1677 Grapefield Rd · Bluefield, VA 24314

$125,000

3 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 38 Days on market

Built 2004 3.04 ac lot ↓ 27% since listing

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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).

• Cash flow +21.3/30.0
• Appreciation +7.8/10.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• Schools +6.0/10.0
• 1% rule +4.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

YOU WILL LOVE THE BEAUTIFUL COUNTRY SETTING OF THIS HOME WITH 3.04 ACRES!! PRIVACY WITH A VIEW!! INCLUDED ARE OTHER OUT BUILDINGS!! LOCATED WITHIN A FEW MILES OF TOWN OF TAZEWELL!! THIS ONE WANT LAST LONG!!

Key facts

• Privacy
• 3.04 acres
• Out buildings

Tags

• 3.04 ACRES
• PRIVACY
• VIEW
• OUT BUILDINGS

Property features AI

Finance

• Other: Horses allowed; Approximately 3.04 acres

Exterior

• Security: Smoke detectors
• Utilities: Private well water; Septic tank
• Home design: Manufactured home; Single-story; Residential property; Zoned A1
• Construction: Vinyl siding; Metal roof; Unfinished basement
• Exterior features: Deck; Shed(s); Cleared lot

Interior

• Kitchen: Dishwasher; Refrigerator
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric, forced air); Central air; Ceiling fans
• Interior features: Insulated windows; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $184 ($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 $118k (5.7% below list).
• Recommended offer: $118k (5.7% below list) — sets the bar for 1% rule.
• Cap rate 8.1% vs local median 4.1% in Bluefield — 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 62/100 on livability (#408 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment C-, amenities F, commute F.
• Bland County Public School District (rural): math 62% / reading 80% proficiency, ranked #23 of 131 in VA (top 18%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Bland County Elementary (math 57% / reading 72%, grade B, #416 of 1,108 statewide, top 41%, 371 students, 67% FRL); Bland County High (math 62% / reading 87%, grade B+, #107 of 319 statewide, top 37%, 425 students, 68% FRL) — zoned schools average 67% FRL vs 32% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 14 active listings in the ZIP; 8 units permitted in Bland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($864 loan paydown + $7k appreciation (5.6% local appreciation)).
• Bland County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.6% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $117,933 (5.7% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.94% ✗
• Cap rate: 8.06%
• Cash-on-cash: 6.31%
• DSCR: 1.28
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.6%
• Equity multiple: 2.28×
• Total profit: $44,782
• Equity at exit: $75,421

10-year hold

• IRR: 19.1%
• Equity multiple: 4.52×
• Total profit: $123,302
• Equity at exit: $134,125

Cash invested: $35,000 (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 24314

• Home prices YoY: 3.1%
• Active inventory: 14
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,179 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$40 /mo · $482/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $184

Break-even live

Break-even rent $947

Max offer price $125,000

Occupancy floor 79%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-12
   status $125,000 Pending 38 DOM
2. 2026-06-09
   days on market $125,000 Active 38 DOM
3. 2026-06-08
   days on market $125,000 Active 37 DOM
4. 2026-06-07
   pricedays on market $125,000 Active 36 DOM
5. 2026-06-05
   days on market $172,000 Active 33 DOM
6. 2026-06-03
   days on market $172,000 Active 32 DOM
7. 2026-06-02
   days on market $172,000 Active 31 DOM
8. 2026-06-01
   days on market $172,000 Active 30 DOM
9. 2026-05-31
   days on market $172,000 Active 29 DOM
10. 2026-05-30
    days on market $172,000 Active 28 DOM
11. 2026-04-30
    listed $172,000 Active 206-char remark

ⓘ 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: $482 · $40/mo
• Projected year-2 tax: $1,025 · $85/mo
• Expected delta: +$543/yr (+$45/mo · 112.7%)

ⓘ 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 2/10 Low 8 d/yr ≥91°F today · 23 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: $14,152
• − Mortgage interest: −$7,002
• − Property taxes: −$482
• − Insurance: −$625
• − Repairs & maintenance: −$1,132
• − Management: −$1,132
• − Depreciation: −$3,636
• Taxable income: $143
• Est. tax owed @ 24.0%: −$34
• After-tax cash flow: $2,173/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: Bland County Public School District
• NCES district ID: 5100390
• Math proficiency: 62% ▼ -25.00%
• Reading proficiency: 80% ▬ 0.00%
• Median HH income: $44,048
• Composite: 59.56/100
• National rank: #917
• State rank: #23 of 131 in VA

Livability — Bluefield

• Score: 62/100
• State rank: #408
• US rank: #17014

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,353

Population outlook (Bland County) Hauer SSP2

• Today (2025): 6,172 people
• By 2030: 5,928 · -4.0%
• By 2040: 5,402 · -12.5%
• By 2050: 4,926 · -20.2%
• By 2075: 4,051 · -34.4%
• By 2100: 3,028 · -50.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2% Black 1%
• Common ancestry: Lithuanian 4% Serbian 1% Slovak 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Bland

• 2024 margin: Solid R (+69.7) · D 14.8% · R 84.5%
• 2008→2024 swing: -30.3pp toward R · 2008: -39.4pp · 2024: -69.7pp
• All cycles: 2024: R+69.7 2020: R+68.2 2016: R+67.8 2012: R+48.0 2008: R+39.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.60%
• Current HPI: 187.4763
• 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

-27.3% since first listed

3 events — show timeline

• 2026-06-09 Pending — SWVAR
• 2026-06-05 Price Changed $125,000 SWVAR
• 2026-04-30 Listed $172,000 SWVAR

Property tax history

-0.4%/yr

Latest (2025): $482 · +0.0% YoY. Source: county tax records.