178 Bane Bottom Ave · Cedar Bluff, VA 24609

$127,500

3 bd · 1.0 ba · 1,128 sqft · SingleFamily public records · 59 Days on market

Built 1952 1.00 ac lot $113/sqft · 10% above area Est $116k · 10% over

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Why this score? — see what drove the D 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 +14.9/30.0
• Schools +6.0/10.0
• Appreciation +5.1/10.0
• DSCR +4.5/10.0
• ARV discount +3.2/15.0
• Livability +3.1/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This cute cottage style home is in a quiet neighborhood, convenient to doctors, shopping and restaurants. It is being sold "as is". The living room has hardwood flooring, gas heater will convey as a back-up heat source, and the washer and dryer convey.

Key facts

• 1 acre lot
• Built 1952
• Listed 58 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $-30 ($-362/yr) — negative.
• To cash-flow at today's rent, offer at most $122k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (21.9% below list).
• Recommended offer: $100k (21.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#418 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: employment D, amenities F, commute 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: 29 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 $1k of equity ($882 loan paydown + $267 appreciation (0.2% local appreciation)).
• Tazewell County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($124k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,615 (21.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.78% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.22%
• DSCR: 1.05
• GRM: 10.7

CMA / ARV

• ARV (median comp): $116,374
• List price: $127,500
• Delta: 9.56%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
167 Bane Bottom Ave	0.02mi	3/1.0	1,008 (-11%)	17mo	$115,000	$114	67
169 Shrader Rd	0.19mi	3/1.0	1,044 (-7%)	16mo	$30,000	$29	65

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

Projected returns pro-forma

0.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.6%
• Equity multiple: 0.88×
• Total profit: $-4,417
• Equity at exit: $38,363

10-year hold

• IRR: 3.0%
• Equity multiple: 1.33×
• Total profit: $11,741
• Equity at exit: $47,197

Cash invested: $35,700 (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 24609

• Home prices YoY: 0.1%
• Active inventory: 29
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $996 medium
• Mortgage (P&I): −$669
• Tax from tax record: −$29 /mo · $347/yr
• Insurance: −$53
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $-30

Break-even live

Break-even rent $1,034

Max offer price $122,165

Occupancy floor 98%

Sensitivity live

Price	-10% $42	-5% $6	+0% $-30	+5% $-66	+10% $-102
Rent	-10% $-109	-5% $-70	+0% $-30	+5% $9	+10% $48
Rate	-1.0pp $34	-0.5pp $2	base $-30	+0.5pp $-63	+1.0pp $-97

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: $31,875
• Closing costs: $3,825
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $127,500 Active 59 DOM
2. 2026-06-18
   days on market $127,500 Active 58 DOM
3. 2026-06-17
   days on market $127,500 Active 57 DOM
4. 2026-06-16
   days on market $127,500 Active 56 DOM
5. 2026-06-15
   days on market $127,500 Active 55 DOM
6. 2026-06-14
   days on market $127,500 Active 53 DOM
7. 2026-06-12
   days on market $127,500 Active 52 DOM
8. 2026-06-09
   days on market $127,500 Active 49 DOM
9. 2026-06-08
   days on market $127,500 Active 48 DOM
10. 2026-06-07
    days on market $127,500 Active 47 DOM
11. 2026-06-03
    days on market $127,500 Active 43 DOM
12. 2026-06-02
    days on market $127,500 Active 42 DOM
13. 2026-06-01
    days on market $127,500 Active 41 DOM
14. 2026-05-31
    days on market $127,500 Active 40 DOM
15. 2026-05-30
    days on market $127,500 Active 39 DOM
16. 2026-04-21
    listed $127,500 Active 262-char remark

    Show marketing remark (262 chars)

    This cute cottage style home is in a quiet neighborhood, convenient to doctors, shopping and restaurants. It is being sold "as is". The living room has hardwood flooring, gas heater will convey as a back-up heat source, and the washer and dryer convey.

ⓘ 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: $347 · $29/mo
• Projected year-2 tax: $1,046 · $87/mo
• Expected delta: +$698/yr (+$58/mo · 200.9%)

ⓘ 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) · 100% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 8 d/yr ≥93°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: $11,954
• − Mortgage interest: −$7,142
• − Property taxes: −$347
• − Insurance: −$1,435
• − Repairs & maintenance: −$956
• − Management: −$956
• − Depreciation: −$3,709
• Taxable loss: −$2,592
• Est. tax savings @ 24.0%: +$622
• After-tax cash flow: $260/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 — Cedar Bluff

• Score: 61/100
• State rank: #418
• US rank: #17638

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,848

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 (98%)
• Race & ethnicity: White 98%
• Common ancestry: Iranian 1% Serbian 1% Slovak 0%
• Foreign-born: 0%

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: ▲ 0.21%
• Current HPI: 163.4788
• 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

• 2026-04-21 Listed $127,500 SWVAR

Property tax history

+1.8%/yr

Latest (2025): $347 · +0.0% YoY. Source: county tax records.