1111 Curve Rd · Pearisburg, VA 24134

$175,000

3 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 93 Days on market

Built 1968 1.78 ac lot $122/sqft · at area comps Est $224k · 22% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +9.0/30.0
• Schools +5.2/10.0
• Livability +3.7/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This one-level brick ranch offers plenty of potential and is ready for its next owner to make it their own! Featuring 3 bedrooms, 1.5 baths, and a 1 car attached garage. Full basement provides great storage and opportunity to expand. Outside you'll find a large back deck overlooking your spacious 1.78 acres and a partially fenced backyard with shed, providing plenty of space to enjoy the outdoors while being conveniently located close to town. Great opportunity for starter home or investment property!

Key facts

• 1.78 acre lot
• Garage
• Built 1968

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-139 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (14.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (33.7% below list).
• Recommended offer: $116k (33.7% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.4% in Pearisburg — 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 74/100 on livability (#154 in VA, #4,875 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools A-; Watch: amenities F, commute F.
• Giles County Public School District (rural): math 56% / reading 68% proficiency, ranked #54 of 131 in VA (top 41%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 39 active listings in the ZIP; 25 units permitted in Giles County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Giles County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $50k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $124k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $116,096 (33.7% 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 93 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.66% ✗
• Cap rate: 5.34%
• Cash-on-cash: -3.41%
• DSCR: 0.85
• GRM: 12.6

CMA / ARV

• ARV (median comp): $224,276
• List price: $175,000
• Delta: -21.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
902 Locust Dr	0.29mi	3/2.0	1,552 (+8%)	10mo	$248,000	$160	61
506 Tyler Ave	0.73mi	3/1.0	1,350 (-6%)	8mo	$189,000	$140	49
500 Woodrum St	0.64mi	3/1.0	1,236 (-14%)	0mo	$213,000	$172	46
321 Mayo Cir	0.66mi	3/2.0	1,308 (-9%)	7mo	$160,000	$122	44
410 Horsley Dr	0.67mi	3/2.0	1,362 (-5%)	14mo	$235,000	$173	44
505 Horsley Dr	0.61mi	3/1.0	1,239 (-14%)	7mo	$190,000	$153	42
502 S Main St	0.73mi	3/2.0	1,550 (+8%)	16mo	$250,000	$161	36
409 Orchard Dr	0.73mi	4/2.5 (+1)	1,650 (+15%)	20mo	$232,000	$141	14

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: -22.1%
• Equity multiple: 0.24×
• Total profit: $-37,297
• Equity at exit: $26,093

10-year hold

• IRR: -16.2%
• Equity multiple: 0.10×
• Total profit: $-44,201
• Equity at exit: $15,131

Cash invested: $49,000 (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 24134

• Home prices YoY: -22.0%
• Active inventory: 39
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $1,161 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$66 /mo · $788/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $-139

Break-even live

Break-even rent $1,337

Max offer price $150,418

Occupancy floor —

Sensitivity live

Price	-10% $-40	-5% $-90	+0% $-139	+5% $-189	+10% $-238
Rent	-10% $-231	-5% $-185	+0% $-139	+5% $-93	+10% $-47
Rate	-1.0pp $-51	-0.5pp $-95	base $-139	+0.5pp $-185	+1.0pp $-231

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-09
   status $175,000 Pending 93 DOM
2. 2026-06-08
   days on market $175,000 Active 93 DOM
3. 2026-06-07
   days on market $175,000 Active 92 DOM
4. 2026-06-03
   days on market $175,000 Active 88 DOM
5. 2026-06-02
   days on market $175,000 Active 87 DOM
6. 2026-06-01
   days on market $175,000 Active 86 DOM
7. 2026-05-31
   days on market $175,000 Active 85 DOM
8. 2026-05-30
   days on market $175,000 Active 84 DOM
9. 2026-05-15
   price $190,000 506-char remark

   Show marketing remark (506 chars)

   This one-level brick ranch offers plenty of potential and is ready for its next owner to make it their own! Featuring 3 bedrooms, 1.5 baths, and a 1 car attached garage. Full basement provides great storage and opportunity to expand. Outside you'll find a large back deck overlooking your spacious 1.78 acres and a partially fenced backyard with shed, providing plenty of space to enjoy the outdoors while being conveniently located close to town. Great opportunity for starter home or investment property!

10. 2026-04-03
    price $205,000 506-char remark

    Show marketing remark (506 chars)

    This one-level brick ranch offers plenty of potential and is ready for its next owner to make it their own! Featuring 3 bedrooms, 1.5 baths, and a 1 car attached garage. Full basement provides great storage and opportunity to expand. Outside you'll find a large back deck overlooking your spacious 1.78 acres and a partially fenced backyard with shed, providing plenty of space to enjoy the outdoors while being conveniently located close to town. Great opportunity for starter home or investment property!

11. 2026-03-20
    price $220,000 506-char remark

    Show marketing remark (506 chars)

    This one-level brick ranch offers plenty of potential and is ready for its next owner to make it their own! Featuring 3 bedrooms, 1.5 baths, and a 1 car attached garage. Full basement provides great storage and opportunity to expand. Outside you'll find a large back deck overlooking your spacious 1.78 acres and a partially fenced backyard with shed, providing plenty of space to enjoy the outdoors while being conveniently located close to town. Great opportunity for starter home or investment property!

12. 2026-03-07
    listed $225,000 Active 506-char remark

    Show marketing remark (506 chars)

    This one-level brick ranch offers plenty of potential and is ready for its next owner to make it their own! Featuring 3 bedrooms, 1.5 baths, and a 1 car attached garage. Full basement provides great storage and opportunity to expand. Outside you'll find a large back deck overlooking your spacious 1.78 acres and a partially fenced backyard with shed, providing plenty of space to enjoy the outdoors while being conveniently located close to town. Great opportunity for starter home or investment property!

13. 2017-08-18
    soldstatus $124,000
14. 2014-09-14
    listed $139,900
15. 2011-11-17
    soldstatus $125,000
16. 1993-09-01
    soldstatus $58,000

ⓘ 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: $788 · $66/mo
• Projected year-2 tax: $1,435 · $120/mo
• Expected delta: +$647/yr (+$54/mo · 82.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 9 d/yr ≥95°F today · 26 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: $13,932
• − Mortgage interest: −$9,803
• − Property taxes: −$788
• − Insurance: −$875
• − Repairs & maintenance: −$1,115
• − Management: −$1,115
• − Depreciation: −$5,091
• Taxable loss: −$4,854
• Est. tax savings @ 24.0%: +$1,165
• After-tax cash flow: $-505/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: Giles County Public School District
• NCES district ID: 5101590
• Math proficiency: 56% ▼ -26.00%
• Reading proficiency: 68% ▼ -8.00%
• Median HH income: $45,394
• Composite: 52.25/100
• National rank: #1600
• State rank: #54 of 131 in VA

Livability — Pearisburg

• Score: 74/100
• State rank: #154
• US rank: #4875

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pearisburg, VA
• Population (ZIP): 5,296

Population outlook (Giles County) Hauer SSP2

• Today (2025): 15,868 people
• By 2030: 15,306 · -3.5%
• By 2040: 14,149 · -10.8%
• By 2050: 13,059 · -17.7%
• By 2075: 10,837 · -31.7%
• By 2100: 8,648 · -45.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Black 5% Asian 1%
• Common ancestry: Lithuanian 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · German/W. Germanic 2% Tagalog/Filipino 1%

Political lean MEDSL · Giles

• 2024 margin: Solid R (+54.5) · D 22.4% · R 76.9%
• 2008→2024 swing: -38.2pp toward R · 2008: -16.3pp · 2024: -54.5pp
• All cycles: 2024: R+54.5 2020: R+51.4 2016: R+48.6 2012: R+25.6 2008: R+16.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.90%
• Current HPI: 208.9095
• 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

+227.6% since first listed

8 events — show timeline

• 2026-05-15 Price Changed $190,000 MLSRV
• 2026-04-03 Price Changed $205,000 MLSRV
• 2026-03-20 Price Changed $220,000 MLSRV
• 2026-03-07 Listed $225,000 MLSRV
• 2017-08-18 Sold (Public Records) $124,000 Public Records
• 2014-09-14 Listed $139,900 NRVMLS
• 2011-11-17 Sold (Public Records) $125,000 Public Records
• 1993-09-01 Sold (Public Records) $58,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $788 · +0.0% YoY. Source: county tax records.