7914 High Oak Rd · Pound, VA 24279

$115,000

3 bd · 2.0 ba · 1,530 sqft · SingleFamily · 423 Days on market

Built 2005 7.59 ac lot $75/sqft · 33% below area Est $172k · 33% under

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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 +19.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• Appreciation +6.3/10.0
• Schools +6.3/10.0
• 1% rule +5.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Attention Investors!!! 2 for the price of 1!!! You can live in one and rent the other or rent both! 2005 DW mobile home has 3 bedrooms and 2 bathrooms, open floor plan living room and kitchen, vaulted ceilings, fireplace, master bath has garden tub and shower. The additional house is a 1 1/2 story with 2 loft bedrooms, living room, kitchen, bedroom and bath on the main level. 7.5 acres. Buyers and Buyer's Agents to verify all information in this listing. Subject to Errors and Omissions.

Key facts

• 7.59 acre lot
• Built 2005
• Listed 423 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $138 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#242 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Wise County Public School District (town): math 74% / reading 79% proficiency, ranked #11 of 131 in VA (top 8%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 17 active listings in the ZIP; 17 units permitted in Wise County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($795 loan paydown + $3k appreciation (2.5% local appreciation)).
• Wise County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.5% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 423 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

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

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 423 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 1.03% ✓
• Cap rate: 7.73%
• Cash-on-cash: 5.15%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (median comp): $172,238
• List price: $115,000
• Delta: -33.23%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8006 Pansy St	0.19mi	3/2.0	1,612 (+5%)	7mo	$170,000	$105	76

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.55% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.1%
• Equity multiple: 1.62×
• Total profit: $19,969
• Equity at exit: $48,833

10-year hold

• IRR: 13.6%
• Equity multiple: 2.93×
• Total profit: $62,220
• Equity at exit: $73,093

Cash invested: $32,200 (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 24279

• Home prices YoY: 1.8%
• Active inventory: 17
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,181 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $138

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 83%

Sensitivity live

Price	-10% $218	-5% $178	+0% $138	+5% $98	+10% $59
Rent	-10% $45	-5% $92	+0% $138	+5% $185	+10% $231
Rate	-1.0pp $196	-0.5pp $167	base $138	+0.5pp $108	+1.0pp $78

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $115,000 Active 423 DOM
2. 2026-06-18
   days on market $115,000 Active 421 DOM
3. 2026-06-17
   days on market $115,000 Active 420 DOM
4. 2026-06-16
   days on market $115,000 Active 419 DOM
5. 2026-06-15
   days on market $115,000 Active 418 DOM
6. 2026-06-15
   days on market $115,000 Active 417 DOM
7. 2026-06-13
   days on market $115,000 Active 416 DOM
8. 2026-06-12
   days on market $115,000 Active 415 DOM
9. 2026-06-09
   days on market $115,000 Active 412 DOM
10. 2026-06-08
    days on market $115,000 Active 411 DOM
11. 2026-06-08
    days on market $115,000 Active 410 DOM
12. 2026-06-07
    days on market $115,000 Active 409 DOM
13. 2026-06-03
    days on market $115,000 Active 406 DOM
14. 2026-06-02
    days on market $115,000 Active 405 DOM
15. 2026-06-01
    days on market $115,000 Active 404 DOM
16. 2026-05-31
    days on market $115,000 Active 403 DOM
17. 2025-09-02
    status Active 494-char remark

    Show marketing remark (494 chars)

    Attention Investors!!! 2 for the price of 1!!! You can live in one and rent the other or rent both! 2005 DW mobile home has 3 bedrooms and 2 bathrooms, open floor plan living room and kitchen, vaulted ceilings, fireplace, master bath has garden tub and shower. The additional house is a 1 1/2 story with 2 loft bedrooms, living room, kitchen, bedroom and bath on the main level. 7.5 acres. Buyers and Buyer's Agents to verify all information in this listing. Subject to Errors and Omissions.

18. 2025-05-29
    status Pending 494-char remark

    Show marketing remark (494 chars)

    Attention Investors!!! 2 for the price of 1!!! You can live in one and rent the other or rent both! 2005 DW mobile home has 3 bedrooms and 2 bathrooms, open floor plan living room and kitchen, vaulted ceilings, fireplace, master bath has garden tub and shower. The additional house is a 1 1/2 story with 2 loft bedrooms, living room, kitchen, bedroom and bath on the main level. 7.5 acres. Buyers and Buyer's Agents to verify all information in this listing. Subject to Errors and Omissions.

19. 2025-03-12
    status Active 494-char remark

    Show marketing remark (494 chars)

    Attention Investors!!! 2 for the price of 1!!! You can live in one and rent the other or rent both! 2005 DW mobile home has 3 bedrooms and 2 bathrooms, open floor plan living room and kitchen, vaulted ceilings, fireplace, master bath has garden tub and shower. The additional house is a 1 1/2 story with 2 loft bedrooms, living room, kitchen, bedroom and bath on the main level. 7.5 acres. Buyers and Buyer's Agents to verify all information in this listing. Subject to Errors and Omissions.

20. 2025-03-08
    historical 494-char remark

    Show marketing remark (494 chars)

    Attention Investors!!! 2 for the price of 1!!! You can live in one and rent the other or rent both! 2005 DW mobile home has 3 bedrooms and 2 bathrooms, open floor plan living room and kitchen, vaulted ceilings, fireplace, master bath has garden tub and shower. The additional house is a 1 1/2 story with 2 loft bedrooms, living room, kitchen, bedroom and bath on the main level. 7.5 acres. Buyers and Buyer's Agents to verify all information in this listing. Subject to Errors and Omissions.

21. 2025-02-25
    status Active 494-char remark

    Show marketing remark (494 chars)

    Attention Investors!!! 2 for the price of 1!!! You can live in one and rent the other or rent both! 2005 DW mobile home has 3 bedrooms and 2 bathrooms, open floor plan living room and kitchen, vaulted ceilings, fireplace, master bath has garden tub and shower. The additional house is a 1 1/2 story with 2 loft bedrooms, living room, kitchen, bedroom and bath on the main level. 7.5 acres. Buyers and Buyer's Agents to verify all information in this listing. Subject to Errors and Omissions.

22. 2024-10-22
    status Pending 494-char remark

    Show marketing remark (494 chars)

    Attention Investors!!! 2 for the price of 1!!! You can live in one and rent the other or rent both! 2005 DW mobile home has 3 bedrooms and 2 bathrooms, open floor plan living room and kitchen, vaulted ceilings, fireplace, master bath has garden tub and shower. The additional house is a 1 1/2 story with 2 loft bedrooms, living room, kitchen, bedroom and bath on the main level. 7.5 acres. Buyers and Buyer's Agents to verify all information in this listing. Subject to Errors and Omissions.

23. 2024-09-07
    listed $115,000 Active 494-char remark

    Show marketing remark (494 chars)

    Attention Investors!!! 2 for the price of 1!!! You can live in one and rent the other or rent both! 2005 DW mobile home has 3 bedrooms and 2 bathrooms, open floor plan living room and kitchen, vaulted ceilings, fireplace, master bath has garden tub and shower. The additional house is a 1 1/2 story with 2 loft bedrooms, living room, kitchen, bedroom and bath on the main level. 7.5 acres. Buyers and Buyer's Agents to verify all information in this listing. Subject to Errors and Omissions.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 7 d/yr ≥95°F today · 20 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: $14,171
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,134
• − Management: −$1,134
• − Depreciation: −$3,345
• Taxable loss: −$183
• Est. tax savings @ 24.0%: +$44
• After-tax cash flow: $1,702/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: Wise County Public School District
• NCES district ID: 5104080
• Math proficiency: 74% ▼ -20.00%
• Reading proficiency: 79% ▼ -7.00%
• Median HH income: $35,624
• Composite: 63.37/100
• National rank: #625
• State rank: #11 of 131 in VA

Livability — Pound

• Score: 69/100
• State rank: #242
• US rank: #8153

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pound, VA
• Population (ZIP): 4,679

Population outlook (Wise County) Hauer SSP2

• Today (2025): 35,714 people
• By 2030: 33,742 · -5.5%
• By 2040: 29,870 · -16.4%
• By 2050: 26,233 · -26.5%
• By 2075: 18,296 · -48.8%
• By 2100: 12,147 · -66.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 10%
• Common ancestry: Italian 3% Serbian 2% Slovak 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Wise

• 2024 margin: Solid R (+63.3) · D 18.1% · R 81.4%
• 2008→2024 swing: -35.6pp toward R · 2008: -27.7pp · 2024: -63.3pp
• All cycles: 2024: R+63.3 2020: R+61.7 2016: R+62.0 2012: R+48.8 2008: R+27.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.55%
• Current HPI: 147.686
• 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

7 events — show timeline

• 2025-09-02 Relisted — TVRMLS
• 2025-05-29 Pending — TVRMLS
• 2025-03-12 Relisted — TVRMLS
• 2025-03-08 Delisted — TVRMLS
• 2025-02-25 Relisted — TVRMLS
• 2024-10-22 Pending — TVRMLS
• 2024-09-07 Listed $115,000 TVRMLS

Property tax history

+3.0%/yr

Latest (2025): $4 · +0.0% YoY. Source: county tax records.