713 Virginia Ave · Bluefield, VA 24605

$95,000

3 bd · 1.0 ba · 1,986 sqft · SingleFamily public records · 5 Days on market

Built 1900 8,712 sqft lot Est $117k · 19% 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 +27.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +6.6/10.0
• Schools +6.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

CHARMING 1900 HOME WITH SOME UPGRADES THAT INCLUDE NEW PLUMBING, NEW ROOF, SHINGLES AND GUTTERS WITH GUARDS. REPL VINYL WINDOWS WITH HARDWOOD FLOORS ON BOTH FLOORS. THE CHARM IS ABUNDANT AND WITH CONTINUED SWEAT EQUITY COULD BE A REAL STUNNER. HAS A PELLET STOVE IN LAUNDRY AREA, 1/2 A TANK OF OIL AND MANY BAGS OF PELLETS IN THE BASEMENT THAT ARE ALL NEGOTIABLE. NEIGHBORING HOUSE 711 IS ALSO FOR SALE AND WOULD BE A GREAT RENTAL OPPORTUNITY ASIDE OF YOUR PRIMARY RESIDENCE

Key facts

• New plumbing
• New roof shingles
• Gutters with guards

Tags

• NEW PLUMBING
• NEW ROOF SHINGLES
• GUTTERS WITH GUARDS
• REPL VINYL WINDOWS
• HARDWOOD FLOORS
• PELLET STOVE

Property features AI

Exterior

• Utilities: Public water; Public sewer; Natural gas available
• Home design: Two levels; Single-family residence; Brick exterior
• Construction: Shingle roof
• Exterior features: Balcony; Creek on the property; Sloped lot

Interior

• Kitchen: Refrigerator
• Flooring: Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; Ceiling fan(s)
• Interior features: Wood flooring; Gas log fireplace; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $227 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 10.0% 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+, crime B; 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.
• Zoned schools: Dudley Primary (357 students, 82% FRL); Graham Middle (math 65% / reading 78%, grade A, #72 of 342 statewide, top 22%, 372 students, 82% FRL); Graham High (math 92% / reading 98%, grade A+, #1 of 319 statewide, top 0%, 529 students, 83% 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 (-3.0%/yr); year-one equity from $657 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.16% ✓
• Cap rate: 10.00%
• Cash-on-cash: 13.24%
• DSCR: 1.59
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $117,174
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Blake St	0.32mi	3/1.5	1,829 (-8%)	14mo	$107,000	$59	58
1006 Virginia Ave	0.58mi	4/1.5 (+1)	1,922 (-3%)	7mo	$134,000	$70	55
734 Tazewell Ave	0.72mi	4/1.5 (+1)	1,962 (-1%)	12mo	$50,000	$25	47

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: -0.9%
• Equity multiple: 0.97×
• Total profit: $-930
• Equity at exit: $14,165

10-year hold

• IRR: 8.8%
• Equity multiple: 1.67×
• Total profit: $17,844
• Equity at exit: $8,214

Cash invested: $26,600 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,105 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$42 /mo · $499/yr
• Insurance: −$40
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $227

Break-even live

Break-even rent $818

Max offer price $95,000

Occupancy floor 74%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-19
   days on market $95,000 Active 5 DOM
2. 2026-06-18
   days on market $95,000 Active 4 DOM
3. 2026-06-17
   days on market $95,000 Active 3 DOM
4. 2026-06-16
   days on market $95,000 Active 2 DOM
5. 2026-06-15
   remarks 474-char remark
6. 2026-06-15
   listed $95,000 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: $499 · $42/mo
• Projected year-2 tax: $779 · $65/mo
• Expected delta: +$280/yr (+$23/mo · 56.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 9 d/yr ≥90°F today · 26 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: $13,258
• − Mortgage interest: −$5,321
• − Property taxes: −$499
• − Insurance: −$1,272
• − Repairs & maintenance: −$1,061
• − Management: −$1,061
• − Depreciation: −$2,764
• Taxable income: $1,279
• Est. tax owed @ 24.0%: −$307
• After-tax cash flow: $2,416/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

1 event — show timeline

• 2026-06-14 Listed $95,000 SWVAR

Property tax history

+14.3%/yr

Latest (2025): $499 · +0.0% YoY. Source: county tax records.