9346 Sweet Annie Dr SE · Shawsville, VA 24079

$89,950

3 bd · 1.5 ba · 969 sqft · SingleFamily · 21 Days on market

Built 1960 0.50 ac lot

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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 +27.7/30.0
• Appreciation +10.0/10.0
• DSCR +9.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Schools +5.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

A quaint clean property in a country setting. The living space is a like new 1960 Kentuckian mobile home. with over 400 square feet living space added on this home has quality wood construction and is well maintained . It will be sold with some furniture if wanted. It would make a great get away home or investment property that would pay for itself. With only 15 miles from Roanoke and 20 miles to Floyd it is close to city amenities . The front living room is heated with a oil stove and the main area has a modern oil furnace.

Key facts

• 0.5 acre lot
• 2 parking spots
• Built 1960

Property features AI

Exterior

• Parking: 2 open parking spaces; Off-street parking
• Home design: Residential property; Built in 1960
• Construction: Crawl space basement
• Exterior features: Front porch; Half-acre lot

Interior

• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Forced air oil heating; Has heating; Has cooling; Other heating details noted in remarks
• Interior features: Metal doors; 11 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#273 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Floyd County Public School District (rural): math 56% / reading 70% proficiency, ranked #51 of 131 in VA (top 39%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Check Elementary (math 42% / reading 57%, grade D, #742 of 1,108 statewide, top 70%, 292 students, 75% FRL); Floyd County High (math 59% / reading 74%, grade B, #195 of 319 statewide, top 62%, 701 students, 74% FRL) — zoned schools average 74% FRL vs 39% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 40 active listings in the ZIP; 69 units permitted in Floyd County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($622 loan paydown + $9k appreciation (10.0% local appreciation)).
• Floyd County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,600 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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?
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: 1.12% ✓
• Cap rate: 9.92%
• Cash-on-cash: 12.97%
• DSCR: 1.58
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.4%
• Equity multiple: 3.47×
• Total profit: $62,092
• Equity at exit: $81,034

10-year hold

• IRR: 27.2%
• Equity multiple: 7.85×
• Total profit: $172,541
• Equity at exit: $174,753

Cash invested: $25,186 (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 24079

• Home prices YoY: 7.4%
• Active inventory: 40
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,011 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$17 /mo · $208/yr
• Insurance: −$37
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $206

Break-even live

Break-even rent $751

Max offer price $89,950

Occupancy floor 75%

Sensitivity live

Price	-10% $257	-5% $231	+0% $206	+5% $180	+10% $155
Rent	-10% $126	-5% $166	+0% $206	+5% $246	+10% $286
Rate	-1.0pp $251	-0.5pp $229	base $206	+0.5pp $182	+1.0pp $159

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: $22,488
• Closing costs: $2,698
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $89,950 Active 21 DOM
2. 2026-06-18
   days on market $89,950 Active 20 DOM
3. 2026-06-17
   days on market $89,950 Active 19 DOM
4. 2026-06-16
   days on market $89,950 Active 18 DOM
5. 2026-06-15
   days on market $89,950 Active 17 DOM
6. 2026-06-14
   days on market $89,950 Active 15 DOM
7. 2026-06-13
   days on market $89,950 Active 14 DOM
8. 2026-06-10
   days on market $89,950 Active 12 DOM
9. 2026-06-09
   days on market $89,950 Active 11 DOM
10. 2026-06-08
    days on market $89,950 Active 10 DOM
11. 2026-06-07
    days on market $89,950 Active 9 DOM
12. 2026-06-05
    days on market $89,950 Active 6 DOM
13. 2026-06-02
    days on market $89,950 Active 4 DOM
14. 2026-06-01
    days on market $89,950 Active 3 DOM
15. 2026-05-31
    days on market $89,950 Active 2 DOM
16. 2026-05-29
    listed $89,950 Active

ⓘ 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: $208 · $17/mo
• Projected year-2 tax: $738 · $61/mo
• Expected delta: +$530/yr (+$44/mo · 255.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 2/10 Low 5 d/yr ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $12,132
• − Mortgage interest: −$5,039
• − Property taxes: −$208
• − Insurance: −$1,247
• − Repairs & maintenance: −$971
• − Management: −$971
• − Depreciation: −$2,617
• Taxable income: $1,081
• Est. tax owed @ 24.0%: −$259
• After-tax cash flow: $2,210/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: Floyd County Public School District
• NCES district ID: 5101350
• Math proficiency: 56% ▼ -26.00%
• Reading proficiency: 70% ▼ -7.00%
• Median HH income: $44,955
• Composite: 53.03/100
• National rank: #1519
• State rank: #51 of 131 in VA

Livability — Shawsville

• Score: 68/100
• State rank: #273
• US rank: #9807

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,644

Population outlook (Floyd County) Hauer SSP2

• Today (2025): 16,207 people
• By 2030: 16,340 · +0.8%
• By 2040: 16,267 · +0.4%
• By 2050: 15,661 · -3.4%
• By 2075: 13,756 · -15.1%
• By 2100: 11,078 · -31.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Slovak 3% Serbian 1% Subsaharan African 1%

Political lean MEDSL · Floyd

• 2024 margin: Solid R (+37.2) · D 30.8% · R 68.1% · Other 1.1%
• 2008→2024 swing: -17.2pp toward R · 2008: -20.0pp · 2024: -37.2pp
• All cycles: 2024: R+37.2 2020: R+34.2 2016: R+37.5 2012: R+25.4 2008: R+20.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.03%
• Current HPI: 231.5726
• 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

• 2026-05-29 Listed $89,950 MLSRV

Property tax history

+9.0%/yr

Latest (2026): $208 · +0.0% YoY. Source: county tax records.