200 Cedar St · Appalachia, VA 24216

$23,700

3 bd · 1.0 ba · 760 sqft · SingleFamily public records · 40 Days on market

Built 1998 0.40 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Charming home located in the heart of Appalachia with convenient access to downtown, local shops, and schools. This property offers great potential for investors or buyers seeking a small-town setting. Property is being dual pathed through an auction platform. To submit offers/bids or view details, visit www. homes4purchase.com. All offers are subject to seller approval. USDA Property. Title will be conveyed by Quit Claim Deed. Buyer is responsible for all closing costs, taxes, and independent verification of property information. Property is sold As-Is with no contingencies, warranties, repairs, concessions, or utilities activated. Buyers must sign a Hold Harmless Agreement prior to entry.

Key facts

• 0.4 acre lot
• Built 1998
• Listed 40 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $24k.

Deal economics

• At list price, monthly cash flow is $602 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($958 rent vs $24k).
• Recommended offer: $23k (3.0% 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 $164 of loan paydown is wiped out by about $711 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($23k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $22,989 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% 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 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?
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: 4.04% ✓
• Cap rate: 36.76%
• Cash-on-cash: 108.81%
• DSCR: 5.84
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $53,200
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
200 Cedar St	0.00mi	3/1.0	760 (0%)	1mo	$24,000	$32	99
604 Blondell Ave	0.19mi	2/1.0 (-1)	768 (+1%)	2mo	$53,500	$70	83

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

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 6.20×
• Total profit: $34,493
• Equity at exit: $3,534

10-year hold

• IRR: —
• Equity multiple: 12.97×
• Total profit: $79,422
• Equity at exit: $2,049

Cash invested: $6,636 (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: 2.1×

Monthly cashflow live

• Estimated rent: $958 medium
• Mortgage (P&I): −$124
• Tax from tax record: −$21 /mo · $250/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $602

Break-even live

Break-even rent $196

Max offer price $23,700

Occupancy floor 32%

Sensitivity live

Price	-10% $615	-5% $608	+0% $602	+5% $595	+10% $588
Rent	-10% $526	-5% $564	+0% $602	+5% $640	+10% $677
Rate	-1.0pp $614	-0.5pp $608	base $602	+0.5pp $596	+1.0pp $589

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: $5,925
• Closing costs: $711
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-15
   status Pending
2. 2026-03-05
   listed $23,700 Active
3. 1998-03-27
   soldstatus $27,000
4. 1994-02-09
   soldstatus $12,450

ⓘ 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: $250 · $21/mo
• Projected year-2 tax: $250 · $21/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 3/10 Moderate 8 d/yr ≥95°F today · 21 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: $11,495
• − Mortgage interest: −$1,328
• − Property taxes: −$250
• − Insurance: −$118
• − Repairs & maintenance: −$920
• − Management: −$920
• − Depreciation: −$689
• Taxable income: $7,270
• Est. tax owed @ 24.0%: −$1,745
• After-tax cash flow: $5,476/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

• Census place: Appalachia, VA
• 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

+90.4% since first listed

4 events — show timeline

• 2026-04-15 Pending — TVRMLS
• 2026-03-05 Listed $23,700 TVRMLS
• 1998-03-27 Sold (Public Records) $27,000 Public Records
• 1994-02-09 Sold (Public Records) $12,450 Public Records

Property tax history

+1.5%/yr

Latest (2025): $250 · +0.0% YoY. Source: county tax records.