2921 Imboden Rd · Appalachia, VA 24216

$64,900

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 292 Days on market

Built 1940 5,227 sqft lot $77/sqft · 35% below area Est $100k · 35% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Schools +6.3/10.0
• Appreciation +3.1/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nestled in the scenic mountains of Appalachia, Virginia, this delightful 2-bedroom, 1-bathroom cottage is the perfect place to call home. Whether you're a first-time buyer, looking for a peaceful getaway, or simply craving the charm of small-town mountain living, this cozy home offers comfort, character, and affordability. Step inside to find a welcoming living area, and a quaint kitchen with plenty of natural light. The spacious front porch is ideal for sipping morning coffee while enjoying the serene mountain views. The yard is just the right size for gardening or relaxing under the stars. Located in a quiet neighborhood with friendly neighbors and close to local shops, parks, and outdoor trails—this cottage is the perfect blend of tranquility and convenience.

Key facts

• Spacious front porch
• Quiet neighborhood
• Quaint kitchen

Tags

• QUAINT KITCHEN
• SPACIOUS FRONT PORCH
• SERENE MOUNTAIN VIEWS
• QUIET NEIGHBORHOOD
• LOCAL SHOPS
• OUTDOOR TRAILS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($856 rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#505 in VA) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A-; Watch: schools F, amenities F, commute F.
• Wise County Public School District (town): math 74% / reading 79% proficiency, ranked #11 of 131 in VA (top 8%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 26 active listings in the ZIP; 17 units permitted in Wise County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Wise 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 $18k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 292 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $15k; list at $65k implies a 333% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 292 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 1940 — 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. 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 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?
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: 1.32% ✓
• Cap rate: 11.70%
• Cash-on-cash: 19.31%
• DSCR: 1.86
• GRM: 6.3

CMA / ARV

• ARV (median comp): $100,293
• List price: $64,900
• Delta: -35.29%
• Verdict: UNDERPRICED
• Comps: 9 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 5.5%
• Equity multiple: 1.21×
• Total profit: $3,893
• Equity at exit: $9,677

10-year hold

• IRR: 14.9%
• Equity multiple: 2.21×
• Total profit: $21,983
• Equity at exit: $5,611

Cash invested: $18,172 (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 24216

• Home prices YoY: -3.3%
• Active inventory: 26
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $856 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$16 /mo · $193/yr
• Insurance: −$27
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $226

Break-even live

Break-even rent $569

Max offer price $64,900

Occupancy floor 69%

Sensitivity live

Price	-10% $263	-5% $244	+0% $226	+5% $208	+10% $189
Rent	-10% $158	-5% $192	+0% $226	+5% $260	+10% $294
Rate	-1.0pp $259	-0.5pp $243	base $226	+0.5pp $209	+1.0pp $192

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $64,900 Active 292 DOM
2. 2026-06-21
   days on market $64,900 Active 291 DOM
3. 2026-06-18
   days on market $64,900 Active 289 DOM
4. 2026-06-17
   days on market $64,900 Active 288 DOM
5. 2026-06-16
   days on market $64,900 Active 287 DOM
6. 2026-06-15
   days on market $64,900 Active 286 DOM
7. 2026-06-15
   days on market $64,900 Active 285 DOM
8. 2026-06-13
   days on market $64,900 Active 284 DOM
9. 2026-06-12
   days on market $64,900 Active 283 DOM
10. 2026-06-09
    days on market $64,900 Active 280 DOM
11. 2026-06-08
    days on market $64,900 Active 279 DOM
12. 2026-06-08
    days on market $64,900 Active 278 DOM
13. 2026-06-07
    days on market $64,900 Active 277 DOM
14. 2026-06-03
    days on market $64,900 Active 274 DOM
15. 2026-06-02
    days on market $64,900 Active 273 DOM
16. 2026-06-01
    pricedays on market $64,900 Active 272 DOM
17. 2026-05-31
    days on market $65,900 Active 271 DOM
18. 2026-05-07
    price $65,900 778-char remark

    Show marketing remark (778 chars)

    Nestled in the scenic mountains of Appalachia, Virginia, this delightful 2-bedroom, 1-bathroom cottage is the perfect place to call home. Whether you're a first-time buyer, looking for a peaceful getaway, or simply craving the charm of small-town mountain living, this cozy home offers comfort, character, and affordability. Step inside to find a welcoming living area, and a quaint kitchen with plenty of natural light. The spacious front porch is ideal for sipping morning coffee while enjoying the serene mountain views. The yard is just the right size for gardening or relaxing under the stars. Located in a quiet neighborhood with friendly neighbors and close to local shops, parks, and outdoor trails—this cottage is the perfect blend of tranquility and convenience.

19. 2026-03-06
    status Active 778-char remark

    Show marketing remark (778 chars)

    Nestled in the scenic mountains of Appalachia, Virginia, this delightful 2-bedroom, 1-bathroom cottage is the perfect place to call home. Whether you're a first-time buyer, looking for a peaceful getaway, or simply craving the charm of small-town mountain living, this cozy home offers comfort, character, and affordability. Step inside to find a welcoming living area, and a quaint kitchen with plenty of natural light. The spacious front porch is ideal for sipping morning coffee while enjoying the serene mountain views. The yard is just the right size for gardening or relaxing under the stars. Located in a quiet neighborhood with friendly neighbors and close to local shops, parks, and outdoor trails—this cottage is the perfect blend of tranquility and convenience.

20. 2026-02-28
    status Pending 778-char remark

    Show marketing remark (778 chars)

    Nestled in the scenic mountains of Appalachia, Virginia, this delightful 2-bedroom, 1-bathroom cottage is the perfect place to call home. Whether you're a first-time buyer, looking for a peaceful getaway, or simply craving the charm of small-town mountain living, this cozy home offers comfort, character, and affordability. Step inside to find a welcoming living area, and a quaint kitchen with plenty of natural light. The spacious front porch is ideal for sipping morning coffee while enjoying the serene mountain views. The yard is just the right size for gardening or relaxing under the stars. Located in a quiet neighborhood with friendly neighbors and close to local shops, parks, and outdoor trails—this cottage is the perfect blend of tranquility and convenience.

21. 2025-11-10
    price $66,000 778-char remark

    Show marketing remark (778 chars)

    Nestled in the scenic mountains of Appalachia, Virginia, this delightful 2-bedroom, 1-bathroom cottage is the perfect place to call home. Whether you're a first-time buyer, looking for a peaceful getaway, or simply craving the charm of small-town mountain living, this cozy home offers comfort, character, and affordability. Step inside to find a welcoming living area, and a quaint kitchen with plenty of natural light. The spacious front porch is ideal for sipping morning coffee while enjoying the serene mountain views. The yard is just the right size for gardening or relaxing under the stars. Located in a quiet neighborhood with friendly neighbors and close to local shops, parks, and outdoor trails—this cottage is the perfect blend of tranquility and convenience.

22. 2025-10-05
    price $67,000 778-char remark

    Show marketing remark (778 chars)

    Nestled in the scenic mountains of Appalachia, Virginia, this delightful 2-bedroom, 1-bathroom cottage is the perfect place to call home. Whether you're a first-time buyer, looking for a peaceful getaway, or simply craving the charm of small-town mountain living, this cozy home offers comfort, character, and affordability. Step inside to find a welcoming living area, and a quaint kitchen with plenty of natural light. The spacious front porch is ideal for sipping morning coffee while enjoying the serene mountain views. The yard is just the right size for gardening or relaxing under the stars. Located in a quiet neighborhood with friendly neighbors and close to local shops, parks, and outdoor trails—this cottage is the perfect blend of tranquility and convenience.

23. 2025-08-28
    listed $69,900 Active 778-char remark

    Show marketing remark (778 chars)

    Nestled in the scenic mountains of Appalachia, Virginia, this delightful 2-bedroom, 1-bathroom cottage is the perfect place to call home. Whether you're a first-time buyer, looking for a peaceful getaway, or simply craving the charm of small-town mountain living, this cozy home offers comfort, character, and affordability. Step inside to find a welcoming living area, and a quaint kitchen with plenty of natural light. The spacious front porch is ideal for sipping morning coffee while enjoying the serene mountain views. The yard is just the right size for gardening or relaxing under the stars. Located in a quiet neighborhood with friendly neighbors and close to local shops, parks, and outdoor trails—this cottage is the perfect blend of tranquility and convenience.

24. 2025-02-03
    price $69,000
25. 2024-11-26
    price $74,000
26. 1992-04-03
    soldstatus $15,000
27. 1991-01-29
    soldstatus $17,500

ⓘ 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: $193 · $16/mo
• Projected year-2 tax: $532 · $44/mo
• Expected delta: +$340/yr (+$28/mo · 176.4%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 9 d/yr ≥95°F today · 24 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: $10,267
• − Mortgage interest: −$3,635
• − Property taxes: −$193
• − Insurance: −$1,122
• − Repairs & maintenance: −$821
• − Management: −$821
• − Depreciation: −$1,888
• Taxable income: $1,786
• Est. tax owed @ 24.0%: −$429
• After-tax cash flow: $2,284/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: Wise County Public School District
• NCES district ID: 5104080
• Math proficiency: 74% ▼ -20.00%
• Reading proficiency: 79% ▼ -7.00%
• Median HH income: $35,624
• Composite: 63.37/100
• National rank: #625
• State rank: #11 of 131 in VA

Livability — Appalachia

• Score: 56/100
• State rank: #505
• US rank: #22417

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,356

Population outlook (Wise County) Hauer SSP2

• Today (2025): 35,714 people
• By 2030: 33,742 · -5.5%
• By 2040: 29,870 · -16.4%
• By 2050: 26,233 · -26.5%
• By 2075: 18,296 · -48.8%
• By 2100: 12,147 · -66.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 7% Black 5% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Portuguese 2% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Wise

• 2024 margin: Solid R (+63.3) · D 18.1% · R 81.4%
• 2008→2024 swing: -35.6pp toward R · 2008: -27.7pp · 2024: -63.3pp
• All cycles: 2024: R+63.3 2020: R+61.7 2016: R+62.0 2012: R+48.8 2008: R+27.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.82%
• Current HPI: 112.8878
• 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

+276.6% since first listed

10 events — show timeline

• 2026-05-07 Price Changed $65,900 TVRMLS
• 2026-03-06 Relisted — TVRMLS
• 2026-02-28 Pending — TVRMLS
• 2025-11-10 Price Changed $66,000 TVRMLS
• 2025-10-05 Price Changed $67,000 TVRMLS
• 2025-08-28 Listed $69,900 TVRMLS
• 2025-02-03 Price Changed $69,000 TVRMLS
• 2024-11-26 Price Changed $74,000 TVRMLS
• 1992-04-03 Sold (Public Records) $15,000 Public Records
• 1991-01-29 Sold (Public Records) $17,500 Public Records

Property tax history

+4.7%/yr

Latest (2025): $193 · +43.8% YoY. Source: county tax records.