116 1st St · Bluefield, VA 24605

$105,000

3 bd · 1.0 ba · 1,274 sqft · SingleFamily public records · 29 Days on market

Built 1940 Est $73k · 45% over

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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 +25.2/30.0
• DSCR +8.3/10.0
• Schools +6.0/10.0
• 1% rule +5.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful starter home in Bluefield VA. Lots of space consisting of 2 bedrooms on the main floor and large bedroom and office area on upper floor. Also features a garage with work area in rear of house. Extra fenced in lot to left of house is included. Seller to pay up to $5000 towards buyers prepaids and or closing cost or towards a decorating allownce.

Key facts

• Built 1940
• Listed 28 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 4.1% in Bluefield — 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 62/100 on livability (#408 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools A-; Watch: employment 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.
• 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 (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k 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 29 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $90k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $103,425 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.04% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.56%
• DSCR: 1.43
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $72,618
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Square St	0.21mi	3/1.5	1,142 (-10%)	9mo	$81,000	$71	63
203 Juniper St	0.62mi	3/1.0	1,456 (+14%)	11mo	$28,000	$19	38
511 Tazewell Ave	0.50mi	3/1.5	1,434 (+13%)	21mo	$82,000	$57	36

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: -1.9%
• Equity multiple: 0.93×
• Total profit: $-2,135
• Equity at exit: $15,656

10-year hold

• IRR: 7.7%
• Equity multiple: 1.58×
• Total profit: $17,176
• Equity at exit: $9,078

Cash invested: $29,400 (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 24605

• Home prices YoY: -27.8%
• Active inventory: 46
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,089 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$31 /mo · $378/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $234

Break-even live

Break-even rent $792

Max offer price $105,000

Occupancy floor 73%

Sensitivity live

Price	-10% $294	-5% $264	+0% $234	+5% $205	+10% $175
Rent	-10% $148	-5% $191	+0% $234	+5% $277	+10% $320
Rate	-1.0pp $287	-0.5pp $261	base $234	+0.5pp $207	+1.0pp $179

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $105,000 Active 29 DOM
2. 2026-06-18
   days on market $105,000 Active 28 DOM
3. 2026-06-17
   days on market $105,000 Active 27 DOM
4. 2026-06-16
   days on market $105,000 Active 26 DOM
5. 2026-06-15
   days on market $105,000 Active 25 DOM
6. 2026-06-14
   days on market $105,000 Active 23 DOM
7. 2026-06-12
   days on market $105,000 Active 22 DOM
8. 2026-06-09
   days on market $105,000 Active 19 DOM
9. 2026-06-08
   days on market $105,000 Active 18 DOM
10. 2026-06-07
    days on market $105,000 Active 17 DOM
11. 2026-06-03
    days on market $105,000 Active 13 DOM
12. 2026-06-02
    days on market $105,000 Active 12 DOM
13. 2026-06-01
    days on market $105,000 Active 11 DOM
14. 2026-05-31
    days on market $105,000 Active 10 DOM
15. 2026-05-30
    days on market $105,000 Active 9 DOM
16. 2026-05-22
    listed $105,000 Active
17. 2024-08-05
    soldstatus $90,000 356-char remark

    Show marketing remark (356 chars)

    Wonderful starter home in Bluefield VA. Lots of space consisting of 2 bedrooms on the main floor and large bedroom and office area on upper floor. Also features a garage with work area in rear of house. Extra fenced in lot to left of house is included. Seller to pay up to $5000 towards buyers prepaids and or closing cost or towards a decorating allownce.

18. 2024-08-02
    soldstatus $90,000
19. 2024-06-04
    listed $95,000 356-char remark

    Show marketing remark (356 chars)

    Wonderful starter home in Bluefield VA. Lots of space consisting of 2 bedrooms on the main floor and large bedroom and office area on upper floor. Also features a garage with work area in rear of house. Extra fenced in lot to left of house is included. Seller to pay up to $5000 towards buyers prepaids and or closing cost or towards a decorating allownce.

ⓘ 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: $378 · $31/mo
• Projected year-2 tax: $861 · $72/mo
• Expected delta: +$483/yr (+$40/mo · 128.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 9 d/yr ≥90°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: $13,066
• − Mortgage interest: −$5,882
• − Property taxes: −$378
• − Insurance: −$525
• − Repairs & maintenance: −$1,045
• − Management: −$1,045
• − Depreciation: −$3,055
• Taxable income: $1,137
• Est. tax owed @ 24.0%: −$273
• After-tax cash flow: $2,539/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 — Bluefield

• Score: 62/100
• State rank: #408
• US rank: #17014

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bluefield, VA
• Population (ZIP): 8,839

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 (87%)
• Race & ethnicity: White 87% Black 7% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Hispanic 3% Iranian 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 1% 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: ▼ -53.91%
• Current HPI: 140.337
• 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

+10.5% since first listed

4 events — show timeline

• 2026-05-22 Listed $105,000 FSBO.com
• 2024-08-05 Sold (MLS) $90,000 MTCBOR
• 2024-08-02 Sold (Public Records) $90,000 Public Records
• 2024-06-04 Listed $95,000 MTCBOR

Property tax history

+6.1%/yr

Latest (2025): $378 · +0.0% YoY. Source: county tax records.