2528 Old Hurst Rd · Hiwassee, VA 24347

$139,000

2 bd · 2.0 ba · 1,196 sqft · SingleFamily · 3 Days on market

Built 2012 1.00 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 +12.8/30.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• Schools +4.6/10.0
• DSCR +3.8/10.0
• Livability +3.2/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Nestled in the serene Hiwassee area of Pulaski County, this charming two-bedroom, two-bath home offers the perfect blend of peaceful country living with convenient access to Claytor Lake. Enjoy quiet mornings on your porch and evenings surrounded by the natural beauty of Southwest Virginia. Inside, you’ll find a spacious kitchen layout, ideal for cooking, entertaining, and gathering with loved ones. The open living areas and well-appointed bedrooms make this home comfortable for everyday living or a relaxing weekend retreat. Whether you're looking for a full-time residence or a vacation getaway, this property offers both charm and functionality in a beautiful rural setting.

Key facts

• Open living areas
• Claytor lake
• Natural beauty

Tags

• CLAYTOR LAKE
• SPACIOUS KITCHEN LAYOUT
• OPEN LIVING AREAS
• NATURAL BEAUTY
• RURAL SETTING

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Private well water; Septic tank sewer
• Home design: Single family detached residence; One story
• Construction: Vinyl siding; Built as a one-level home
• Exterior features: Garden; Deck; 1 acre lot

Interior

• Kitchen: Microwave; Oven; Refrigerator
• Flooring: Carpet; Ceramic tile; Hardwood; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Oil heating
• Interior features: Garden; Deck
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $-12 ($-141/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $104k (25.0% below list).
• Recommended offer: $104k (25.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#384 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing B; Watch: amenities F, commute F, health & safety F.
• Pulaski County Public School District (rural): math 48% / reading 61% proficiency, ranked #86 of 131 in VA (top 66%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Snowville Elementary (math 62% / reading 77%, grade A-, #313 of 1,108 statewide, top 32%, 215 students, 78% FRL); Pulaski County Middle (math 38% / reading 60%, grade C-, #238 of 342 statewide, top 71%, 807 students, 77% FRL); Pulaski County Senior High (math 63% / reading 70%, grade B, #195 of 319 statewide, top 62%, 1,246 students, 76% FRL) — zoned schools average 77% FRL vs 47% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 28 active listings in the ZIP; 39 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($961 loan paydown + $6k appreciation (4.3% local appreciation)).
• Pulaski County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.3% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $45k; list at $139k implies a 209% gain — meaningful room to come down on a strong offer.

Recommended offer $104,259 (25.0% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.75% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.36%
• DSCR: 0.98
• GRM: 11.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.6%
• Equity multiple: 1.65×
• Total profit: $25,434
• Equity at exit: $72,604

10-year hold

• IRR: 12.2%
• Equity multiple: 3.07×
• Total profit: $80,427
• Equity at exit: $120,480

Cash invested: $38,920 (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 24347

• Home prices YoY: 2.8%
• Active inventory: 28
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,043 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$49 /mo · $582/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $-12

Break-even live

Break-even rent $1,057

Max offer price $136,929

Occupancy floor 96%

Sensitivity live

Price	-10% $67	-5% $28	+0% $-12	+5% $-51	+10% $-90
Rent	-10% $-94	-5% $-53	+0% $-12	+5% $29	+10% $71
Rate	-1.0pp $58	-0.5pp $24	base $-12	+0.5pp $-48	+1.0pp $-84

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-22
   days on market $139,000 Active 3 DOM
2. 2026-06-18
   remarks 682-char remark
3. 2026-06-18
   listed $139,000 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: $582 · $49/mo
• Projected year-2 tax: $1,140 · $95/mo
• Expected delta: +$557/yr (+$46/mo · 95.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 19 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: $12,511
• − Mortgage interest: −$7,786
• − Property taxes: −$582
• − Insurance: −$695
• − Repairs & maintenance: −$1,001
• − Management: −$1,001
• − Depreciation: −$4,044
• Taxable loss: −$2,598
• Est. tax savings @ 24.0%: +$623
• After-tax cash flow: $483/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: Pulaski County Public School District
• NCES district ID: 5103150
• Math proficiency: 48% ▼ -31.00%
• Reading proficiency: 61% ▼ -13.00%
• Median HH income: $44,912
• Composite: 45.98/100
• National rank: #2537
• State rank: #86 of 131 in VA

Livability — Hiwassee

• Score: 63/100
• State rank: #384
• US rank: #15691

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,549

Population outlook (Pulaski County) Hauer SSP2

• Today (2025): 32,949 people
• By 2030: 31,812 · -3.5%
• By 2040: 29,224 · -11.3%
• By 2050: 26,691 · -19.0%
• By 2075: 21,312 · -35.3%
• By 2100: 15,697 · -52.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99% Two or more races 1%
• Common ancestry: Lithuanian 3% Slovak 1% Serbian 1%
• Foreign-born: 2%
• Languages at home: 96% English-only · Russian/Polish/Slavic 2% Arabic 1% French/Haitian/Cajun 1%

Political lean MEDSL · Pulaski

• 2024 margin: Solid R (+44.7) · D 27.3% · R 72.0%
• 2008→2024 swing: -25.1pp toward R · 2008: -19.5pp · 2024: -44.7pp
• All cycles: 2024: R+44.7 2020: R+41.5 2016: R+40.7 2012: R+24.8 2008: R+19.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.26%
• Current HPI: 159.4489
• 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

+208.9% since first listed

7 events — show timeline

• 2026-06-18 Listed $139,000 NRVMLS
• 2025-11-17 Price Changed $139,000 NRVMLS
• 2025-10-10 Price Changed $149,000 NRVMLS
• 2025-09-18 Price Changed $165,000 NRVMLS
• 2025-07-23 Price Changed $175,000 NRVMLS
• 2025-06-16 Listed $185,000 NRVMLS
• 2017-07-07 Sold (Public Records) $45,000 Public Records

Property tax history

+1.6%/yr

Latest (2026): $582 · +0.0% YoY. Source: county tax records.