1023 Ramsey Mountain Rd · Max Meadows, VA 24360

$42,500

2 bd · 1.0 ba · 834 sqft · SingleFamily public records · 82 Days on market

Built 1939 6,534 sqft lot $51/sqft · 76% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here is your Chance to own a Cute 2 Bedroom 1 Bath Home in Max Meadows. This Home Offers a Covered Front porch and Hard wood flooring. This Home would make a great starter Home or Rental with a little sweat equity.

Key facts

• Covered front porch
• Hard wood flooring
• 6,534 sq ft lot

Tags

• COVERED FRONT PORCH
• HARD WOOD FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $42k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($859 rent vs $42k).
• Recommended offer: $40k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#315 in VA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: amenities F, commute F, health & safety 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: Max Meadows Elementary (math 72% / reading 67%, grade A-, #313 of 1,108 statewide, top 32%, 205 students, 75% FRL); Fort Chiswell Middle (math 70% / reading 83%, grade A, #40 of 342 statewide, top 12%, 316 students, 74% FRL); Fort Chiswell High (math 52% / reading 72%, grade B-, #231 of 319 statewide, top 75%, 435 students, 73% FRL) — zoned schools average 74% FRL vs 41% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 50 active listings in the ZIP; 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 $294 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $7k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $42k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,950 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1939 — 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 B-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?
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: 2.02% ✓
• Cap rate: 18.11%
• Cash-on-cash: 42.20%
• DSCR: 2.88
• GRM: 4.1

CMA / ARV

• ARV (median comp): $174,624
• List price: $42,500
• Delta: -75.66%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 38.9%
• Equity multiple: 2.66×
• Total profit: $19,760
• Equity at exit: $6,337

10-year hold

• IRR: 45.3%
• Equity multiple: 5.33×
• Total profit: $51,498
• Equity at exit: $3,675

Cash invested: $11,900 (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 24360

• Home prices YoY: -9.2%
• Active inventory: 50
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $859 medium
• Mortgage (P&I): −$223
• Tax from tax record: −$20 /mo · $236/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $418

Break-even live

Break-even rent $329

Max offer price $42,500

Occupancy floor 46%

Sensitivity live

Price	-10% $443	-5% $431	+0% $418	+5% $406	+10% $394
Rent	-10% $351	-5% $385	+0% $418	+5% $452	+10% $486
Rate	-1.0pp $440	-0.5pp $429	base $418	+0.5pp $407	+1.0pp $396

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: $10,625
• Closing costs: $1,275
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $42,500 Active 82 DOM
2. 2026-06-21
   days on market $42,500 Active 81 DOM
3. 2026-06-18
   days on market $42,500 Active 79 DOM
4. 2026-06-17
   days on market $42,500 Active 78 DOM
5. 2026-06-16
   days on market $42,500 Active 77 DOM
6. 2026-06-15
   days on market $42,500 Active 76 DOM
7. 2026-06-15
   days on market $42,500 Active 75 DOM
8. 2026-06-13
   days on market $42,500 Active 74 DOM
9. 2026-06-12
   days on market $42,500 Active 73 DOM
10. 2026-06-09
    days on market $42,500 Active 70 DOM
11. 2026-06-08
    days on market $42,500 Active 69 DOM
12. 2026-06-08
    days on market $42,500 Active 68 DOM
13. 2026-06-07
    pricedays on market $42,500 Active 67 DOM
14. 2026-06-03
    days on market $45,000 Active 64 DOM
15. 2026-06-02
    days on market $45,000 Active 63 DOM
16. 2026-06-01
    days on market $45,000 Active 62 DOM
17. 2026-05-31
    days on market $45,000 Active 61 DOM
18. 2026-04-27
    price $45,000 214-char remark

    Show marketing remark (214 chars)

    Here is your Chance to own a Cute 2 Bedroom 1 Bath Home in Max Meadows. This Home Offers a Covered Front porch and Hard wood flooring. This Home would make a great starter Home or Rental with a little sweat equity.

19. 2026-03-31
    listed $49,900 Active 214-char remark

    Show marketing remark (214 chars)

    Here is your Chance to own a Cute 2 Bedroom 1 Bath Home in Max Meadows. This Home Offers a Covered Front porch and Hard wood flooring. This Home would make a great starter Home or Rental with a little sweat equity.

20. 2026-02-02
    soldstatus $20,000 Closed 227-char remark

    Show marketing remark (227 chars)

    The best deal in the county can be yours for $25,000! Great investment opportunity in the Max Meadows area. Close to 81/77 interchange. Just needs a little TLC, and it could be ready to go. Call your agent for more information!

21. 2026-01-13
    status Pending 227-char remark

    Show marketing remark (227 chars)

    The best deal in the county can be yours for $25,000! Great investment opportunity in the Max Meadows area. Close to 81/77 interchange. Just needs a little TLC, and it could be ready to go. Call your agent for more information!

22. 2026-01-06
    price $25,000 227-char remark

    Show marketing remark (227 chars)

    The best deal in the county can be yours for $25,000! Great investment opportunity in the Max Meadows area. Close to 81/77 interchange. Just needs a little TLC, and it could be ready to go. Call your agent for more information!

23. 2025-11-26
    listed $30,000 Active 227-char remark

    Show marketing remark (227 chars)

    The best deal in the county can be yours for $25,000! Great investment opportunity in the Max Meadows area. Close to 81/77 interchange. Just needs a little TLC, and it could be ready to go. Call your agent for more information!

ⓘ 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: $236 · $20/mo
• Projected year-2 tax: $349 · $29/mo
• Expected delta: +$112/yr (+$9/mo · 47.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°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: $10,310
• − Mortgage interest: −$2,381
• − Property taxes: −$236
• − Insurance: −$212
• − Repairs & maintenance: −$825
• − Management: −$825
• − Depreciation: −$1,236
• Taxable income: $4,595
• Est. tax owed @ 24.0%: −$1,103
• After-tax cash flow: $3,919/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 — Max Meadows

• Score: 66/100
• State rank: #315
• US rank: #11268

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,647

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 (97%)
• Race & ethnicity: White 97% Black 1%
• Common ancestry: Italian 3% Serbian 1% Lithuanian 1%
• Foreign-born: 1% · China
• Languages at home: 99% English-only · French/Haitian/Cajun 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: ▼ -18.93%
• Current HPI: 186.8843
• 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

+50.0% since first listed

6 events — show timeline

• 2026-04-27 Price Changed $45,000 NRVMLS
• 2026-03-31 Listed $49,900 NRVMLS
• 2026-02-02 Sold (MLS) $20,000 SWVAR
• 2026-01-13 Pending — SWVAR
• 2026-01-06 Price Changed $25,000 SWVAR
• 2025-11-26 Listed $30,000 SWVAR

Property tax history

+3.9%/yr

Latest (2025): $236 · +0.0% YoY. Source: county tax records.