350 Eagles Rd · Rocky Gap, VA 24366

$69,500

2 bd · 1.0 ba · 801 sqft · SingleFamily public records · 32 Days on market

Built 1960 0.25 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 +30.0/30.0
• DSCR +10.0/10.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Schools +6.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 2 bed 1 bath home is located right in the middle of Rocky Gap. It is close to the gas station, post office and Bland Intermediate and High School. This house sits on a beautiful . 5+/- acre lot. There is a detached carport with two sheds for storage.

Key facts

• Shaded yard
• New single roof
• 0.25 acre lot

Tags

• SHADED YARD
• REFINISHED HARD WOOD FLOORING
• NEW SINGLE ROOF
• NEAR BLAND COUNTY HIGH SCHOOL

Property features AI

Exterior

• Utilities: Public water; Septic tank
• Home design: Single-family residence; One story
• Construction: Block and vinyl siding construction; Shingle roof; Crawl space foundation; Built on a 0.25-acre lot
• Exterior features: Level lot; Shed(s)

Interior

• Kitchen: Electric cooktop; Electric oven
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; Ceiling fan(s); Wall/window air conditioning unit(s)
• Interior features: Wood-burning fireplace; Electric cooktop and electric oven

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $-193 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $35k (49.1% below list).
• Meets the 1% rule at list price ($861 rent vs $70k).
• Recommended offer: $35k (49.1% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Zoned schools: Bland County Elementary (math 57% / reading 72%, grade B, #416 of 1,108 statewide, top 41%, 371 students, 67% FRL); Bland County High (math 62% / reading 87%, grade B+, #107 of 319 statewide, top 37%, 425 students, 68% FRL) — zoned schools average 67% FRL vs 32% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 10 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 $5k of equity ($481 loan paydown + $5k appreciation (6.5% local appreciation)).
• Bland County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $70k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $35,358 (49.1% 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 32 days. Have you received any prior offers? Is the seller open to a 49% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — 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. 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: 1.24% ✓
• Cap rate: 10.91%
• Cash-on-cash: 16.47%
• DSCR: 1.73
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.5%
• Equity multiple: 1.53×
• Total profit: $10,257
• Equity at exit: $46,080

10-year hold

• IRR: 9.4%
• Equity multiple: 3.05×
• Total profit: $39,797
• Equity at exit: $85,709

Cash invested: $19,460 (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 24366

• Home prices YoY: 3.5%
• Active inventory: 10
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $861 medium
• Mortgage (P&I): −$364
• Tax from tax record: −$20 /mo · $235/yr
• Insurance: −$29
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $-193

Break-even live

Break-even rent $1,106

Max offer price $35,358

Occupancy floor —

Sensitivity live

Price	-10% $-154	-5% $-174	+0% $-193	+5% $-213	+10% $-233
Rent	-10% $-261	-5% $-227	+0% $-193	+5% $-159	+10% $-125
Rate	-1.0pp $-158	-0.5pp $-176	base $-193	+0.5pp $-211	+1.0pp $-230

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: $17,375
• Closing costs: $2,085
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $69,500 Active 32 DOM
2. 2026-06-19
   days on market $69,500 Active 30 DOM
3. 2026-06-18
   price $69,500 Active 29 DOM
4. 2026-06-18
   days on market $80,000 Active 29 DOM
5. 2026-06-17
   days on market $80,000 Active 28 DOM
6. 2026-06-16
   days on market $80,000 Active 27 DOM
7. 2026-06-15
   days on market $80,000 Active 26 DOM
8. 2026-06-14
   days on market $80,000 Active 24 DOM
9. 2026-06-12
   days on market $80,000 Active 23 DOM
10. 2026-06-09
    days on market $80,000 Active 20 DOM
11. 2026-06-08
    days on market $80,000 Active 19 DOM
12. 2026-06-07
    days on market $80,000 Active 18 DOM
13. 2026-06-05
    days on market $80,000 Active 15 DOM
14. 2026-06-03
    days on market $80,000 Active 14 DOM
15. 2026-06-02
    days on market $80,000 Active 13 DOM
16. 2026-06-01
    days on market $80,000 Active 12 DOM
17. 2026-05-31
    days on market $80,000 Active 11 DOM
18. 2026-05-30
    days on market $80,000 Active 10 DOM
19. 2026-05-20
    listed $80,000 Active
20. 2022-03-21
    soldstatus $40,000
21. 2022-03-18
    soldstatus $40,000 255-char remark

    Show marketing remark (255 chars)

    This 2 bed 1 bath home is located right in the middle of Rocky Gap. It is close to the gas station, post office and Bland Intermediate and High School. This house sits on a beautiful . 5+/- acre lot. There is a detached carport with two sheds for storage.

22. 2022-03-18
    soldstatus $40,000 255-char remark

    Show marketing remark (255 chars)

    This 2 bed 1 bath home is located right in the middle of Rocky Gap. It is close to the gas station, post office and Bland Intermediate and High School. This house sits on a beautiful . 5+/- acre lot. There is a detached carport with two sheds for storage.

23. 2019-11-19
    listed $49,500 255-char remark

    Show marketing remark (255 chars)

    This 2 bed 1 bath home is located right in the middle of Rocky Gap. It is close to the gas station, post office and Bland Intermediate and High School. This house sits on a beautiful . 5+/- acre lot. There is a detached carport with two sheds for storage.

24. 2019-11-18
    listed $49,500 255-char remark

    Show marketing remark (255 chars)

    This 2 bed 1 bath home is located right in the middle of Rocky Gap. It is close to the gas station, post office and Bland Intermediate and High School. This house sits on a beautiful . 5+/- acre lot. There is a detached carport with two sheds for storage.

ⓘ 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: $235 · $20/mo
• Projected year-2 tax: $570 · $47/mo
• Expected delta: +$335/yr (+$28/mo · 142.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥92°F today · 25 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: $10,331
• − Mortgage interest: −$3,893
• − Property taxes: −$235
• − Insurance: −$5,872
• − Repairs & maintenance: −$826
• − Management: −$826
• − Depreciation: −$2,022
• Taxable loss: −$3,344
• Est. tax savings @ 24.0%: +$803
• After-tax cash flow: $-1,517/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 — Rocky Gap

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

Census & demographics

• Census place: Rocky Gap, VA
• Population (ZIP): 333

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 (92%)
• Race & ethnicity: White 92% Black 8%
• Common ancestry: Serbian 1%

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: ▲ 6.54%
• Current HPI: 194.6264
• 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

+61.6% since first listed

6 events — show timeline

• 2026-05-20 Listed $80,000 SWVAR
• 2022-03-21 Sold (Public Records) $40,000 Public Records
• 2022-03-18 Sold (MLS) $40,000 SWVAR
• 2022-03-18 Sold (MLS) $40,000 NRVMLS
• 2019-11-19 Listed $49,500 NRVMLS
• 2019-11-18 Listed $49,500 SWVAR

Property tax history

+14.3%/yr

Latest (2025): $235 · +0.0% YoY. Source: county tax records.