6195 Gov. G C Peery Hwy · Doran, VA 24641

$119,500

3 bd · 2.5 ba · 3,000 sqft · SingleFamily · 137 Days on market

Built 1999 Poor condition 1.00 ac lot $40/sqft · 39% below area Est $195k · 39% under ↓ 11% since listing

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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 +19.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• Schools +6.0/10.0
• 1% rule +5.2/10.0
• Appreciation +4.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Versatile 3,000 sq ft commercial building in a busy, convenient location. The main level includes an attached one-car garage, laundry hookups, a half bath, and an open layout with two rooms ideal for office or workspace. Upstairs features a spacious 3-bedroom, 2-bath apartment with an open kitchen and dining area. Potential for a 4th bedroom or to divide into two units. Separate exterior access provides added flexibility for rental or mixed-use opportunities. Ideal for business owners, investors, or mixed-use buyers seeking a property with strong visibility, functionality, and income flexibility. The building has been vacant for approximately 2 years. Motivated seller!

Key facts

• Dining area
• Open layout
• Laundry hookups

Tags

• ATTACHED ONE CAR GARAGE
• LAUNDRY HOOKUPS
• OPEN LAYOUT
• SPACIOUS APARTMENT
• OPEN KITCHEN
• DINING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $120k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $134 ($2k/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: $105k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: 44 active listings in the ZIP; 4 units permitted in Tazewell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.9%/yr); year-one equity from $826 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• 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 137 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.

Recommended offer $105,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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.
6. 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.
7. 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: 7.64%
• Cash-on-cash: 4.82%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

• ARV (median comp): $194,902
• List price: $119,500
• Delta: -38.69%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Stage Rd	0.12mi	4/2.0 (+1)	2,700 (-10%)	5mo	$145,000	$54	67
201 Hill Creek Rd	0.38mi	3/3.0	3,082 (+3%)	12mo	$175,000	$57	66

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

Projected returns pro-forma

-1.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.7%
• Equity multiple: 0.85×
• Total profit: $-5,050
• Equity at exit: $23,925

10-year hold

• IRR: 4.2%
• Equity multiple: 1.35×
• Total profit: $11,848
• Equity at exit: $21,133

Cash invested: $33,460 (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 24641

• Home prices YoY: -1.3%
• Active inventory: 44
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,215 medium
• Mortgage (P&I): −$627
• Tax est. 1.5%: −$149 /mo · $1,792/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $134

Break-even live

Break-even rent $1,045

Max offer price $119,500

Occupancy floor 84%

Sensitivity live

Price	-10% $217	-5% $176	+0% $134	+5% $93	+10% $52
Rent	-10% $38	-5% $86	+0% $134	+5% $182	+10% $230
Rate	-1.0pp $195	-0.5pp $165	base $134	+0.5pp $103	+1.0pp $72

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: $29,875
• Closing costs: $3,585
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $119,500 Active 137 DOM
2. 2026-06-18
   days on market $119,500 Active 136 DOM
3. 2026-06-17
   days on market $119,500 Active 135 DOM
4. 2026-06-16
   days on market $119,500 Active 134 DOM
5. 2026-06-15
   days on market $119,500 Active 133 DOM
6. 2026-06-14
   days on market $119,500 Active 131 DOM
7. 2026-06-12
   days on market $119,500 Active 130 DOM
8. 2026-06-09
   days on market $119,500 Active 127 DOM
9. 2026-06-08
   days on market $119,500 Active 126 DOM
10. 2026-06-07
    days on market $119,500 Active 125 DOM
11. 2026-06-03
    days on market $119,500 Active 121 DOM
12. 2026-06-02
    days on market $119,500 Active 120 DOM
13. 2026-06-01
    days on market $119,500 Active 119 DOM
14. 2026-05-31
    days on market $119,500 Active 118 DOM
15. 2026-05-30
    days on market $119,500 Active 117 DOM
16. 2026-04-30
    price $119,500 677-char remark

    Show marketing remark (677 chars)

    Versatile 3,000 sq ft commercial building in a busy, convenient location. The main level includes an attached one-car garage, laundry hookups, a half bath, and an open layout with two rooms ideal for office or workspace. Upstairs features a spacious 3-bedroom, 2-bath apartment with an open kitchen and dining area. Potential for a 4th bedroom or to divide into two units. Separate exterior access provides added flexibility for rental or mixed-use opportunities. Ideal for business owners, investors, or mixed-use buyers seeking a property with strong visibility, functionality, and income flexibility. The building has been vacant for approximately 2 years. Motivated seller!

17. 2026-02-03
    listed $134,500 Active 677-char remark

    Show marketing remark (677 chars)

    Versatile 3,000 sq ft commercial building in a busy, convenient location. The main level includes an attached one-car garage, laundry hookups, a half bath, and an open layout with two rooms ideal for office or workspace. Upstairs features a spacious 3-bedroom, 2-bath apartment with an open kitchen and dining area. Potential for a 4th bedroom or to divide into two units. Separate exterior access provides added flexibility for rental or mixed-use opportunities. Ideal for business owners, investors, or mixed-use buyers seeking a property with strong visibility, functionality, and income flexibility. The building has been vacant for approximately 2 years. Motivated seller!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 8 d/yr ≥93°F today · 23 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: $14,585
• − Mortgage interest: −$6,694
• − Property taxes: −$1,792
• − Insurance: −$598
• − Repairs & maintenance: −$1,167
• − Management: −$1,167
• − Depreciation: −$3,476
• Taxable loss: −$309
• Est. tax savings @ 24.0%: +$74
• After-tax cash flow: $1,686/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive renovations and repairs to bring it up to a livable condition. Significant work is needed in the kitchen, bathrooms, exterior, flooring, and landscaping to improve its resale and rental value.

Repairs flagged

• Major Appliances — Non-functional appliances require replacement or repair.
• Major Bathroom fixtures — Worn fixtures need replacement for functionality and aesthetics.
• Major Roof — Aged roof may need replacement to prevent leaks and structural damage.
• Major Exterior siding — Significant wear and tear on siding requires replacement.
• Major Flooring — Worn flooring in main areas needs replacement for durability and appearance.
• Major Paint — Chipped and worn paint requires repainting for a fresh look.
• Major HVAC/mechanicals — Inspection and repair needed to ensure functionality and energy efficiency.
• Major Landscaping — Overgrown and unkempt landscaping needs trimming and planting to improve curb appeal.

Value-add opportunities

• Resale Appliances — Modern, functional appliances enhance the home's appeal and attract buyers.
• Resale Bathroom fixtures — Upgraded fixtures improve the bathroom's functionality and aesthetics.
• Both HVAC/mechanicals — A functional HVAC system ensures comfort and energy efficiency, benefiting both resale and rental.
• Both Landscaping — A well-maintained landscape enhances curb appeal and property value, attracting both buyers and renters.
• Resale Exterior siding — A new, well-maintained exterior enhances the home's curb appeal and resale value.
• Resale Flooring — New flooring improves the home's appearance and functionality, attracting buyers.
• Resale Paint — Fresh paint enhances the home's appearance and attracts buyers by presenting a clean and well-maintained look.
• Resale Roof — A new roof ensures the home's structural integrity and protects against leaks, enhancing resale value.
• Resale Interior walls/paint — Fresh paint and repairs to interior walls improve the home's appearance and attract buyers.
• Rental HVAC/mechanicals — A functional HVAC system ensures comfort and energy efficiency, attracting renters and increasing rental value.
• Rental Landscaping — A well-maintained landscape enhances curb appeal and attracts renters by presenting a clean and well-maintained property.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Appliances · Non-functional appliances require replacement or repair.	Major	$15,000–50,000
Bathroom fixtures · Worn fixtures need replacement for functionality and aesthetics.	Major	$15,000–50,000
Roof · Aged roof may need replacement to prevent leaks and structural damage.	Major	$15,000–50,000
Exterior siding · Significant wear and tear on siding requires replacement.	Major	$15,000–50,000
Flooring · Worn flooring in main areas needs replacement for durability and appearance.	Major	$15,000–50,000
Paint · Chipped and worn paint requires repainting for a fresh look.	Major	$15,000–50,000
HVAC/mechanicals · Inspection and repair needed to ensure functionality and energy efficiency.	Major	$15,000–50,000
Landscaping · Overgrown and unkempt landscaping needs trimming and planting to improve curb appeal.	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Resale Appliances — Modern, functional appliances enhance the home's appeal and attract buyers. ↑
• Resale Bathroom fixtures — Upgraded fixtures improve the bathroom's functionality and aesthetics. ↑
• Both HVAC/mechanicals — A functional HVAC system ensures comfort and energy efficiency, benefiting both resale and rental. ↑
• Both Landscaping — A well-maintained landscape enhances curb appeal and property value, attracting both buyers and renters. ↑
• Resale Exterior siding — A new, well-maintained exterior enhances the home's curb appeal and resale value. ↑
• Resale Flooring — New flooring improves the home's appearance and functionality, attracting buyers. ↑
• Resale Paint — Fresh paint enhances the home's appearance and attracts buyers by presenting a clean and well-maintained look. ↑
• Resale Roof — A new roof ensures the home's structural integrity and protects against leaks, enhancing resale value. ↑
• Resale Interior walls/paint — Fresh paint and repairs to interior walls improve the home's appearance and attract buyers. ↑
• Rental HVAC/mechanicals — A functional HVAC system ensures comfort and energy efficiency, attracting renters and increasing rental value. ↑
• Rental Landscaping — A well-maintained landscape enhances curb appeal and attracts renters by presenting a clean and well-maintained property. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Doran

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Doran, VA
• Population (ZIP): 5,417

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% Asian 2%
• Common ancestry: Serbian 1% Italian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Other Indo-European 1%

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: ▼ -1.87%
• Current HPI: 141.9823
• 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

-11.2% since first listed

2 events — show timeline

• 2026-04-30 Price Changed $119,500 MTCBOR
• 2026-02-03 Listed $134,500 MTCBOR