945 W North St · Wytheville, VA 24382

$165,000

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 14 Days on market

Built 1940 8,712 sqft lot Est $153k · 8% over

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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).

• Cash flow +13.0/30.0
• Schools +6.0/10.0
• DSCR +3.9/10.0
• ARV discount +3.9/15.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming cottage just minutes from downtown! Originally a 2-bedroom home, the current layout features 1 bedroom plus a dedicated dining room that could be converted back. Upstairs, you'll find bonus space that can be adapted to suit your needs - whether as a home office, hobby room, reading nook or additional storage. Enjoy a cute backyard with mature fruit trees, cozy living spaces and plenty of charm. Conveniently located close to shopping, dining and local amenities.

Key facts

• Cute backyard
• Mature fruit trees
• Bonus space

Tags

• DEDICATED DINING ROOM
• BONUS SPACE
• CUTE BACKYARD
• MATURE FRUIT TREES
• COZY LIVING SPACES
• CLOSE TO SHOPPING

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; 1 story
• Construction: Vinyl siding; Built with a full foundation
• Exterior features: Deck; Porch; Fenced yard

Interior

• Kitchen: Oven; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Natural gas heating
• Interior features: Oven; Refrigerator; Electric water heater; Full walk-out basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-9 ($-112/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (26.5% below list).
• Recommended offer: $121k (26.5% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: 156 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,239 (26.5% 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. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.73% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.24%
• DSCR: 0.99
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $152,880
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
855 W Franklin St	0.30mi	2/1.0	832 (-1%)	7mo	$119,000	$143	79
1210 W Monroe St	0.20mi	2/1.0	912 (+9%)	5mo	$192,000	$211	72
1135 W Spiller St	0.16mi	2/2.0	900 (+7%)	9mo	$229,000	$254	69
430 W North St	0.37mi	2/1.0	801 (-5%)	8mo	$125,000	$156	68
645 W North St	0.22mi	2/1.0	728 (-13%)	7mo	$149,500	$205	61
485 N 8th St	0.34mi	2/1.0	780 (-7%)	14mo	$142,000	$182	61
360 W North St	0.43mi	2/1.0	868 (+3%)	18mo	$170,000	$196	59
215 S 12th St	0.29mi	2/2.0	946 (+13%)	6mo	$95,000	$100	57
105 S 20th St	0.19mi	2/1.0	960 (+14%)	20mo	$165,000	$172	50
165 N 22nd St	0.22mi	2/2.0	960 (+14%)	17mo	$169,500	$177	48

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: -16.8%
• Equity multiple: 0.41×
• Total profit: $-27,421
• Equity at exit: $24,602

10-year hold

• IRR: -8.7%
• Equity multiple: 0.46×
• Total profit: $-25,002
• Equity at exit: $14,266

Cash invested: $46,200 (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: 156
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,212 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$33 /mo · $397/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $-9

Break-even live

Break-even rent $1,224

Max offer price $163,349

Occupancy floor 96%

Sensitivity live

Price	-10% $84	-5% $37	+0% $-9	+5% $-56	+10% $-103
Rent	-10% $-105	-5% $-57	+0% $-9	+5% $39	+10% $86
Rate	-1.0pp $74	-0.5pp $33	base $-9	+0.5pp $-52	+1.0pp $-96

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 E Withers Rd #206 Wytheville, VA	1.0	1.0	600	$1,100	$1.83	45d	1	0.82mi
860 Church St Wytheville, VA	2.0	1.0	600	$1,300	$2.17	45d	1	0.92mi
120 W Marshall St Unit 2 Wytheville, VA	2.0	1.0	900	$1,250	$1.39	45d	1	0.93mi
1380 Old Stage Rd Unit 5 Wytheville, VA	2.0	2.0	800	$1,200	$1.50	45d	1	1.47mi

Listing history 12 events

1. 2026-06-16
   status $165,000 Pending 14 DOM
2. 2026-06-15
   days on market $165,000 Active 14 DOM
3. 2026-06-15
   days on market $165,000 Active 13 DOM
4. 2026-06-13
   days on market $165,000 Active 12 DOM
5. 2026-06-12
   days on market $165,000 Active 11 DOM
6. 2026-06-09
   days on market $165,000 Active 8 DOM
7. 2026-06-08
   days on market $165,000 Active 7 DOM
8. 2026-06-08
   days on market $165,000 Active 6 DOM
9. 2026-06-07
   days on market $165,000 Active 5 DOM
10. 2026-06-03
    days on market $165,000 Active 2 DOM
11. 2026-06-02
    remarks 490-char remark
12. 2026-06-02
    listed $165,000 Active 1 DOM

ⓘ 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: $397 · $33/mo
• Projected year-2 tax: $1,353 · $113/mo
• Expected delta: +$956/yr (+$80/mo · 240.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 20 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: $14,549
• − Mortgage interest: −$9,243
• − Property taxes: −$397
• − Insurance: −$825
• − Repairs & maintenance: −$1,164
• − Management: −$1,164
• − Depreciation: −$4,800
• Taxable loss: −$3,044
• Est. tax savings @ 24.0%: +$731
• After-tax cash flow: $618/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

+0.0% since first listed

2 events — show timeline

• 2026-06-01 Listed $165,000 NRVMLS
• 2026-06-01 Listed $165,000 SWVAR

Property tax history

+2.9%/yr

Latest (2025): $397 · +0.0% YoY. Source: county tax records.