11514 Norton Coeburn Rd · Coeburn, VA 24230

$159,900

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 151 Days on market

1.06 ac lot $133/sqft · 38% above area Est $116k · 38% over

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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 +16.0/30.0
• Schools +6.3/10.0
• Appreciation +5.0/10.0
• DSCR +4.9/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Conveniently located just before entering the Town of Coeburn, this charming 3-bedroom, 1-bath home offers the perfect blend of character, comfort, and country views. Full of warmth and texture, this home is ideal for first-time buyers or anyone looking to enjoy peaceful living with easy access to town. Situated on a little over an acre, the property boasts beautiful mountain views and plenty of room to enjoy the outdoors. Recent updates include a brand new garage door and a new hot water heater, adding peace of mind for the next owner. The home also features a very nice unfinished basement, offering endless potential for storage, a workshop, or future living space. With its inviting charm, scenic setting, and convenient location, this property is a must-see.

Key facts

• Unfinished basement
• New hot water heater
• Outdoor space

Tags

• MOUNTAIN VIEWS
• UNFINISHED BASEMENT
• NEW GARAGE DOOR
• NEW HOT WATER HEATER
• OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $79 ($944/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (18.7% below list).
• Recommended offer: $130k (18.7% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 5.4% in Coeburn — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 63/100 on livability (#383 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B+, housing B; Watch: amenities F, commute F, employment F.
• 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); Central High (math 87% / reading 87%, grade A, #16 of 319 statewide, top 5%, 674 students, 81% FRL) — zoned schools average 84% FRL vs 55% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 46 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 17 units permitted in Wise County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($1k loan paydown + $109 appreciation (0.1% local appreciation)).
• 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 151 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $160k implies a 191% gain — meaningful room to come down on a strong offer.

Recommended offer $130,000 (18.7% below list)

Questions for the listing agent

1. It's been on market 151 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 6.88%
• Cash-on-cash: 2.11%
• DSCR: 1.09
• GRM: 10.2

CMA / ARV

• ARV (median comp): $115,850
• List price: $159,900
• Delta: 38.02%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11352 Frederick Rd	0.59mi	2/1.0 (-1)	1,205 (+0%)	8mo	$99,500	$83	60

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.07% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.4%
• Equity multiple: 1.02×
• Total profit: $768
• Equity at exit: $46,975

10-year hold

• IRR: 5.8%
• Equity multiple: 1.63×
• Total profit: $28,366
• Equity at exit: $56,903

Cash invested: $44,772 (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 24230

• Home prices YoY: 0.1%
• Active inventory: 46
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$43 /mo · $518/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $79

Break-even live

Break-even rent $1,200

Max offer price $159,900

Occupancy floor 89%

Sensitivity live

Price	-10% $169	-5% $124	+0% $79	+5% $33	+10% $-12
Rent	-10% $-24	-5% $27	+0% $79	+5% $130	+10% $181
Rate	-1.0pp $159	-0.5pp $119	base $79	+0.5pp $37	+1.0pp $-5

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
208 Prospect Ave NW Coeburn, VA	3.0	1.0	1400	$1,300	$0.93	46d	1	0.77mi

Listing history 23 events

1. 2026-06-22
   days on market $159,900 Active 151 DOM
2. 2026-06-21
   days on market $159,900 Active 150 DOM
3. 2026-06-21
   days on market $159,900 Active 149 DOM
4. 2026-06-18
   days on market $159,900 Active 147 DOM
5. 2026-06-17
   days on market $159,900 Active 146 DOM
6. 2026-06-16
   days on market $159,900 Active 145 DOM
7. 2026-06-15
   days on market $159,900 Active 144 DOM
8. 2026-06-15
   days on market $159,900 Active 143 DOM
9. 2026-06-13
   days on market $159,900 Active 142 DOM
10. 2026-06-12
    days on market $159,900 Active 141 DOM
11. 2026-06-09
    days on market $159,900 Active 138 DOM
12. 2026-06-08
    days on market $159,900 Active 137 DOM
13. 2026-06-08
    days on market $159,900 Active 136 DOM
14. 2026-06-07
    days on market $159,900 Active 135 DOM
15. 2026-06-03
    days on market $159,900 Active 132 DOM
16. 2026-06-02
    days on market $159,900 Active 131 DOM
17. 2026-06-01
    days on market $159,900 Active 130 DOM
18. 2026-05-31
    days on market $159,900 Active 129 DOM
19. 2026-05-31
    status $159,900 Active 128 DOM
20. 2026-04-01
    price $159,900 769-char remark

    Show marketing remark (769 chars)

    Conveniently located just before entering the Town of Coeburn, this charming 3-bedroom, 1-bath home offers the perfect blend of character, comfort, and country views. Full of warmth and texture, this home is ideal for first-time buyers or anyone looking to enjoy peaceful living with easy access to town. Situated on a little over an acre, the property boasts beautiful mountain views and plenty of room to enjoy the outdoors. Recent updates include a brand new garage door and a new hot water heater, adding peace of mind for the next owner. The home also features a very nice unfinished basement, offering endless potential for storage, a workshop, or future living space. With its inviting charm, scenic setting, and convenient location, this property is a must-see.

21. 2026-01-20
    listed $169,900 Active 769-char remark

    Show marketing remark (769 chars)

    Conveniently located just before entering the Town of Coeburn, this charming 3-bedroom, 1-bath home offers the perfect blend of character, comfort, and country views. Full of warmth and texture, this home is ideal for first-time buyers or anyone looking to enjoy peaceful living with easy access to town. Situated on a little over an acre, the property boasts beautiful mountain views and plenty of room to enjoy the outdoors. Recent updates include a brand new garage door and a new hot water heater, adding peace of mind for the next owner. The home also features a very nice unfinished basement, offering endless potential for storage, a workshop, or future living space. With its inviting charm, scenic setting, and convenient location, this property is a must-see.

22. 1996-10-25
    soldstatus $55,000
23. 1993-12-07
    soldstatus $59,500

ⓘ 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: $518 · $43/mo
• Projected year-2 tax: $1,311 · $109/mo
• Expected delta: +$793/yr (+$66/mo · 153.0%)

ⓘ 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 2/10 Low 7 d/yr ≥92°F today · 20 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: $15,600
• − Mortgage interest: −$8,957
• − Property taxes: −$518
• − Insurance: −$800
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$4,652
• Taxable loss: −$1,822
• Est. tax savings @ 24.0%: +$437
• After-tax cash flow: $1,381/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 — Coeburn

• Score: 63/100
• State rank: #383
• US rank: #15422

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,057

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 (93%)
• Race & ethnicity: White 93% Black 3% Hispanic / Latino 1%
• Common ancestry: Slovak 2% Italian 2% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% 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: ▲ 0.07%
• Current HPI: 135.5947
• 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

+168.7% since first listed

4 events — show timeline

• 2026-04-01 Price Changed $159,900 TVRMLS
• 2026-01-20 Listed $169,900 TVRMLS
• 1996-10-25 Sold (Public Records) $55,000 Public Records
• 1993-12-07 Sold (Public Records) $59,500 Public Records

Property tax history

+1.7%/yr

Latest (2025): $518 · +0.0% YoY. Source: county tax records.