5096 E Blue Grass Trl · Bland, VA 24315

$49,990

2 bd · 1.0 ba · 1,055 sqft · SingleFamily public records · 44 Days on market

Built 1948 1.00 ac lot ↓ 17% since listing

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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
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• Schools +6.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming rural retreat located on E Blue Grass Trail in scenic Bland County, Virginia. This 2-bedroom home offers a peaceful country setting with plenty of space to enjoy the outdoors. The property includes an additional trailer, perfect for storage, workshop use, or flexible utility space. Situated on a generous parcel, the land provides privacy, room for recreation, gardening, or expansion. Ideal for those seeking quiet living with convenient access to the Town of Bland and I-77. Whether you're looking for a full-time residence, weekend getaway, or investment opportunity, this property delivers the simplicity and charm of Southwest Virginia living. Property is being sold as-is; buyer to p

Key facts

• 1 acre lot
• Built 1948
• Listed 43 days

Property features AI

Finance

• Financial info: Tax assessed value reported (financial details available)

Exterior

• Parking: Driveway
• Utilities: Well water; Private sewer
• Home design: Fee simple ownership; Year built estimated
• Exterior features: No tidal water reported; Other above-grade structures

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Baseboard electric heating; Central air conditioning; Electric hot water
• Interior features: Estimated living area; Basement present (other type)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $374 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($939 rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#202 in VA) — a middle-class / working-renter tenant base. Strengths: schools A+, cost of living A+, housing A+; Watch: crime D+, employment D+, amenities F.
• Bland County Public School District (rural): math 62% / reading 80% proficiency, ranked #23 of 131 in VA (top 18%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 21 active listings in the ZIP; 8 units permitted in Bland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($346 loan paydown + $3k appreciation (5.3% local appreciation)).
• Bland County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.3% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1948 — 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 $48,490 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Crime grade is D 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?
7. 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.
8. 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.
9. 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: 1.88% ✓
• Cap rate: 16.62%
• Cash-on-cash: 36.87%
• DSCR: 2.64
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.6%
• Equity multiple: 3.59×
• Total profit: $36,273
• Equity at exit: $29,257

10-year hold

• IRR: 39.4%
• Equity multiple: 7.34×
• Total profit: $88,702
• Equity at exit: $51,278

Cash invested: $13,997 (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 24315

• Home prices YoY: 3.3%
• Active inventory: 21
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $939 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$28 /mo · $342/yr
• Insurance: −$21
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $374

Break-even live

Break-even rent $465

Max offer price $49,990

Occupancy floor 55%

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: $12,498
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $49,990 Active 44 DOM
2. 2026-06-18
   days on market $49,990 Active 43 DOM
3. 2026-06-17
   days on market $49,990 Active 42 DOM
4. 2026-06-16
   days on market $49,990 Active 41 DOM
5. 2026-06-15
   days on market $49,990 Active 40 DOM
6. 2026-06-14
   days on market $49,990 Active 38 DOM
7. 2026-06-12
   days on market $49,990 Active 37 DOM
8. 2026-06-09
   days on market $49,990 Active 34 DOM
9. 2026-06-08
   days on market $49,990 Active 33 DOM
10. 2026-06-07
    days on market $49,990 Active 32 DOM
11. 2026-06-05
    days on market $49,990 Active 29 DOM
12. 2026-06-03
    days on market $49,990 Active 28 DOM
13. 2026-06-02
    days on market $49,990 Active 27 DOM
14. 2026-06-01
    days on market $49,990 Active 26 DOM
15. 2026-05-31
    days on market $49,990 Active 25 DOM
16. 2026-05-30
    days on market $49,990 Active 24 DOM
17. 2026-05-06
    listed $60,000 Active 840-char remark

ⓘ 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: $342 · $28/mo
• Projected year-2 tax: $410 · $34/mo
• Expected delta: +$68/yr (+$6/mo · 19.9%)

ⓘ 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) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 8 d/yr ≥92°F today · 22 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: $11,264
• − Mortgage interest: −$2,800
• − Property taxes: −$342
• − Insurance: −$916
• − Repairs & maintenance: −$901
• − Management: −$901
• − Depreciation: −$1,454
• Taxable income: $3,948
• Est. tax owed @ 24.0%: −$948
• After-tax cash flow: $3,546/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: Bland County Public School District
• NCES district ID: 5100390
• Math proficiency: 62% ▼ -25.00%
• Reading proficiency: 80% ▬ 0.00%
• Median HH income: $44,048
• Composite: 59.56/100
• National rank: #917
• State rank: #23 of 131 in VA

Livability — Bland

• Score: 72/100
• State rank: #202
• US rank: #6245

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,789

Population outlook (Bland County) Hauer SSP2

• Today (2025): 6,172 people
• By 2030: 5,928 · -4.0%
• By 2040: 5,402 · -12.5%
• By 2050: 4,926 · -20.2%
• By 2075: 4,051 · -34.4%
• By 2100: 3,028 · -50.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Black 6% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Serbian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 0%
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Bland

• 2024 margin: Solid R (+69.7) · D 14.8% · R 84.5%
• 2008→2024 swing: -30.3pp toward R · 2008: -39.4pp · 2024: -69.7pp
• All cycles: 2024: R+69.7 2020: R+68.2 2016: R+67.8 2012: R+48.0 2008: R+39.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.30%
• Current HPI: 166.2616
• 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

-16.7% since first listed

2 events — show timeline

• 2026-05-28 Price Changed $49,990 BRIGHT MLS
• 2026-05-06 Listed $60,000 BRIGHT MLS

Property tax history

-0.8%/yr

Latest (2025): $342 · +0.0% YoY. Source: county tax records.