217 Brown Hollow Rd · Richlands, VA 24641

$90,000

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 16 Days on market

Manufactured home Built 1981 0.60 ac lot

---

Why this score? — see what drove the C 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 +20.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• Schools +6.0/10.0
• 1% rule +4.1/10.0
• Appreciation +4.1/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Built in 1981 and set on a permanent foundation, this home features updated floor coverings, a durable metal roof, and a functional layout designed for everyday living. The spacious living area provides plenty of room to relax, while the kitchen offers ample cabinet space and flows conveniently into the main living areas. The primary bedroom includes a private bath, and two additional bedrooms provide flexibility for family, guests, or a home office. Public water and public sewer add convenience and peace of mind, while the manageable lot size offers outdoor space without the upkeep of a larger property. Having previously served as a rental property, this home presents an excellent opportun

Key facts

• Durable metal roof
• Public sewer
• Ample cabinet space

Tags

• DURABLE METAL ROOF
• UPDATED FLOOR COVERINGS
• FUNCTIONAL LAYOUT
• AMPLE CABINET SPACE
• PUBLIC WATER
• PUBLIC SEWER

Property features AI

Finance

• Other: Zoned residential

Exterior

• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Manufactured home; Single-story
• Construction: Aluminum siding; Crawl space foundation
• Exterior features: Metal roof; Shed(s); Irregular lot

Interior

• Kitchen: Refrigerator
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (propane); Wall/window air conditioning units
• Interior features: Insulated windows; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $82k (8.6% below list).
• Recommended offer: $82k (8.6% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 4.4% in Richlands — 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 66/100 on livability (#314 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: crime C-, amenities F, commute 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: 46 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 (-1.9%/yr); year-one equity from $622 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.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $82,238 (8.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.91% ✗
• Cap rate: 7.87%
• Cash-on-cash: 5.64%
• DSCR: 1.25
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.7%
• Equity multiple: 0.89×
• Total profit: $-2,756
• Equity at exit: $18,019

10-year hold

• IRR: 5.1%
• Equity multiple: 1.44×
• Total profit: $11,025
• Equity at exit: $15,916

Cash invested: $25,200 (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 24641

• Home prices YoY: -1.3%
• Active inventory: 46
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $822 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$22 /mo · $260/yr
• Insurance: −$38
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $119

Break-even live

Break-even rent $672

Max offer price $90,000

Occupancy floor 81%

Sensitivity live

Price	-10% $169	-5% $144	+0% $119	+5% $93	+10% $68
Rent	-10% $54	-5% $86	+0% $119	+5% $151	+10% $183
Rate	-1.0pp $164	-0.5pp $141	base $119	+0.5pp $95	+1.0pp $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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-22
   days on market $90,000 Active 16 DOM
2. 2026-06-21
   days on market $90,000 Active 15 DOM
3. 2026-06-19
   days on market $90,000 Active 13 DOM
4. 2026-06-18
   days on market $90,000 Active 12 DOM
5. 2026-06-17
   days on market $90,000 Active 11 DOM
6. 2026-06-16
   days on market $90,000 Active 10 DOM
7. 2026-06-15
   days on market $90,000 Active 9 DOM
8. 2026-06-14
   days on market $90,000 Active 7 DOM
9. 2026-06-12
   days on market $90,000 Active 6 DOM
10. 2026-06-09
    days on market $90,000 Active 3 DOM
11. 2026-06-08
    days on market $90,000 Active 2 DOM
12. 2026-06-07
    remarks 699-char remark
13. 2026-06-07
    listed $90,000 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: $260 · $22/mo
• Projected year-2 tax: $738 · $62/mo
• Expected delta: +$478/yr (+$40/mo · 183.4%)

ⓘ 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 3/10 Moderate 7 d/yr ≥92°F today · 21 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: $9,869
• − Mortgage interest: −$5,041
• − Property taxes: −$260
• − Insurance: −$450
• − Repairs & maintenance: −$789
• − Management: −$789
• − Depreciation: −$2,618
• Taxable loss: −$80
• Est. tax savings @ 24.0%: +$19
• After-tax cash flow: $1,441/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 — Richlands

• Score: 66/100
• State rank: #314
• US rank: #11229

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Richlands, VA
• Population (ZIP): 5,417

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% Asian 2%
• Common ancestry: Serbian 1% Italian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Other Indo-European 1%

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: ▼ -1.87%
• Current HPI: 141.9823
• 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

+12.6% since first listed

3 events — show timeline

• 2026-06-05 Listed $90,000 SWVAR
• 2025-04-09 Price Changed $74,900 SWVAR
• 2024-11-18 Price Changed $79,900 SWVAR

Property tax history

+0.0%/yr

Latest (2025): $260 · +0.0% YoY. Source: county tax records.