2744 Red Root Ridge Rd · Raven, VA 24639

$100,000

4 bd · 1.0 ba · 1,800 sqft · SingleFamily public records · 50 Days on market

Built 1984 2.05 ac lot $56/sqft · at area comps Est $101k · at est.

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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 +26.6/30.0
• DSCR +9.1/10.0
• ARV discount +7.8/15.0
• 1% rule +6.1/10.0
• Schools +6.0/10.0
• Appreciation +4.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

House needs some work and will not qualifty for USDA or FHA financing in it's current condition.

Key facts

• 2.05 acres
• Finished basement
• Gas log fireplace

Tags

• 2.05 ACRES
• FINISHED BASEMENT
• GAS LOG FIREPLACE
• KITCHEN DINING COMBO

Property features AI

Exterior

• Utilities: Public water; Septic tank; Propane service
• Home design: Single-family residence; Two stories
• Construction: Vinyl siding; Metal roof
• Exterior features: Deck; Irregular lot; Approximately 2.05 acres

Interior

• Kitchen: Refrigerator included
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Propane available
• Interior features: Gas log fireplace; Finished basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#524 in VA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Tazewell County Public School District (town): math 67% / reading 78% proficiency, ranked #21 of 131 in VA (top 16%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Richlands Elementary (math 69% / reading 79%, grade A, #248 of 1,108 statewide, top 23%, 547 students, 83% FRL); Richlands Middle (math 58% / reading 71%, grade A-, #123 of 342 statewide, top 37%, 495 students, 83% FRL); Richlands High (math 68% / reading 87%, grade A-, #83 of 319 statewide, top 28%, 636 students, 82% FRL) — zoned schools average 83% FRL vs 47% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 14 active listings in the ZIP; 4 units permitted in Tazewell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Tazewell County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-2.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $45k; list at $100k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.11% ✓
• Cap rate: 9.52%
• Cash-on-cash: 11.53%
• DSCR: 1.51
• GRM: 7.5

CMA / ARV

• ARV (median comp): $100,714
• List price: $100,000
• Delta: -0.71%
• Verdict: FAIR
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-2.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.3%
• Equity multiple: 1.18×
• Total profit: $4,981
• Equity at exit: $19,258

10-year hold

• IRR: 12.2%
• Equity multiple: 2.07×
• Total profit: $29,902
• Equity at exit: $16,302

Cash invested: $28,000 (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 24639

• Home prices YoY: -1.7%
• Active inventory: 14
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,114 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$45 /mo · $542/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $269

Break-even live

Break-even rent $774

Max offer price $100,000

Occupancy floor 71%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $100,000 Active 50 DOM
2. 2026-06-18
   days on market $100,000 Active 49 DOM
3. 2026-06-17
   days on market $100,000 Active 48 DOM
4. 2026-06-16
   days on market $100,000 Active 47 DOM
5. 2026-06-15
   days on market $100,000 Active 46 DOM
6. 2026-06-14
   days on market $100,000 Active 44 DOM
7. 2026-06-12
   days on market $100,000 Active 43 DOM
8. 2026-06-09
   days on market $100,000 Active 40 DOM
9. 2026-06-08
   days on market $100,000 Active 39 DOM
10. 2026-06-07
    days on market $100,000 Active 38 DOM
11. 2026-06-03
    days on market $100,000 Active 34 DOM
12. 2026-06-02
    days on market $100,000 Active 33 DOM
13. 2026-06-01
    days on market $100,000 Active 32 DOM
14. 2026-05-31
    days on market $100,000 Active 31 DOM
15. 2026-05-30
    days on market $100,000 Active 30 DOM
16. 2026-04-30
    listed $100,000 Active 515-char remark
17. 2012-02-24
    soldstatus $45,000 96-char remark

    Show marketing remark (96 chars)

    House needs some work and will not qualifty for USDA or FHA financing in it's current condition.

18. 2011-11-30
    listed $49,900 96-char remark

    Show marketing remark (96 chars)

    House needs some work and will not qualifty for USDA or FHA financing in it's current condition.

ⓘ 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: $542 · $45/mo
• Projected year-2 tax: $820 · $68/mo
• Expected delta: +$278/yr (+$23/mo · 51.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 2/10 Low 5 d/yr ≥93°F today · 13 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: $13,370
• − Mortgage interest: −$5,602
• − Property taxes: −$542
• − Insurance: −$500
• − Repairs & maintenance: −$1,070
• − Management: −$1,070
• − Depreciation: −$2,909
• Taxable income: $1,678
• Est. tax owed @ 24.0%: −$403
• After-tax cash flow: $2,825/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: Tazewell County Public School District
• NCES district ID: 5103810
• Math proficiency: 67% ▼ -23.00%
• Reading proficiency: 78% ▼ -6.00%
• Median HH income: $37,003
• Composite: 60.16/100
• National rank: #865
• State rank: #21 of 131 in VA

Livability — Raven

• Score: 54/100
• State rank: #524
• US rank: #24097

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,432

Population outlook (Tazewell County) Hauer SSP2

• Today (2025): 38,275 people
• By 2030: 35,719 · -6.7%
• By 2040: 30,875 · -19.3%
• By 2050: 26,798 · -30.0%
• By 2075: 19,286 · -49.6%
• By 2100: 13,631 · -64.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Iranian 2% Slovak 1%
• Foreign-born: 0% · Canada

Political lean MEDSL · Tazewell

• 2024 margin: Solid R (+68.9) · D 15.3% · R 84.2%
• 2008→2024 swing: -36.0pp toward R · 2008: -32.9pp · 2024: -68.9pp
• All cycles: 2024: R+68.9 2020: R+67.2 2016: R+66.3 2012: R+57.5 2008: R+32.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.04%
• Current HPI: 118.9287
• 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

+100.4% since first listed

3 events — show timeline

• 2026-04-30 Listed $100,000 SWVAR
• 2012-02-24 Sold (MLS) $45,000 MTCBOR
• 2011-11-30 Listed $49,900 MTCBOR

Property tax history

+2.8%/yr

Latest (2025): $542 · +0.0% YoY. Source: county tax records.