713 Peppers Ferry Rd · Pulaski, VA 24301

$82,000

4 bd · 2.0 ba · 1,344 sqft · SingleFamily · 16 Days on market

Built 1992

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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 +4.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

4BR/2BA manufactured home offering great potential for investors or buyers looking to make it their own. With a little TLC, this property could be rental income or a comfortable residence. Conveniently located near shopping and dining, adding to its everyday appeal. Don't miss this opportunity to invest or create your ideal space. Property is being sold ''AS IS, WHERE IS. ''

Key facts

• Listed 16 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential ranch-style property
• Construction: Block foundation
• Exterior features: Metal roof; Has a view

Interior

• Kitchen: Dishwasher; Refrigerator; Oven
• Flooring: Vinyl flooring; Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning
• Interior features: Laminate counters; Has 6 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $730 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $82k).
• Recommended offer: $81k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.0% vs local median 5.5% in Pulaski — 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 67/100 on livability (#297 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, crime F, amenities F.
• Pulaski County Public School District (rural): math 48% / reading 61% proficiency, ranked #86 of 131 in VA (top 66%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 114 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 39 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $567 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Pulaski County population projected at -19% 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 $23k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $70k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $80,770 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-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?
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.93% ✓
• Cap rate: 16.97%
• Cash-on-cash: 38.14%
• DSCR: 2.70
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $182,784
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1125 Peppers Ferry Rd	0.40mi	4/2.0	1,295 (-4%)	2mo	$233,500	$180	74
712 Orchard Rd	0.28mi	3/1.0 (-1)	1,420 (+6%)	7mo	$172,500	$121	62
601 Peppers Ferry Rd	0.11mi	4/1.5	1,490 (+11%)	16mo	$108,000	$72	62
1012 Oak St	0.57mi	3/1.0 (-1)	1,424 (+6%)	4mo	$45,000	$32	51
818 5th St NE	0.37mi	3/1.0 (-1)	1,182 (-12%)	4mo	$169,000	$143	50
805 Newbern Rd	0.40mi	3/1.0 (-1)	1,252 (-7%)	14mo	$170,000	$136	49
721 Gateway Dr	0.36mi	3/1.0 (-1)	1,511 (+12%)	8mo	$159,900	$106	47
913 Oakhurst Ave	0.55mi	3/1.5 (-1)	1,154 (-14%)	1mo	$199,000	$172	43
1116 Taylor St	0.63mi	3/1.0 (-1)	1,480 (+10%)	8mo	$156,000	$105	38
120 Tenth St NW	0.74mi	3/2.0 (-1)	1,506 (+12%)	3mo	$233,000	$155	38
812 4th St NE	0.41mi	3/1.0 (-1)	1,148 (-15%)	14mo	$104,900	$91	35
121 8th St NW	0.73mi	3/2.0 (-1)	1,525 (+14%)	16mo	$220,000	$144	25

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: 34.2%
• Equity multiple: 2.45×
• Total profit: $33,189
• Equity at exit: $12,226

10-year hold

• IRR: 41.1%
• Equity multiple: 4.86×
• Total profit: $88,730
• Equity at exit: $7,090

Cash invested: $22,960 (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 24301

• Active inventory: 114
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,580 medium
• Mortgage (P&I): −$430
• Tax from tax record: −$54 /mo · $650/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $730

Break-even live

Break-even rent $656

Max offer price $82,000

Occupancy floor 49%

Sensitivity live

Price	-10% $776	-5% $753	+0% $730	+5% $707	+10% $683
Rent	-10% $605	-5% $667	+0% $730	+5% $792	+10% $855
Rate	-1.0pp $771	-0.5pp $751	base $730	+0.5pp $709	+1.0pp $687

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
500 Pico Ter Pulaski, VA	3.0	1.0–2.0	882	$1,580	$1.79	44d	11	0.26mi

Listing history 4 events

1. 2026-05-02
   status Pending
2. 2026-04-15
   listed $82,000 Active
3. 2018-09-09
   listed $66,800
4. 2002-04-26
   soldstatus $70,000

ⓘ 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: $650 · $54/mo
• Projected year-2 tax: $672 · $56/mo
• Expected delta: +$22/yr (+$2/mo · 3.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $18,960
• − Mortgage interest: −$4,593
• − Property taxes: −$650
• − Insurance: −$410
• − Repairs & maintenance: −$1,517
• − Management: −$1,517
• − Depreciation: −$2,385
• Taxable income: $7,887
• Est. tax owed @ 24.0%: −$1,893
• After-tax cash flow: $6,865/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: Pulaski County Public School District
• NCES district ID: 5103150
• Math proficiency: 48% ▼ -31.00%
• Reading proficiency: 61% ▼ -13.00%
• Median HH income: $44,912
• Composite: 45.98/100
• National rank: #2537
• State rank: #86 of 131 in VA

Livability — Pulaski

• Score: 67/100
• State rank: #297
• US rank: #10639

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pulaski, VA
• Population (ZIP): 13,370

Population outlook (Pulaski County) Hauer SSP2

• Today (2025): 32,949 people
• By 2030: 31,812 · -3.5%
• By 2040: 29,224 · -11.3%
• By 2050: 26,691 · -19.0%
• By 2075: 21,312 · -35.3%
• By 2100: 15,697 · -52.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 5% Black 4% Hispanic / Latino 3%
• Common ancestry: Serbian 2% Italian 2% Iranian 1%
• Foreign-born: 2% · Vietnam, Canada
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Pulaski

• 2024 margin: Solid R (+44.7) · D 27.3% · R 72.0%
• 2008→2024 swing: -25.1pp toward R · 2008: -19.5pp · 2024: -44.7pp
• All cycles: 2024: R+44.7 2020: R+41.5 2016: R+40.7 2012: R+24.8 2008: R+19.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.98%
• Current HPI: 144.6556
• 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

+17.1% since first listed

4 events — show timeline

• 2026-05-02 Pending — GVBOR
• 2026-04-15 Listed $82,000 GVBOR
• 2018-09-09 Listed $66,800 NRVMLS
• 2002-04-26 Sold (Public Records) $70,000 Public Records

Property tax history

+2.8%/yr

Latest (2026): $650 · +0.0% YoY. Source: county tax records.