8366 Fishman Rd · Pound, VA 24279

$97,000

2 bd · 1.5 ba · 1,440 sqft · SingleFamily public records · 251 Days on market

Built 1964 1.17 ac lot $67/sqft · 30% below area Est $139k · 30% under ↓ 17% since listing

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Why this score? — see what drove the B+ 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 +25.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• Appreciation +6.3/10.0
• Schools +6.3/10.0
• 1% rule +5.9/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming Brick Ranch with Mountain Views and Investment Potential! This cozy brick ranch offers the perfect blend of charm, potential, and location. Sitting on a fenced lot with incredible panoramic mountain views, this home is just minutes from both Wise and Pound. The property features a working heat pump, a fenced yard ideal for pets or children, and the beginnings of a remodel making it a blank canvas for your vision. With a little TLC, this home could easily shine again, whether as a full-time residence, a rental, or your next flip project. If you've been searching for an affordable home with great bones, a great view, and tons of investment opportunity, don't miss this one!

Key facts

• Fenced yard
• Working heat pump
• Investment potential

Tags

• MOUNTAIN VIEWS
• FENCED LOT
• WORKING HEAT PUMP
• FENCED YARD
• INVESTMENT POTENTIAL

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $97k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $97k).
• Recommended offer: $85k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#242 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, commute F, employment 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: 17 active listings in the ZIP; 17 units permitted in Wise County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($671 loan paydown + $2k appreciation (2.5% local appreciation)).
• Wise County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.5% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 251 days — a 12% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 251 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 1964 — 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 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. 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: 1.09% ✓
• Cap rate: 9.23%
• Cash-on-cash: 10.50%
• DSCR: 1.47
• GRM: 7.6

CMA / ARV

• ARV (median comp): $139,158
• List price: $97,000
• Delta: -30.30%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

2.55% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.4%
• Equity multiple: 1.75×
• Total profit: $20,316
• Equity at exit: $41,189

10-year hold

• IRR: 15.7%
• Equity multiple: 3.21×
• Total profit: $59,968
• Equity at exit: $61,653

Cash invested: $27,160 (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 24279

• Home prices YoY: 1.8%
• Active inventory: 17
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,058 medium
• Mortgage (P&I): −$509
• Tax from tax record: −$49 /mo · $589/yr
• Insurance: −$40
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $171

Break-even live

Break-even rent $841

Max offer price $97,000

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: $24,250
• Closing costs: $2,910
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-13
   days on market $97,000 Active 251 DOM
2. 2026-06-12
   days on market $97,000 Active 250 DOM
3. 2026-06-09
   days on market $97,000 Active 247 DOM
4. 2026-06-08
   days on market $97,000 Active 246 DOM
5. 2026-06-08
   days on market $97,000 Active 245 DOM
6. 2026-06-07
   days on market $97,000 Active 244 DOM
7. 2026-06-03
   days on market $97,000 Active 241 DOM
8. 2026-06-02
   days on market $97,000 Active 240 DOM
9. 2026-06-01
   days on market $97,000 Active 239 DOM
10. 2026-05-31
    days on market $97,000 Active 238 DOM
11. 2026-05-07
    price $97,000 691-char remark

    Show marketing remark (691 chars)

    Charming Brick Ranch with Mountain Views and Investment Potential! This cozy brick ranch offers the perfect blend of charm, potential, and location. Sitting on a fenced lot with incredible panoramic mountain views, this home is just minutes from both Wise and Pound. The property features a working heat pump, a fenced yard ideal for pets or children, and the beginnings of a remodel making it a blank canvas for your vision. With a little TLC, this home could easily shine again, whether as a full-time residence, a rental, or your next flip project. If you've been searching for an affordable home with great bones, a great view, and tons of investment opportunity, don't miss this one!

12. 2026-02-27
    price $97,500 691-char remark

    Show marketing remark (691 chars)

    Charming Brick Ranch with Mountain Views and Investment Potential! This cozy brick ranch offers the perfect blend of charm, potential, and location. Sitting on a fenced lot with incredible panoramic mountain views, this home is just minutes from both Wise and Pound. The property features a working heat pump, a fenced yard ideal for pets or children, and the beginnings of a remodel making it a blank canvas for your vision. With a little TLC, this home could easily shine again, whether as a full-time residence, a rental, or your next flip project. If you've been searching for an affordable home with great bones, a great view, and tons of investment opportunity, don't miss this one!

13. 2025-12-14
    status Active 691-char remark

    Show marketing remark (691 chars)

    Charming Brick Ranch with Mountain Views and Investment Potential! This cozy brick ranch offers the perfect blend of charm, potential, and location. Sitting on a fenced lot with incredible panoramic mountain views, this home is just minutes from both Wise and Pound. The property features a working heat pump, a fenced yard ideal for pets or children, and the beginnings of a remodel making it a blank canvas for your vision. With a little TLC, this home could easily shine again, whether as a full-time residence, a rental, or your next flip project. If you've been searching for an affordable home with great bones, a great view, and tons of investment opportunity, don't miss this one!

14. 2025-12-11
    status Pending 691-char remark

    Show marketing remark (691 chars)

    Charming Brick Ranch with Mountain Views and Investment Potential! This cozy brick ranch offers the perfect blend of charm, potential, and location. Sitting on a fenced lot with incredible panoramic mountain views, this home is just minutes from both Wise and Pound. The property features a working heat pump, a fenced yard ideal for pets or children, and the beginnings of a remodel making it a blank canvas for your vision. With a little TLC, this home could easily shine again, whether as a full-time residence, a rental, or your next flip project. If you've been searching for an affordable home with great bones, a great view, and tons of investment opportunity, don't miss this one!

15. 2025-11-28
    price $98,500 691-char remark

    Show marketing remark (691 chars)

    Charming Brick Ranch with Mountain Views and Investment Potential! This cozy brick ranch offers the perfect blend of charm, potential, and location. Sitting on a fenced lot with incredible panoramic mountain views, this home is just minutes from both Wise and Pound. The property features a working heat pump, a fenced yard ideal for pets or children, and the beginnings of a remodel making it a blank canvas for your vision. With a little TLC, this home could easily shine again, whether as a full-time residence, a rental, or your next flip project. If you've been searching for an affordable home with great bones, a great view, and tons of investment opportunity, don't miss this one!

16. 2025-10-26
    price $99,900 691-char remark

    Show marketing remark (691 chars)

    Charming Brick Ranch with Mountain Views and Investment Potential! This cozy brick ranch offers the perfect blend of charm, potential, and location. Sitting on a fenced lot with incredible panoramic mountain views, this home is just minutes from both Wise and Pound. The property features a working heat pump, a fenced yard ideal for pets or children, and the beginnings of a remodel making it a blank canvas for your vision. With a little TLC, this home could easily shine again, whether as a full-time residence, a rental, or your next flip project. If you've been searching for an affordable home with great bones, a great view, and tons of investment opportunity, don't miss this one!

17. 2025-10-15
    price $107,000 691-char remark

    Show marketing remark (691 chars)

    Charming Brick Ranch with Mountain Views and Investment Potential! This cozy brick ranch offers the perfect blend of charm, potential, and location. Sitting on a fenced lot with incredible panoramic mountain views, this home is just minutes from both Wise and Pound. The property features a working heat pump, a fenced yard ideal for pets or children, and the beginnings of a remodel making it a blank canvas for your vision. With a little TLC, this home could easily shine again, whether as a full-time residence, a rental, or your next flip project. If you've been searching for an affordable home with great bones, a great view, and tons of investment opportunity, don't miss this one!

18. 2025-10-02
    listed $116,900 Active 691-char remark

    Show marketing remark (691 chars)

    Charming Brick Ranch with Mountain Views and Investment Potential! This cozy brick ranch offers the perfect blend of charm, potential, and location. Sitting on a fenced lot with incredible panoramic mountain views, this home is just minutes from both Wise and Pound. The property features a working heat pump, a fenced yard ideal for pets or children, and the beginnings of a remodel making it a blank canvas for your vision. With a little TLC, this home could easily shine again, whether as a full-time residence, a rental, or your next flip project. If you've been searching for an affordable home with great bones, a great view, and tons of investment opportunity, don't miss this one!

ⓘ 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: $589 · $49/mo
• Projected year-2 tax: $795 · $66/mo
• Expected delta: +$206/yr (+$17/mo · 35.0%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 3/10 Moderate 8 d/yr ≥94°F today · 23 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: $12,695
• − Mortgage interest: −$5,434
• − Property taxes: −$589
• − Insurance: −$1,282
• − Repairs & maintenance: −$1,016
• − Management: −$1,016
• − Depreciation: −$2,822
• Taxable income: $537
• Est. tax owed @ 24.0%: −$129
• After-tax cash flow: $1,925/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 — Pound

• Score: 69/100
• State rank: #242
• US rank: #8153

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,679

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% Black 10%
• Common ancestry: Italian 3% Serbian 2% Slovak 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 2.55%
• Current HPI: 147.686
• 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

-17.0% since first listed

8 events — show timeline

• 2026-05-07 Price Changed $97,000 TVRMLS
• 2026-02-27 Price Changed $97,500 TVRMLS
• 2025-12-14 Relisted — TVRMLS
• 2025-12-11 Pending — TVRMLS
• 2025-11-28 Price Changed $98,500 TVRMLS
• 2025-10-26 Price Changed $99,900 TVRMLS
• 2025-10-15 Price Changed $107,000 TVRMLS
• 2025-10-02 Listed $116,900 TVRMLS

Property tax history

+1.5%/yr

Latest (2025): $589 · +0.0% YoY. Source: county tax records.