387 Hummingbird Hl · Gratton, VA 24651

$129,000

3 bd · 1.0 ba · 1,242 sqft · SingleFamily public records · 115 Days on market

Built 1974 0.45 ac lot $104/sqft · 15% below area ↓ 26% since listing

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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 +15.3/30.0
• ARV discount +7.5/15.0
• Schools +6.0/10.0
• DSCR +4.7/10.0
• 1% rule +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.6/10.0

Listing remarks MLS

True Fixer Upper Brick Ranch with Basement, Garage & Carport — Renovation Opportunity in Tazewell County! This solid brick ranch offers a great opportunity for investors or buyers ready to bring new life to a home with good bones. Featuring a durable metal roof, an attached 2-car garage (621 sq. ft. ), and a detached 600 sq. ft. carport, this property sits on approximately 0.45 acres at the end of a cul-de-sac and is served by a well and a private septic system. Public water is available (unpaid tap fee). The home is being sold as-is and will require renovation and TLC! The main level offers 1,242 sq. ft. of living space and features wood paneling throughout. You'll enter into the living room with carpet flooring, a ceiling fan, and a large window that brings in natural light. The kitchen includes vinyl flooring, an island, built-in oven, electric cooktop, refrigerator, and a pantry closet for additional storage. Down the hallway are three bedrooms with paneling. 2 of the bedrooms have carpet floors. In the primary bedroom, the carpet has been removed and the full attached bath has been completely gutted and is ready for renovation. The hallway bathroom has had some renovations completed. The basement adds even more potential with another 1,242 sq . ft. of living space with a large family room/den featuring carpet, paneling, and a brick fireplace with a raised brick hearth with a wood stove insert. There is also an additional room that could serve as a office or bonus space, along with a utility room that includes the washer and dryer hookups. With its spacious layout, multiple parking options, and generous lot, this property is a great canvas for your renovation vision. Bring your ideas and turn this into a home that shines again.

Key facts

• Durable metal roof
• Cul-de-sac location
• Wood paneling

Tags

• BRICK RANCH
• DURABLE METAL ROOF
• CUL-DE-SAC LOCATION
• PUBLIC WATER
• PRIVATE SEPTIC SYSTEM
• WOOD PANELING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $48 ($571/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 $107k (17.1% below list).
• Recommended offer: $107k (17.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#453 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, 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 $892 of loan paydown is wiped out by about $4k 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 115 days — a 9% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $11k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $106,881 (17.1% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.58%
• DSCR: 1.07
• GRM: 10.1

CMA / ARV

• ARV (median comp): $303,393
• List price: $129,000
• Delta: -57.48%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 Hummingbird Hl	0.09mi	3/1.5	1,125 (-9%)	19mo	$135,000	$120	62
553 Good Neighbor Dr	0.43mi	3/2.0	1,350 (+9%)	1mo	$220,000	$163	60
309 Hummingbird Hl	0.08mi	3/1.0	1,100 (-11%)	22mo	$150,000	$136	58
209 Laredo St	0.25mi	3/1.0	1,378 (+11%)	15mo	$130,000	$94	58
192 Yale St	0.51mi	3/2.0	1,230 (-1%)	19mo	$163,000	$133	55
175 Hickory Ridge Rd	0.61mi	3/2.0	1,406 (+13%)	8mo	$120,000	$85	39

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: -13.8%
• Equity multiple: 0.50×
• Total profit: $-17,916
• Equity at exit: $19,234

10-year hold

• IRR: -5.0%
• Equity multiple: 0.67×
• Total profit: $-11,871
• Equity at exit: $11,154

Cash invested: $36,120 (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 24651

• Home prices YoY: -5.4%
• Active inventory: 46
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,069 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$67 /mo · $799/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $48

Break-even live

Break-even rent $1,009

Max offer price $129,000

Occupancy floor 91%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $129,000 Active 115 DOM
2. 2026-06-18
   days on market $129,000 Active 114 DOM
3. 2026-06-17
   days on market $129,000 Active 113 DOM
4. 2026-06-16
   days on market $129,000 Active 112 DOM
5. 2026-06-15
   days on market $129,000 Active 111 DOM
6. 2026-06-14
   days on market $129,000 Active 109 DOM
7. 2026-06-12
   days on market $129,000 Active 108 DOM
8. 2026-06-09
   days on market $129,000 Active 105 DOM
9. 2026-06-08
   days on market $129,000 Active 104 DOM
10. 2026-06-07
    days on market $129,000 Active 103 DOM
11. 2026-06-03
    days on market $129,000 Active 99 DOM
12. 2026-06-02
    days on market $129,000 Active 98 DOM
13. 2026-06-01
    days on market $129,000 Active 97 DOM
14. 2026-05-31
    days on market $129,000 Active 96 DOM
15. 2026-05-30
    days on market $129,000 Active 95 DOM
16. 2026-04-21
    status Active 1773-char remark

    Show marketing remark (1773 chars)

    True Fixer Upper Brick Ranch with Basement, Garage & Carport — Renovation Opportunity in Tazewell County! This solid brick ranch offers a great opportunity for investors or buyers ready to bring new life to a home with good bones. Featuring a durable metal roof, an attached 2-car garage (621 sq. ft. ), and a detached 600 sq. ft. carport, this property sits on approximately 0.45 acres at the end of a cul-de-sac and is served by a well and a private septic system. Public water is available (unpaid tap fee). The home is being sold as-is and will require renovation and TLC! The main level offers 1,242 sq. ft. of living space and features wood paneling throughout. You'll enter into the living room with carpet flooring, a ceiling fan, and a large window that brings in natural light. The kitchen includes vinyl flooring, an island, built-in oven, electric cooktop, refrigerator, and a pantry closet for additional storage. Down the hallway are three bedrooms with paneling. 2 of the bedrooms have carpet floors. In the primary bedroom, the carpet has been removed and the full attached bath has been completely gutted and is ready for renovation. The hallway bathroom has had some renovations completed. The basement adds even more potential with another 1,242 sq . ft. of living space with a large family room/den featuring carpet, paneling, and a brick fireplace with a raised brick hearth with a wood stove insert. There is also an additional room that could serve as a office or bonus space, along with a utility room that includes the washer and dryer hookups. With its spacious layout, multiple parking options, and generous lot, this property is a great canvas for your renovation vision. Bring your ideas and turn this into a home that shines again.

17. 2026-04-16
    historical 1773-char remark

    Show marketing remark (1773 chars)

    True Fixer Upper Brick Ranch with Basement, Garage & Carport — Renovation Opportunity in Tazewell County! This solid brick ranch offers a great opportunity for investors or buyers ready to bring new life to a home with good bones. Featuring a durable metal roof, an attached 2-car garage (621 sq. ft. ), and a detached 600 sq. ft. carport, this property sits on approximately 0.45 acres at the end of a cul-de-sac and is served by a well and a private septic system. Public water is available (unpaid tap fee). The home is being sold as-is and will require renovation and TLC! The main level offers 1,242 sq. ft. of living space and features wood paneling throughout. You'll enter into the living room with carpet flooring, a ceiling fan, and a large window that brings in natural light. The kitchen includes vinyl flooring, an island, built-in oven, electric cooktop, refrigerator, and a pantry closet for additional storage. Down the hallway are three bedrooms with paneling. 2 of the bedrooms have carpet floors. In the primary bedroom, the carpet has been removed and the full attached bath has been completely gutted and is ready for renovation. The hallway bathroom has had some renovations completed. The basement adds even more potential with another 1,242 sq . ft. of living space with a large family room/den featuring carpet, paneling, and a brick fireplace with a raised brick hearth with a wood stove insert. There is also an additional room that could serve as a office or bonus space, along with a utility room that includes the washer and dryer hookups. With its spacious layout, multiple parking options, and generous lot, this property is a great canvas for your renovation vision. Bring your ideas and turn this into a home that shines again.

18. 2026-04-01
    price $129,000 1773-char remark

    Show marketing remark (1773 chars)

    True Fixer Upper Brick Ranch with Basement, Garage & Carport — Renovation Opportunity in Tazewell County! This solid brick ranch offers a great opportunity for investors or buyers ready to bring new life to a home with good bones. Featuring a durable metal roof, an attached 2-car garage (621 sq. ft. ), and a detached 600 sq. ft. carport, this property sits on approximately 0.45 acres at the end of a cul-de-sac and is served by a well and a private septic system. Public water is available (unpaid tap fee). The home is being sold as-is and will require renovation and TLC! The main level offers 1,242 sq. ft. of living space and features wood paneling throughout. You'll enter into the living room with carpet flooring, a ceiling fan, and a large window that brings in natural light. The kitchen includes vinyl flooring, an island, built-in oven, electric cooktop, refrigerator, and a pantry closet for additional storage. Down the hallway are three bedrooms with paneling. 2 of the bedrooms have carpet floors. In the primary bedroom, the carpet has been removed and the full attached bath has been completely gutted and is ready for renovation. The hallway bathroom has had some renovations completed. The basement adds even more potential with another 1,242 sq . ft. of living space with a large family room/den featuring carpet, paneling, and a brick fireplace with a raised brick hearth with a wood stove insert. There is also an additional room that could serve as a office or bonus space, along with a utility room that includes the washer and dryer hookups. With its spacious layout, multiple parking options, and generous lot, this property is a great canvas for your renovation vision. Bring your ideas and turn this into a home that shines again.

19. 2026-03-10
    price $134,900 1773-char remark

    Show marketing remark (1773 chars)

    True Fixer Upper Brick Ranch with Basement, Garage & Carport — Renovation Opportunity in Tazewell County! This solid brick ranch offers a great opportunity for investors or buyers ready to bring new life to a home with good bones. Featuring a durable metal roof, an attached 2-car garage (621 sq. ft. ), and a detached 600 sq. ft. carport, this property sits on approximately 0.45 acres at the end of a cul-de-sac and is served by a well and a private septic system. Public water is available (unpaid tap fee). The home is being sold as-is and will require renovation and TLC! The main level offers 1,242 sq. ft. of living space and features wood paneling throughout. You'll enter into the living room with carpet flooring, a ceiling fan, and a large window that brings in natural light. The kitchen includes vinyl flooring, an island, built-in oven, electric cooktop, refrigerator, and a pantry closet for additional storage. Down the hallway are three bedrooms with paneling. 2 of the bedrooms have carpet floors. In the primary bedroom, the carpet has been removed and the full attached bath has been completely gutted and is ready for renovation. The hallway bathroom has had some renovations completed. The basement adds even more potential with another 1,242 sq . ft. of living space with a large family room/den featuring carpet, paneling, and a brick fireplace with a raised brick hearth with a wood stove insert. There is also an additional room that could serve as a office or bonus space, along with a utility room that includes the washer and dryer hookups. With its spacious layout, multiple parking options, and generous lot, this property is a great canvas for your renovation vision. Bring your ideas and turn this into a home that shines again.

20. 2026-02-19
    listed $139,900 Active 1773-char remark

    Show marketing remark (1773 chars)

    True Fixer Upper Brick Ranch with Basement, Garage & Carport — Renovation Opportunity in Tazewell County! This solid brick ranch offers a great opportunity for investors or buyers ready to bring new life to a home with good bones. Featuring a durable metal roof, an attached 2-car garage (621 sq. ft. ), and a detached 600 sq. ft. carport, this property sits on approximately 0.45 acres at the end of a cul-de-sac and is served by a well and a private septic system. Public water is available (unpaid tap fee). The home is being sold as-is and will require renovation and TLC! The main level offers 1,242 sq. ft. of living space and features wood paneling throughout. You'll enter into the living room with carpet flooring, a ceiling fan, and a large window that brings in natural light. The kitchen includes vinyl flooring, an island, built-in oven, electric cooktop, refrigerator, and a pantry closet for additional storage. Down the hallway are three bedrooms with paneling. 2 of the bedrooms have carpet floors. In the primary bedroom, the carpet has been removed and the full attached bath has been completely gutted and is ready for renovation. The hallway bathroom has had some renovations completed. The basement adds even more potential with another 1,242 sq . ft. of living space with a large family room/den featuring carpet, paneling, and a brick fireplace with a raised brick hearth with a wood stove insert. There is also an additional room that could serve as a office or bonus space, along with a utility room that includes the washer and dryer hookups. With its spacious layout, multiple parking options, and generous lot, this property is a great canvas for your renovation vision. Bring your ideas and turn this into a home that shines again.

21. 2024-01-08
    listed $175,500 Active
22. 2023-12-20
    listed $175,500 Active

ⓘ 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: $799 · $67/mo
• Projected year-2 tax: $1,058 · $88/mo
• Expected delta: +$259/yr (+$22/mo · 32.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 8 d/yr ≥86°F today · 24 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $12,826
• − Mortgage interest: −$7,226
• − Property taxes: −$799
• − Insurance: −$645
• − Repairs & maintenance: −$1,026
• − Management: −$1,026
• − Depreciation: −$3,753
• Taxable loss: −$1,649
• Est. tax savings @ 24.0%: +$396
• After-tax cash flow: $966/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 — Gratton

• Score: 60/100
• State rank: #453
• US rank: #19361

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gratton, VA
• Population (ZIP): 5,683

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 (91%)
• Race & ethnicity: White 91% Black 5% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Serbian 3% Slovak 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

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: ▼ -8.72%
• Current HPI: 153.2259
• 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

-26.5% since first listed

7 events — show timeline

• 2026-04-21 Relisted — SWVAR
• 2026-04-16 Delisted — SWVAR
• 2026-04-01 Price Changed $129,000 SWVAR
• 2026-03-10 Price Changed $134,900 SWVAR
• 2026-02-19 Listed $139,900 SWVAR
• 2024-01-08 Listed $175,500 SWVAR
• 2023-12-20 Listed $175,500 NRVMLS

Property tax history

+1.9%/yr

Latest (2025): $799 · +0.0% YoY. Source: county tax records.