160 Riverbend Ln · Tazewell, VA 24651

$135,000

3 bd · 2.0 ba · 1,280 sqft · Manufactured · 38 Days on market

Built 2004 2.04 ac lot

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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 +10.6/30.0
• ARV discount +7.5/15.0
• Schools +6.0/10.0
• 1% rule +3.1/10.0
• DSCR +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.6/10.0

Listing remarks MLS

2004, 16' X 80' SINGLEWIDE THAT HAS BEEN COMPLETELY REMODELED SITTING ON A BEAUTIFUL 2.04 ACRE LOT WITH GORGEOUS MOUNTAIN VIEWS AND RIVER ACCESS. LAND IS EASY TO MAINTAIN. COMES WITH A NICE 10' X 16' BUILDING WITH LOFT SPACE. THIS CLAYTON MOBILE HOME WAS A SPECIAL ORDER WHEN IT WAS ORIGINIALLY MADE AND BUILT WITH 2' X 6' INSTEAD OF 2'X4' BOARDS. ADDITIONAL PROPERTY FEATURES INCLUDE A SURVEY ON FILE, EASILY ACCESSIBLE GRAVEL DRIVE, NEWER METAL ROOF AND NEW DOUBLE PANE WINDOWS, PUBLIC WATER AND PRIVATE SEPTIC. INSIDE THIS MOBILE HOME LOOKS LIKE A NEW CONSTRUCTION WITH ALL NEW FLOORING THROUGHOUT, NEW KITCHEN CABINETS, COUNTERTOPS AND APPLIANCES, NEW DOORS, NICE LARGE LAUNDRY/PANTRY SPACE, NEWLY REMODELED BATHROOMS. THIS 3 BEDROOM, 2 BATH MOBILE HOME HAS A LARGE WALK-IN CLOSET IN THE SPACIOUS MASTER BEDROOM. THE FLOORPLAN IS VERY OPEN AND LIVING AREA INCLUDES A WOOD BURNING FIREPLACE WITH GAS-LOGS. LOCATED IN A VERY BEAUTIFUL NEIGHBORHOOD WITH EASY ACCESS TO THE 4-LANE YOU CAN'T BEAT THIS AFFORDABLE PROPERTY! MAKE YOUR APPOINTMENT TODAY!

Key facts

• Private septic
• River access
• Newer metal roof

Tags

• MOUNTAIN VIEWS
• RIVER ACCESS
• NEWER METAL ROOF
• NEW DOUBLE PANE WINDOWS
• PUBLIC WATER
• PRIVATE SEPTIC

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $-67 ($-803/yr) — negative.
• To cash-flow at today's rent, offer at most $125k (7.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (18.8% below list).
• Recommended offer: $110k (18.8% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.7% in Tazewell — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 60/100 on livability (#458 in VA) — a middle-class / working-renter tenant base. Strengths: schools A+, cost of living A+, crime A; Watch: amenities F, commute F, employment 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.
• 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 $933 of loan paydown is wiped out by about $4k 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

• It's been on market 38 days — a 3% lower offer ($131k) 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.

Risks & watch-outs

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

Recommended offer $109,630 (18.8% 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. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
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: 0.81% ✗
• Cap rate: 5.70%
• Cash-on-cash: -2.12%
• DSCR: 0.91
• GRM: 10.3

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: -19.8%
• Equity multiple: 0.31×
• Total profit: $-26,119
• Equity at exit: $20,129

10-year hold

• IRR: -12.6%
• Equity multiple: 0.25×
• Total profit: $-28,161
• Equity at exit: $11,672

Cash invested: $37,800 (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 24651

• Home prices YoY: -5.4%
• Active inventory: 46
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,096 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $-67

Break-even live

Break-even rent $1,181

Max offer price $125,323

Occupancy floor —

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-07
   statusdays on market $135,000 Pending 38 DOM
2. 2026-06-03
   days on market $135,000 Active 37 DOM
3. 2026-06-02
   days on market $135,000 Active 36 DOM
4. 2026-06-01
   days on market $135,000 Active 35 DOM
5. 2026-05-31
   days on market $135,000 Active 34 DOM
6. 2026-05-30
   days on market $135,000 Active 33 DOM
7. 2026-05-11
   status Active 1050-char remark

   Show marketing remark (1050 chars)

   2004, 16' X 80' SINGLEWIDE THAT HAS BEEN COMPLETELY REMODELED SITTING ON A BEAUTIFUL 2.04 ACRE LOT WITH GORGEOUS MOUNTAIN VIEWS AND RIVER ACCESS. LAND IS EASY TO MAINTAIN. COMES WITH A NICE 10' X 16' BUILDING WITH LOFT SPACE. THIS CLAYTON MOBILE HOME WAS A SPECIAL ORDER WHEN IT WAS ORIGINIALLY MADE AND BUILT WITH 2' X 6' INSTEAD OF 2'X4' BOARDS. ADDITIONAL PROPERTY FEATURES INCLUDE A SURVEY ON FILE, EASILY ACCESSIBLE GRAVEL DRIVE, NEWER METAL ROOF AND NEW DOUBLE PANE WINDOWS, PUBLIC WATER AND PRIVATE SEPTIC. INSIDE THIS MOBILE HOME LOOKS LIKE A NEW CONSTRUCTION WITH ALL NEW FLOORING THROUGHOUT, NEW KITCHEN CABINETS, COUNTERTOPS AND APPLIANCES, NEW DOORS, NICE LARGE LAUNDRY/PANTRY SPACE, NEWLY REMODELED BATHROOMS. THIS 3 BEDROOM, 2 BATH MOBILE HOME HAS A LARGE WALK-IN CLOSET IN THE SPACIOUS MASTER BEDROOM. THE FLOORPLAN IS VERY OPEN AND LIVING AREA INCLUDES A WOOD BURNING FIREPLACE WITH GAS-LOGS. LOCATED IN A VERY BEAUTIFUL NEIGHBORHOOD WITH EASY ACCESS TO THE 4-LANE YOU CAN'T BEAT THIS AFFORDABLE PROPERTY! MAKE YOUR APPOINTMENT TODAY!

8. 2025-12-04
   status Pending 1050-char remark

   Show marketing remark (1050 chars)

   2004, 16' X 80' SINGLEWIDE THAT HAS BEEN COMPLETELY REMODELED SITTING ON A BEAUTIFUL 2.04 ACRE LOT WITH GORGEOUS MOUNTAIN VIEWS AND RIVER ACCESS. LAND IS EASY TO MAINTAIN. COMES WITH A NICE 10' X 16' BUILDING WITH LOFT SPACE. THIS CLAYTON MOBILE HOME WAS A SPECIAL ORDER WHEN IT WAS ORIGINIALLY MADE AND BUILT WITH 2' X 6' INSTEAD OF 2'X4' BOARDS. ADDITIONAL PROPERTY FEATURES INCLUDE A SURVEY ON FILE, EASILY ACCESSIBLE GRAVEL DRIVE, NEWER METAL ROOF AND NEW DOUBLE PANE WINDOWS, PUBLIC WATER AND PRIVATE SEPTIC. INSIDE THIS MOBILE HOME LOOKS LIKE A NEW CONSTRUCTION WITH ALL NEW FLOORING THROUGHOUT, NEW KITCHEN CABINETS, COUNTERTOPS AND APPLIANCES, NEW DOORS, NICE LARGE LAUNDRY/PANTRY SPACE, NEWLY REMODELED BATHROOMS. THIS 3 BEDROOM, 2 BATH MOBILE HOME HAS A LARGE WALK-IN CLOSET IN THE SPACIOUS MASTER BEDROOM. THE FLOORPLAN IS VERY OPEN AND LIVING AREA INCLUDES A WOOD BURNING FIREPLACE WITH GAS-LOGS. LOCATED IN A VERY BEAUTIFUL NEIGHBORHOOD WITH EASY ACCESS TO THE 4-LANE YOU CAN'T BEAT THIS AFFORDABLE PROPERTY! MAKE YOUR APPOINTMENT TODAY!

9. 2025-11-20
   listed $135,000 Active 1050-char remark

   Show marketing remark (1050 chars)

   2004, 16' X 80' SINGLEWIDE THAT HAS BEEN COMPLETELY REMODELED SITTING ON A BEAUTIFUL 2.04 ACRE LOT WITH GORGEOUS MOUNTAIN VIEWS AND RIVER ACCESS. LAND IS EASY TO MAINTAIN. COMES WITH A NICE 10' X 16' BUILDING WITH LOFT SPACE. THIS CLAYTON MOBILE HOME WAS A SPECIAL ORDER WHEN IT WAS ORIGINIALLY MADE AND BUILT WITH 2' X 6' INSTEAD OF 2'X4' BOARDS. ADDITIONAL PROPERTY FEATURES INCLUDE A SURVEY ON FILE, EASILY ACCESSIBLE GRAVEL DRIVE, NEWER METAL ROOF AND NEW DOUBLE PANE WINDOWS, PUBLIC WATER AND PRIVATE SEPTIC. INSIDE THIS MOBILE HOME LOOKS LIKE A NEW CONSTRUCTION WITH ALL NEW FLOORING THROUGHOUT, NEW KITCHEN CABINETS, COUNTERTOPS AND APPLIANCES, NEW DOORS, NICE LARGE LAUNDRY/PANTRY SPACE, NEWLY REMODELED BATHROOMS. THIS 3 BEDROOM, 2 BATH MOBILE HOME HAS A LARGE WALK-IN CLOSET IN THE SPACIOUS MASTER BEDROOM. THE FLOORPLAN IS VERY OPEN AND LIVING AREA INCLUDES A WOOD BURNING FIREPLACE WITH GAS-LOGS. LOCATED IN A VERY BEAUTIFUL NEIGHBORHOOD WITH EASY ACCESS TO THE 4-LANE YOU CAN'T BEAT THIS AFFORDABLE PROPERTY! MAKE YOUR APPOINTMENT TODAY!

ⓘ 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 3/10 Moderate 8 d/yr ≥92°F today · 23 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: $13,156
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,052
• − Management: −$1,052
• − Depreciation: −$3,927
• Taxable loss: −$3,139
• Est. tax savings @ 24.0%: +$753
• After-tax cash flow: $-49/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 — Tazewell

• Score: 60/100
• State rank: #458
• US rank: #19535

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,683

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 (91%)
• Race & ethnicity: White 91% Black 5% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Serbian 3% Slovak 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

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: ▼ -8.72%
• Current HPI: 153.2259
• 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

3 events — show timeline

• 2026-05-11 Relisted — SWVAR
• 2025-12-04 Pending — SWVAR
• 2025-11-20 Listed $135,000 SWVAR

Property tax history

+22.4%/yr

Latest (2025): $213 · +0.0% YoY. Source: county tax records.