171 Teaberry Ln · Riner, VA 24149

$225,000

3 bd · 2.0 ba · 1,647 sqft · Manufactured public records · 171 Days on market

Built 2003 5.00 ac lot $137/sqft · 19% below area Est $278k · 19% under

---

Why this score? — see what drove the C- 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
• Appreciation +10.0/10.0
• Cash flow +9.2/30.0
• Schools +5.3/10.0
• Livability +3.6/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0

Listing remarks MLS

Beautiful 3 Bedroom 2 Bath Home Situated on 5 Acres of Mostly Flat Land. The Home Offers an Open Floor Plan with 2 Living Rooms and a Large Kitchen with Plenty of Cabinet and Counter top space. The Master Bedroom has a Full Master Bathroom with a large Soaking Tub. Outside the Home has 2 Decks and a Heat pump. There is abundant wildlife, a true Hunter's paradise.

Key facts

• Open floor plan
• Heat pump
• Soaking tub

Tags

• OPEN FLOOR PLAN
• 2 LIVING ROOMS
• LARGE KITCHEN
• SOAKING TUB
• 2 DECKS
• HEAT PUMP

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $225k.

Deal economics

• At list price, monthly cash flow is $-171 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $195k (13.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (34.2% below list).
• Recommended offer: $148k (34.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#185 in VA) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: cost of living D, amenities F, commute F.
• Floyd County Public School District (rural): math 56% / reading 70% proficiency, ranked #51 of 131 in VA (top 39%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 34 active listings in the ZIP; 69 units permitted in Floyd County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Floyd County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 171 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $28k; list at $225k implies a 718% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $147,995 (34.2% 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 171 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
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 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?
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: 0.66% ✗
• Cap rate: 5.38%
• Cash-on-cash: -3.25%
• DSCR: 0.86
• GRM: 12.7

CMA / ARV

• ARV (median comp): $278,405
• List price: $225,000
• Delta: -19.18%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
147 Country Ln NW	0.69mi	3/2.0	1,805 (+10%)	20mo	$239,000	$132	35

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.9%
• Equity multiple: 2.77×
• Total profit: $111,569
• Equity at exit: $202,698

10-year hold

• IRR: 19.7%
• Equity multiple: 6.35×
• Total profit: $336,875
• Equity at exit: $437,126

Cash invested: $63,000 (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 24149

• Home prices YoY: 7.7%
• Active inventory: 34
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $1,480 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$66 /mo · $792/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $-171

Break-even live

Break-even rent $1,696

Max offer price $194,872

Occupancy floor —

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $225,000 Active 171 DOM
2. 2026-06-18
   days on market $225,000 Active 170 DOM
3. 2026-06-17
   days on market $225,000 Active 169 DOM
4. 2026-06-16
   days on market $225,000 Active 168 DOM
5. 2026-06-15
   days on market $225,000 Active 167 DOM
6. 2026-06-14
   days on market $225,000 Active 165 DOM
7. 2026-06-13
   days on market $225,000 Active 164 DOM
8. 2026-06-10
   days on market $225,000 Active 162 DOM
9. 2026-06-09
   days on market $225,000 Active 161 DOM
10. 2026-06-08
    days on market $225,000 Active 160 DOM
11. 2026-06-07
    days on market $225,000 Active 159 DOM
12. 2026-06-05
    days on market $225,000 Active 156 DOM
13. 2026-06-03
    price $225,000 Active 154 DOM
14. 2026-06-02
    days on market $230,000 Active 154 DOM
15. 2026-06-01
    days on market $230,000 Active 153 DOM
16. 2026-05-31
    days on market $230,000 Active 152 DOM
17. 2026-05-30
    days on market $230,000 Active 151 DOM
18. 2025-12-30
    listed $230,000 Active 365-char remark

    Show marketing remark (365 chars)

    Beautiful 3 Bedroom 2 Bath Home Situated on 5 Acres of Mostly Flat Land. The Home Offers an Open Floor Plan with 2 Living Rooms and a Large Kitchen with Plenty of Cabinet and Counter top space. The Master Bedroom has a Full Master Bathroom with a large Soaking Tub. Outside the Home has 2 Decks and a Heat pump. There is abundant wildlife, a true Hunter's paradise.

19. 2002-12-03
    soldstatus $27,500

ⓘ 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: $792 · $66/mo
• Projected year-2 tax: $1,845 · $154/mo
• Expected delta: +$1,053/yr (+$88/mo · 132.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $17,759
• − Mortgage interest: −$12,603
• − Property taxes: −$792
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,421
• − Management: −$1,421
• − Depreciation: −$6,545
• Taxable loss: −$6,148
• Est. tax savings @ 24.0%: +$1,476
• 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: Floyd County Public School District
• NCES district ID: 5101350
• Math proficiency: 56% ▼ -26.00%
• Reading proficiency: 70% ▼ -7.00%
• Median HH income: $44,955
• Composite: 53.03/100
• National rank: #1519
• State rank: #51 of 131 in VA

Livability — Riner

• Score: 72/100
• State rank: #185
• US rank: #5756

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,935

Population outlook (Floyd County) Hauer SSP2

• Today (2025): 16,207 people
• By 2030: 16,340 · +0.8%
• By 2040: 16,267 · +0.4%
• By 2050: 15,661 · -3.4%
• By 2075: 13,756 · -15.1%
• By 2100: 11,078 · -31.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Serbian 4% Romanian 1% Slovak 1%
• Foreign-born: 0%

Political lean MEDSL · Floyd

• 2024 margin: Solid R (+37.2) · D 30.8% · R 68.1% · Other 1.1%
• 2008→2024 swing: -17.2pp toward R · 2008: -20.0pp · 2024: -37.2pp
• All cycles: 2024: R+37.2 2020: R+34.2 2016: R+37.5 2012: R+25.4 2008: R+20.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 21.40%
• Current HPI: 299.9381
• 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

+736.4% since first listed

2 events — show timeline

• 2025-12-30 Listed $230,000 NRVMLS
• 2002-12-03 Sold (Public Records) $27,500 Public Records

Property tax history

+1.2%/yr

Latest (2026): $792 · +0.0% YoY. Source: county tax records.