350 W Jackson St · Wytheville, VA 24382

$269,500

3 bd · 2.0 ba · 1,806 sqft · SingleFamily public records · 21 Days on market

Built 1900 7,405 sqft lot Est $265k · at est.

---

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 +13.2/30.0
• ARV discount +6.8/15.0
• Schools +6.0/10.0
• DSCR +4.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely older home with updated kitchen and bathrooms, also beautiful hard wood floors and woodwork throughout. Home is spacious with great outdoor space and large corner lot.

Key facts

• Hard wood floors
• Large corner lot
• Updated bathrooms

Tags

• UPDATED KITCHEN
• UPDATED BATHROOMS
• HARD WOOD FLOORS
• OUTDOOR SPACE
• LARGE CORNER LOT

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence (detached)
• Construction: Vinyl siding; Metal roof; Partial basement
• Exterior features: Patio; Porch; Corner lot

Interior

• Kitchen: Dishwasher; Oven; Electric range; Refrigerator
• Flooring: Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Forced air; Natural gas heating
• Interior features: Dishwasher; Oven; Electric range; Refrigerator; Electric water heater; Hardwood flooring; Partial basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-5 ($-57/yr) — negative.
• To cash-flow at today's rent, offer at most $269k (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (25.8% below list).
• Recommended offer: $200k (25.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.3% in Wytheville — 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 76/100 on livability (#116 in VA, #3,571 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime B+; Watch: employment D, amenities F, commute F.
• Wythe County Public School District (rural): math 67% / reading 77% proficiency, ranked #20 of 131 in VA (top 15%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Spiller Elementary (math 62% / reading 73%, grade B+, #372 of 1,108 statewide, top 34%, 624 students, 73% FRL); Scott Memorial Middle (math 73% / reading 79%, grade A, #42 of 342 statewide, top 13%, 318 students, 73% FRL); George Wythe High (math 72% / reading 82%, grade A-, #90 of 319 statewide, top 30%, 462 students, 73% FRL) — zoned schools average 73% FRL vs 41% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 155 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 63 units permitted in Wythe County in 2024 (12 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Wythe County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($265k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $48k; list at $270k implies a 456% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $200,000 (25.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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.
7. 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.
8. 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: 0.74% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.08%
• DSCR: 1.00
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $265,482
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
790 S 2nd St	0.29mi	3/1.5	1,954 (+8%)	6mo	$275,000	$141	66
145 E Withers Rd	0.49mi	3/2.5	1,902 (+5%)	2mo	$280,000	$147	64
525 E Liberty St	0.59mi	3/1.0	1,786 (-1%)	5mo	$214,000	$120	62
139 Barrett Mill Rd	0.45mi	3/2.5	1,915 (+6%)	12mo	$399,000	$208	57
1050 W Jackson St	0.55mi	3/2.5	1,680 (-7%)	12mo	$313,000	$186	50
1015 W Washington St	0.67mi	4/2.0 (+1)	1,626 (-10%)	3mo	$130,000	$80	45

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: -16.5%
• Equity multiple: 0.42×
• Total profit: $-44,113
• Equity at exit: $40,183

10-year hold

• IRR: -8.4%
• Equity multiple: 0.48×
• Total profit: $-39,372
• Equity at exit: $23,301

Cash invested: $75,460 (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 24382

• Home prices YoY: -25.7%
• Active inventory: 155
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$1,413
• Tax from tax record: −$59 /mo · $710/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-5

Break-even live

Break-even rent $2,006

Max offer price $268,663

Occupancy floor 95%

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: $67,375
• Closing costs: $8,085
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
290 W Ridge St Wytheville, VA	3.0	3.0	2191	$2,000	$0.91	43d	1	1.16mi
765 N 8th St Wytheville, VA	4.0	1.0	1300	$2,000	$1.54	43d	1	1.20mi
890 N 10th St Wytheville, VA	4.0	2.0	1650	$2,000	$1.21	43d	1	1.35mi

Listing history 18 events

1. 2026-06-18
   days on market $269,500 Active 21 DOM
2. 2026-06-17
   days on market $269,500 Active 20 DOM
3. 2026-06-16
   days on market $269,500 Active 19 DOM
4. 2026-06-15
   days on market $269,500 Active 18 DOM
5. 2026-06-15
   days on market $269,500 Active 17 DOM
6. 2026-06-13
   days on market $269,500 Active 16 DOM
7. 2026-06-12
   days on market $269,500 Active 15 DOM
8. 2026-06-09
   days on market $269,500 Active 12 DOM
9. 2026-06-08
   days on market $269,500 Active 11 DOM
10. 2026-06-08
    days on market $269,500 Active 10 DOM
11. 2026-06-07
    days on market $269,500 Active 9 DOM
12. 2026-06-03
    days on market $269,500 Active 6 DOM
13. 2026-06-02
    days on market $269,500 Active 5 DOM
14. 2026-06-01
    days on market $269,500 Active 4 DOM
15. 2026-05-31
    days on market $269,500 Active 3 DOM
16. 2026-05-28
    listed $269,500 Active 174-char remark

    Show marketing remark (174 chars)

    Lovely older home with updated kitchen and bathrooms, also beautiful hard wood floors and woodwork throughout. Home is spacious with great outdoor space and large corner lot.

17. 2026-05-28
    listed $269,500 Active

    Show marketing remark (174 chars)

    Lovely older home with updated kitchen and bathrooms, also beautiful hard wood floors and woodwork throughout. Home is spacious with great outdoor space and large corner lot.

18. 2007-11-21
    soldstatus $48,500

ⓘ 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: $710 · $59/mo
• Projected year-2 tax: $2,210 · $184/mo
• Expected delta: +$1,500/yr (+$125/mo · 211.3%)

ⓘ 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 3/10 Moderate 7 d/yr ≥91°F today · 19 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: $24,000
• − Mortgage interest: −$15,096
• − Property taxes: −$710
• − Insurance: −$1,348
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$7,840
• Taxable loss: −$4,834
• Est. tax savings @ 24.0%: +$1,160
• After-tax cash flow: $1,103/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: Wythe County Public School District
• NCES district ID: 5104110
• Math proficiency: 67% ▼ -23.00%
• Reading proficiency: 77% ▼ -9.00%
• Median HH income: $41,665
• Composite: 60.19/100
• National rank: #863
• State rank: #20 of 131 in VA

Livability — Wytheville

• Score: 76/100
• State rank: #116
• US rank: #3571

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wytheville, VA
• City population: 14,751
• Population (ZIP): 14,751

Population outlook (Wythe County) Hauer SSP2

• Today (2025): 29,176 people
• By 2030: 28,993 · -0.6%
• By 2040: 28,273 · -3.1%
• By 2050: 27,055 · -7.3%
• By 2075: 23,668 · -18.9%
• By 2100: 18,904 · -35.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Black 4% Two or more races 2% Hispanic / Latino 2% Asian 1%
• Common ancestry: Serbian 2% Slovak 1% Italian 1%
• Foreign-born: 2%
• Languages at home: 98% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Wythe

• 2024 margin: Solid R (+59.5) · D 19.9% · R 79.5%
• 2008→2024 swing: -26.7pp toward R · 2008: -32.8pp · 2024: -59.5pp
• All cycles: 2024: R+59.5 2020: R+57.0 2016: R+54.9 2012: R+36.8 2008: R+32.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.18%
• Current HPI: 191.6387
• 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

+455.7% since first listed

3 events — show timeline

• 2026-05-28 Listed $269,500 NRVMLS
• 2026-05-28 Listed $269,500 SWVAR
• 2007-11-21 Sold (Public Records) $48,500 Public Records

Property tax history

+2.1%/yr

Latest (2025): $710 · +0.0% YoY. Source: county tax records.