with an above-ground pool for relaxing and entertaining during warmer months. With ample outdoor space and endless interior potential, this property is an excellent starter home and a wonderful opportunity to put your own stamp on the interior.

Key facts

• Ample outdoor space
• Modular home
• Above-ground pool

Tags

• MODULAR HOME
• CLASSIC PANELING WALLS
• TWO STORAGE BUILDINGS
• ABOVE-GROUND POOL
• AMPLE OUTDOOR SPACE

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Manufactured single-family home; One story
• Construction: Masonite exterior; Shingle roof
• Exterior features: Deck; Above-ground pool

Interior

• Flooring: Laminate; Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating
• Interior features: Laminate, vinyl, and wood flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $126 ($2k/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 $91k (8.3% below list).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 4.4% in Richlands — 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 66/100 on livability (#314 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: crime C-, amenities F, commute 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: Richlands Elementary (math 69% / reading 79%, grade A, #248 of 1,108 statewide, top 23%, 547 students, 83% FRL); Richlands Middle (math 58% / reading 71%, grade A-, #123 of 342 statewide, top 37%, 495 students, 83% FRL); Richlands High (math 68% / reading 87%, grade A-, #83 of 319 statewide, top 28%, 636 students, 82% 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 (-1.9%/yr); year-one equity from $684 of loan paydown is wiped out by about $2k 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 182 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.92% ✗
• Cap rate: 7.82%
• Cash-on-cash: 5.45%
• DSCR: 1.24
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $83,520
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1304 Mcdowell St	0.38mi	3/1.0	1,000 (+4%)	13mo	$52,500	$53	65
1818 5th St	0.30mi	3/1.0	1,026 (+7%)	12mo	$71,000	$69	65
717 Front St	0.61mi	3/1.0	966 (+1%)	10mo	$120,000	$124	62
194 Gate Rd	0.37mi	2/1.0 (-1)	900 (-6%)	10mo	$78,000	$87	59

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

Projected returns pro-forma

-1.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.9%
• Equity multiple: 0.88×
• Total profit: $-3,307
• Equity at exit: $19,821

10-year hold

• IRR: 4.9%
• Equity multiple: 1.42×
• Total profit: $11,544
• Equity at exit: $17,508

Cash invested: $27,720 (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 24641

• Home prices YoY: -1.3%
• Active inventory: 46
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $908 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$31 /mo · $369/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $126

Break-even live

Break-even rent $748

Max offer price $99,000

Occupancy floor 81%

Sensitivity live

Price	-10% $182	-5% $154	+0% $126	+5% $98	+10% $70
Rent	-10% $54	-5% $90	+0% $126	+5% $162	+10% $198
Rate	-1.0pp $176	-0.5pp $151	base $126	+0.5pp $100	+1.0pp $74

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-22
   days on market $99,000 Active 182 DOM
2. 2026-06-21
   days on market $99,000 Active 181 DOM
3. 2026-06-19
   days on market $99,000 Active 179 DOM
4. 2026-06-18
   days on market $99,000 Active 178 DOM
5. 2026-06-17
   days on market $99,000 Active 177 DOM
6. 2026-06-16
   days on market $99,000 Active 176 DOM
7. 2026-06-16
   status $99,000 Active 175 DOM
8. 2026-06-15
   days on market $99,000 Active Under Contract 175 DOM
9. 2026-06-14
   days on market $99,000 Active Under Contract 173 DOM
10. 2026-06-12
    days on market $99,000 Active Under Contract 172 DOM
11. 2026-06-09
    days on market $99,000 Active Under Contract 169 DOM
12. 2026-06-08
    days on market $99,000 Active Under Contract 168 DOM
13. 2026-06-07
    days on market $99,000 Active Under Contract 167 DOM
14. 2026-06-03
    days on market $99,000 Active Under Contract 163 DOM
15. 2026-06-02
    days on market $99,000 Active Under Contract 162 DOM
16. 2026-06-01
    days on market $99,000 Active Under Contract 161 DOM
17. 2026-05-31
    days on market $99,000 Active Under Contract 160 DOM
18. 2026-05-30
    days on market $99,000 Active Under Contract 159 DOM
19. 2025-12-30
    historical Active Under Contract
20. 2025-12-22
    listed $99,000 Active

ⓘ 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: $369 · $31/mo
• Projected year-2 tax: $812 · $68/mo
• Expected delta: +$443/yr (+$37/mo · 120.1%)

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

Taxation est. · year 1

• Rental income: $10,893
• − Mortgage interest: −$5,546
• − Property taxes: −$369
• − Insurance: −$495
• − Repairs & maintenance: −$871
• − Management: −$871
• − Depreciation: −$2,880
• Taxable loss: −$139
• Est. tax savings @ 24.0%: +$33
• After-tax cash flow: $1,545/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 — Richlands

• Score: 66/100
• State rank: #314
• US rank: #11229

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Richlands, VA
• Population (ZIP): 5,417

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 (98%)
• Race & ethnicity: White 98% Asian 2%
• Common ancestry: Serbian 1% Italian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Other Indo-European 1%

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: ▼ -1.87%
• Current HPI: 141.9823
• 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

2 events — show timeline

• 2025-12-30 Contingent — SWVAR
• 2025-12-22 Listed $99,000 SWVAR

Property tax history

+2.0%/yr

Latest (2025): $369 · +0.0% YoY. Source: county tax records.