2809 Freestone Valley Rd · Tazewell, VA 24377

$119,999

4 bd · 1.0 ba · 1,356 sqft · SingleFamily public records · 241 Days on market

Built 1971 1.76 ac lot

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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 +24.8/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• Schools +6.0/10.0
• 1% rule +5.2/10.0
• Appreciation +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Exceptional value in today's market!!! Welcome to 2809 Freestone Valley Road, Tannersville Virginia, where country living meets affordability and comfort! This well-maintained home offers approximately 1,400 square feet of living space and sits on a peaceful 1.76-acre lot surrounded by the beauty of Tannersville's rolling countryside. Perfect for those seeking space, privacy, and a taste of rural life without breaking the bank. Step inside to discover a bright and functional floor plan with plenty of room to relax or entertain. The spacious living area opens to a cozy dining space and a practical kitchen that makes family meals and gatherings a breeze. Whether you're looking for your first home, a mountain retreat, or a quiet place to downsize, this property checks all the boxes. Outside, you'll find everything needed for true country living. The three-bay equipment garage is ideal for storing vehicles, tools, tractors, or outdoor gear—perfect for hobbyists or anyone with a love for working the land. The expansive yard provides ample space for a garden, pets, or simply enjoying the peace and quiet of the mountains. Located in scenic Tazewell County, this home offers easy access to the region's best outdoor recreation—from hiking and fishing to exploring the nearby mountains and valleys. Enjoy small-town charm while still being within a short drive of local conveniences, schools, and amenities. Don't miss your chance to own a piece of Virginia countryside at an unbeatable price. 2809 Freestone Valley Road delivers everything you've been looking for—affordability, space, and the serenity of true country living. Schedule your showing today and start enjoying life in the valley!

Key facts

• Peaceful lot
• Expansive yard
• 1.76 acre lot

Tags

• PEACEFUL LOT
• THREE-BAY EQUIPMENT GARAGE
• EXPANSIVE YARD

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 4.7% in Tazewell — 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 60/100 on livability (#458 in VA) — a middle-class / working-renter tenant base. Strengths: schools A+, cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Tazewell County Public School District (town): math 67% / reading 78% proficiency, ranked #21 of 131 in VA (top 16%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 2 active listings in the ZIP; 4 units permitted in Tazewell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($829 loan paydown + $4k appreciation (3.0% local appreciation)).
• Tazewell County population projected at -30% 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 $34k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 241 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.

Recommended offer $105,599 (12.0% below list)

Questions for the listing agent

1. It's been on market 241 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 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.02% ✓
• Cap rate: 8.82%
• Cash-on-cash: 9.04%
• DSCR: 1.40
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 15.9%
• Equity multiple: 1.91×
• Total profit: $30,522
• Equity at exit: $53,957

10-year hold

• IRR: 17.5%
• Equity multiple: 3.56×
• Total profit: $86,014
• Equity at exit: $83,154

Cash invested: $33,600 (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 24377

• Active inventory: 2
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,226 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$36 /mo · $433/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $253

Break-even live

Break-even rent $906

Max offer price $119,999

Occupancy floor 74%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $119,999 Active 241 DOM
2. 2026-06-18
   days on market $119,999 Active 240 DOM
3. 2026-06-17
   days on market $119,999 Active 239 DOM
4. 2026-06-16
   days on market $119,999 Active 238 DOM
5. 2026-06-15
   days on market $119,999 Active 237 DOM
6. 2026-06-14
   days on market $119,999 Active 235 DOM
7. 2026-06-12
   days on market $119,999 Active 234 DOM
8. 2026-06-09
   days on market $119,999 Active 231 DOM
9. 2026-06-08
   days on market $119,999 Active 230 DOM
10. 2026-06-07
    days on market $119,999 Active 229 DOM
11. 2026-06-03
    days on market $119,999 Active 225 DOM
12. 2026-06-02
    days on market $119,999 Active 224 DOM
13. 2026-06-01
    days on market $119,999 Active 223 DOM
14. 2026-05-31
    days on market $119,999 Active 222 DOM
15. 2026-05-30
    days on market $119,999 Active 221 DOM
16. 2025-10-21
    listed $119,999 Active 1721-char remark

    Show marketing remark (1721 chars)

    Exceptional value in today's market!!! Welcome to 2809 Freestone Valley Road, Tannersville Virginia, where country living meets affordability and comfort! This well-maintained home offers approximately 1,400 square feet of living space and sits on a peaceful 1.76-acre lot surrounded by the beauty of Tannersville's rolling countryside. Perfect for those seeking space, privacy, and a taste of rural life without breaking the bank. Step inside to discover a bright and functional floor plan with plenty of room to relax or entertain. The spacious living area opens to a cozy dining space and a practical kitchen that makes family meals and gatherings a breeze. Whether you're looking for your first home, a mountain retreat, or a quiet place to downsize, this property checks all the boxes. Outside, you'll find everything needed for true country living. The three-bay equipment garage is ideal for storing vehicles, tools, tractors, or outdoor gear—perfect for hobbyists or anyone with a love for working the land. The expansive yard provides ample space for a garden, pets, or simply enjoying the peace and quiet of the mountains. Located in scenic Tazewell County, this home offers easy access to the region's best outdoor recreation—from hiking and fishing to exploring the nearby mountains and valleys. Enjoy small-town charm while still being within a short drive of local conveniences, schools, and amenities. Don't miss your chance to own a piece of Virginia countryside at an unbeatable price. 2809 Freestone Valley Road delivers everything you've been looking for—affordability, space, and the serenity of true country living. Schedule your showing today and start enjoying life in the valley!

ⓘ 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: $433 · $36/mo
• Projected year-2 tax: $984 · $82/mo
• Expected delta: +$551/yr (+$46/mo · 127.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 9 d/yr ≥93°F today · 25 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: $14,711
• − Mortgage interest: −$6,722
• − Property taxes: −$433
• − Insurance: −$600
• − Repairs & maintenance: −$1,177
• − Management: −$1,177
• − Depreciation: −$3,491
• Taxable income: $1,111
• Est. tax owed @ 24.0%: −$267
• After-tax cash flow: $2,770/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: Tazewell County Public School District
• NCES district ID: 5103810
• Math proficiency: 67% ▼ -23.00%
• Reading proficiency: 78% ▼ -6.00%
• Median HH income: $37,003
• Composite: 60.16/100
• National rank: #865
• State rank: #21 of 131 in VA

Livability — Tazewell

• Score: 60/100
• State rank: #458
• US rank: #19535

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 572

Population outlook (Tazewell County) Hauer SSP2

• Today (2025): 38,275 people
• By 2030: 35,719 · -6.7%
• By 2040: 30,875 · -19.3%
• By 2050: 26,798 · -30.0%
• By 2075: 19,286 · -49.6%
• By 2100: 13,631 · -64.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Romanian 2%

Political lean MEDSL · Tazewell

• 2024 margin: Solid R (+68.9) · D 15.3% · R 84.2%
• 2008→2024 swing: -36.0pp toward R · 2008: -32.9pp · 2024: -68.9pp
• All cycles: 2024: R+68.9 2020: R+67.2 2016: R+66.3 2012: R+57.5 2008: R+32.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

1 event — show timeline

• 2025-10-21 Listed $119,999 SWVAR

Property tax history

+1.5%/yr

Latest (2025): $433 · +0.0% YoY. Source: county tax records.