265 S 12th St · Wytheville, VA 24382

$134,500

3 bd · 2.0 ba · 1,116 sqft · SingleFamily public records · 91 Days on market

Built 1959 0.30 ac lot Est $192k · 30% under

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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 +27.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +6.3/10.0
• Schools +6.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this quaint 2 bedroom, 2 bath home located in walking distance to shopping and restaurants. Home sits on a large corner lot with plenty of room for a garden. Inside you will find the original hardwood floors and tall ceilings and outside you have a covered porch and open deck.

Key facts

• One-level living
• Spacious lot
• Home office

Tags

• HOME OFFICE
• HARDWOOD AND TILE FLOORING
• ONE-LEVEL LIVING
• SPACIOUS LOT

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-and-a-half stories; Residential zoning
• Construction: Aluminum and wood siding; Shingle roof
• Exterior features: Deck; Level lot

Interior

• Kitchen: Refrigerator
• Flooring: Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Electric forced-air heating
• Interior features: Insulated windows; Tile and wood flooring; Basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $134k.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $134k).
• Recommended offer: $122k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 4.3% in Wytheville — 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 76/100 on livability (#116 in VA, #3,571 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime B+; Watch: employment D, amenities F, commute F.
• Wythe County Public School District (rural): math 67% / reading 77% proficiency, ranked #20 of 131 in VA (top 15%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Spiller Elementary (math 62% / reading 73%, grade B+, #372 of 1,108 statewide, top 34%, 624 students, 73% FRL); Scott Memorial Middle (math 73% / reading 79%, grade A, #42 of 342 statewide, top 13%, 318 students, 73% FRL); George Wythe High (math 72% / reading 82%, grade A-, #90 of 319 statewide, top 30%, 462 students, 73% FRL) — zoned schools average 73% FRL vs 41% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 155 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 63 units permitted in Wythe County in 2024 (12 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $930 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Wythe County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,395 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — 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: 1.13% ✓
• Cap rate: 9.87%
• Cash-on-cash: 12.76%
• DSCR: 1.57
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $191,952
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
365 S 12th St	0.09mi	3/1.0	1,029 (-8%)	6mo	$215,000	$209	74
665 W Un	0.22mi	3/1.0	1,029 (-8%)	2mo	$70,000	$68	71
625 S 8th St	0.34mi	3/2.0	1,138 (+2%)	13mo	$185,000	$163	70
505 W Jefferson St	0.33mi	3/1.0	1,000 (-10%)	3mo	$170,000	$170	61
835 W Madison St	0.45mi	2/1.0 (-1)	1,184 (+6%)	4mo	$42,000	$35	57
805 W Madison St	0.45mi	2/1.0 (-1)	1,182 (+6%)	5mo	$60,000	$51	56
260 N 26th St	0.58mi	3/1.0	1,050 (-6%)	5mo	$210,000	$200	55
460 N 6th Street St	0.41mi	2/1.0 (-1)	1,112 (-0%)	19mo	$194,000	$174	55
885 S 4th St	0.57mi	2/2.0 (-1)	1,100 (-1%)	19mo	$205,000	$186	50
1465 W Railroad Ave	0.57mi	2/1.0 (-1)	1,008 (-10%)	3mo	$85,000	$84	46
165 N 22nd St	0.39mi	2/2.0 (-1)	960 (-14%)	17mo	$169,500	$177	39
105 S 20th St	0.31mi	2/1.0 (-1)	960 (-14%)	20mo	$165,000	$172	36

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: 2.5%
• Equity multiple: 1.10×
• Total profit: $3,662
• Equity at exit: $20,054

10-year hold

• IRR: 12.1%
• Equity multiple: 1.95×
• Total profit: $35,821
• Equity at exit: $11,629

Cash invested: $37,660 (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 24382

• Home prices YoY: -25.7%
• Active inventory: 155
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,526 medium
• Mortgage (P&I): −$705
• Tax from tax record: −$44 /mo · $528/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $401

Break-even live

Break-even rent $1,019

Max offer price $134,500

Occupancy floor 69%

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: $33,625
• Closing costs: $4,035
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
765 N 8th St Wytheville, VA	4.0	1.0	1300	$2,000	$1.54	44d	1	0.60mi
120 W Marshall St Unit 2 Wytheville, VA	2.0	1.0	900	$1,250	$1.39	44d	1	0.65mi
150 Birch Dr Wytheville, VA	1.0–2.0	1.0–2.0	825	$950	$1.15	44d	1	1.27mi

Listing history 21 events

1. 2026-06-18
   days on market $134,500 Active 91 DOM
2. 2026-06-17
   days on market $134,500 Active 90 DOM
3. 2026-06-16
   days on market $134,500 Active 89 DOM
4. 2026-06-15
   days on market $134,500 Active 88 DOM
5. 2026-06-15
   days on market $134,500 Active 87 DOM
6. 2026-06-13
   days on market $134,500 Active 86 DOM
7. 2026-06-12
   pricedays on market $134,500 Active 85 DOM
8. 2026-06-09
   days on market $139,500 Active 82 DOM
9. 2026-06-08
   days on market $139,500 Active 81 DOM
10. 2026-06-08
    days on market $139,500 Active 80 DOM
11. 2026-06-07
    days on market $139,500 Active 79 DOM
12. 2026-06-03
    days on market $139,500 Active 76 DOM
13. 2026-06-02
    days on market $139,500 Active 75 DOM
14. 2026-06-01
    days on market $139,500 Active 74 DOM
15. 2026-05-31
    days on market $139,500 Active 73 DOM
16. 2026-04-22
    price $139,500
17. 2026-03-19
    listed $149,500 Active
18. 2025-12-29
    soldstatus $95,000 Closed 288-char remark

    Show marketing remark (288 chars)

    Welcome to this quaint 2 bedroom, 2 bath home located in walking distance to shopping and restaurants. Home sits on a large corner lot with plenty of room for a garden. Inside you will find the original hardwood floors and tall ceilings and outside you have a covered porch and open deck.

19. 2025-12-23
    soldstatus $95,000
20. 2025-11-29
    historical Active Under Contract 288-char remark

    Show marketing remark (288 chars)

    Welcome to this quaint 2 bedroom, 2 bath home located in walking distance to shopping and restaurants. Home sits on a large corner lot with plenty of room for a garden. Inside you will find the original hardwood floors and tall ceilings and outside you have a covered porch and open deck.

21. 2025-11-10
    listed $95,000 Active 288-char remark

    Show marketing remark (288 chars)

    Welcome to this quaint 2 bedroom, 2 bath home located in walking distance to shopping and restaurants. Home sits on a large corner lot with plenty of room for a garden. Inside you will find the original hardwood floors and tall ceilings and outside you have a covered porch and open deck.

ⓘ 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: $528 · $44/mo
• Projected year-2 tax: $1,103 · $92/mo
• Expected delta: +$575/yr (+$48/mo · 108.7%)

ⓘ 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 7 d/yr ≥94°F today · 19 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: $18,318
• − Mortgage interest: −$7,534
• − Property taxes: −$528
• − Insurance: −$672
• − Repairs & maintenance: −$1,465
• − Management: −$1,465
• − Depreciation: −$3,913
• Taxable income: $2,739
• Est. tax owed @ 24.0%: −$657
• After-tax cash flow: $4,149/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: Wythe County Public School District
• NCES district ID: 5104110
• Math proficiency: 67% ▼ -23.00%
• Reading proficiency: 77% ▼ -9.00%
• Median HH income: $41,665
• Composite: 60.19/100
• National rank: #863
• State rank: #20 of 131 in VA

Livability — Wytheville

• Score: 76/100
• State rank: #116
• US rank: #3571

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wytheville, VA
• City population: 14,751
• Population (ZIP): 14,751

Population outlook (Wythe County) Hauer SSP2

• Today (2025): 29,176 people
• By 2030: 28,993 · -0.6%
• By 2040: 28,273 · -3.1%
• By 2050: 27,055 · -7.3%
• By 2075: 23,668 · -18.9%
• By 2100: 18,904 · -35.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Black 4% Two or more races 2% Hispanic / Latino 2% Asian 1%
• Common ancestry: Serbian 2% Slovak 1% Italian 1%
• Foreign-born: 2%
• Languages at home: 98% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Wythe

• 2024 margin: Solid R (+59.5) · D 19.9% · R 79.5%
• 2008→2024 swing: -26.7pp toward R · 2008: -32.8pp · 2024: -59.5pp
• All cycles: 2024: R+59.5 2020: R+57.0 2016: R+54.9 2012: R+36.8 2008: R+32.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.18%
• Current HPI: 191.6387
• 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

+46.8% since first listed

6 events — show timeline

• 2026-04-22 Price Changed $139,500 SWVAR
• 2026-03-19 Listed $149,500 SWVAR
• 2025-12-29 Sold (MLS) $95,000 SWVAR
• 2025-12-23 Sold (Public Records) $95,000 Public Records
• 2025-11-29 Contingent — SWVAR
• 2025-11-10 Listed $95,000 SWVAR

Property tax history

+5.1%/yr

Latest (2025): $528 · +0.0% YoY. Source: county tax records.