2342 Roda Rd · Stonega, VA 24216

$70,000

3 bd · 1.0 ba · 1,087 sqft · SingleFamily public records · 17 Days on market

Built 1930 0.69 ac lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Schools +6.3/10.0
• Appreciation +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

2 bedrooms, 1 bath, 1473 sq. ft. vinyl sided home on approximately 0.6 acres (measured from county GIS) level lot. Original hardwood floors in most rooms. All new kitchen with new cabinets, countertops, stainless appliances, laminate flooring and new lights. New bedroom with walk-in closet. Large bathroom with large closet adjacent to front bedroom. Large living room with adjacent dining room. Vinyl double pane windows. All new plumbing and water heater. Rewired electric. Heat pump was recently serviced. Large covered front porch and large rear deck. Storage building in back yard. Gravel driveway, public water and sewer. Shingled roof. This home is clean and move-in ready.

Key facts

• Newer kitchen
• Walk-in closet
• Large bathroom

Tags

• ORIGINAL HARDWOOD FLOORS
• NEWER KITCHEN
• WALK-IN CLOSET
• LARGE BATHROOM
• LARGE LIVING ROOM
• LARGE REAR DECK

Property features AI

Exterior

• Parking: Driveway; Gravel parking
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Cable available; Phone available
• Home design: Single-family house; One level; Residential zoning
• Construction: Vinyl siding; Composition/shingle roof; Block and concrete perimeter foundation; Built as a house
• Exterior features: Deck; Front porch; Outbuilding; Cleared, level lot

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Total rooms: 5
• Flooring: Hardwood; Laminate; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Heat pump cooling; Ceiling fan(s)
• Interior features: Laminate countertops; Walk-in closet(s); Double-pane windows
• Laundry & utility: Washer; Dryer; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $88 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Zoned schools: Union Primary (math 72% / reading 79%, grade A, #207 of 1,108 statewide, top 19%, 861 students, 84% FRL); Union Middle (math 58% / reading 70%, grade B+, #127 of 342 statewide, top 37%, 583 students, 89% FRL); Union High (math 57% / reading 77%, grade B, #185 of 319 statewide, top 61%, 601 students, 86% FRL) — zoned schools average 86% FRL vs 55% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 26 active listings in the ZIP; 17 units permitted in Wise County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Wise County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 3 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 $60k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $314/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,950 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — 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. 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: 1.49% ✓
• Cap rate: 13.19%
• Cash-on-cash: 24.62%
• DSCR: 2.10
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -7.7%
• Equity multiple: 0.72×
• Total profit: $-5,548
• Equity at exit: $10,437

10-year hold

• IRR: 2.2%
• Equity multiple: 1.16×
• Total profit: $3,100
• Equity at exit: $6,052

Cash invested: $19,600 (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 24216

• Home prices YoY: -3.3%
• Active inventory: 26
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,040 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$23 /mo · $275/yr
• Insurance: −$29
• Flood insurance flood zone: −$314 /mo · $3,765/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $88

Break-even live

Break-even rent $928

Max offer price $70,000

Occupancy floor 86%

Sensitivity live

Price	-10% $128	-5% $108	+0% $88	+5% $69	+10% $49
Rent	-10% $6	-5% $47	+0% $88	+5% $129	+10% $170
Rate	-1.0pp $124	-0.5pp $106	base $88	+0.5pp $70	+1.0pp $52

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $70,000 Active 17 DOM
2. 2026-06-21
   days on market $70,000 Active 16 DOM
3. 2026-06-18
   days on market $70,000 Active 14 DOM
4. 2026-06-17
   days on market $70,000 Active 13 DOM
5. 2026-06-16
   days on market $70,000 Active 12 DOM
6. 2026-06-15
   days on market $70,000 Active 11 DOM
7. 2026-06-15
   days on market $70,000 Active 10 DOM
8. 2026-06-13
   days on market $70,000 Active 9 DOM
9. 2026-06-12
   remarks 699-char remark
10. 2026-06-12
    days on market $70,000 Active 8 DOM
11. 2026-06-09
    days on market $70,000 Active 5 DOM
12. 2026-06-08
    days on market $70,000 Active 4 DOM
13. 2026-06-08
    days on market $70,000 Active 3 DOM
14. 2026-06-07
    remarks 635-char remark
15. 2026-06-07
    listed $70,000 Active 2 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: $275 · $23/mo
• Projected year-2 tax: $574 · $48/mo
• Expected delta: +$299/yr (+$25/mo · 109.0%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 8 d/yr ≥95°F today · 24 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,474
• − Mortgage interest: −$3,921
• − Property taxes: −$275
• − Insurance: −$4,115
• − Repairs & maintenance: −$998
• − Management: −$998
• − Depreciation: −$2,036
• Taxable income: $131
• Est. tax owed @ 24.0%: −$32
• After-tax cash flow: $1,029/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 — Stonega

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 2,356

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% Two or more races 7% Black 5% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Portuguese 2% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

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: ▼ -3.82%
• Current HPI: 112.8878
• 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

+55.6% since first listed

9 events — show timeline

• 2026-06-04 Listed $70,000 TVRMLS
• 2025-12-29 Sold (Public Records) $60,000 Public Records
• 2025-12-29 Sold (MLS) $60,000 TVRMLS
• 2025-12-17 Contingent — TVRMLS
• 2025-11-17 Listed $75,000 TVRMLS
• 2025-04-25 Sold (Public Records) $45,000 Public Records
• 2025-04-25 Sold (MLS) $45,000 TVRMLS
• 2025-04-15 Pending — TVRMLS
• 2025-04-10 Listed $45,000 TVRMLS

Property tax history

+1.7%/yr

Latest (2025): $275 · +0.0% YoY. Source: county tax records.