4722 Ivanhoe Rd · Ivanhoe, VA 24350

$165,000

4 bd · 1.0 ba · 1,260 sqft · SingleFamily public records · 174 Days on market

Built 1930 3.28 ac lot $131/sqft · 16% below area Est $196k · 16% under

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Why this score? — see what drove the C- 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).

• ARV discount +14.6/15.0
• Cash flow +12.1/30.0
• Appreciation +7.4/10.0
• Schools +6.0/10.0
• DSCR +3.6/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0

Listing remarks MLS

Take a look at this charming cottage on 3+ acres, perfect for horse lovers and outdoor enthusiasts! Situated on over three acres of beautiful mixed pasture and woodlands, this inviting property offers the ideal blend of comfort, privacy, and recreation. The home features 4 bedrooms and 1 bathroom with updated flooring throughout, making it move-in ready. Recent improvements include newer plumbing and electrical systems, along with vinyl windows throughout most of the home (excluding the sunroom area). The bright and cheerful sunroom fills with natural light and provides relaxing views of the surrounding landscape. Convenience is key with a first-floor primary bedroom and a main-level utility room and bathroom, allowing for comfortable one-level living if desired. Outside, the property continues to impress with a barn and multiple outbuildings perfect for horses, hobbies, or additional storage. Partial fencing, combined with a blend of open pasture and wooded areas, creates a versatile setting for animals, gardening, or outdoor recreation. Adventure is just steps away, as the property is located near the New River Trail, offering easy access for horseback riding, hiking, and biking. The New River itself is also very close by, making it perfect for fishing, kayaking, or simply enjoying nature. A gated entrance adds privacy, while the convenient location places you between Wytheville and Galax and just a short drive to the Blue Ridge Parkway. Additional features include RV water hookups and a second septic line already in place, providing flexibility for guests or future expansion. Bring your horses, trailers, canoes, and outdoor gear—this mini-farm is ready for your next adventure. Whether you're an equestrian, hunter, or nature lover, this unique property offers the lifestyle you've been looking for. Please Note: This property is being sold as is. Seller will make no repairs.

Key facts

• Barn
• Partial fencing
• Water hookups for rv

Tags

• 3 ACRES
• BARN
• MULTIPLE OUTBUILDINGS
• PARTIAL FENCING
• GATED ENTRY
• WATER HOOKUPS FOR RV

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-37 ($-441/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (3.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (28.3% below list).
• Recommended offer: $118k (28.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#509 in VA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: employment D+, schools F, amenities 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.
• Market conditions: 18 active listings in the ZIP; 63 units permitted in Wythe County in 2024 (12 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k appreciation (4.9% local appreciation)).
• Wythe County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.9% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 174 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y ago; this cycle's ask has dropped $11k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $86k; list at $165k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,357 (28.3% 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 174 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 0.72% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.96%
• DSCR: 0.96
• GRM: 11.6

CMA / ARV

• ARV (median comp): $195,786
• List price: $165,000
• Delta: -15.72%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

4.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.7%
• Equity multiple: 1.74×
• Total profit: $34,397
• Equity at exit: $92,222

10-year hold

• IRR: 12.9%
• Equity multiple: 3.30×
• Total profit: $106,454
• Equity at exit: $158,113

Cash invested: $46,200 (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 24350

• Home prices YoY: 2.8%
• Active inventory: 18
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,184 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$38 /mo · $453/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $-37

Break-even live

Break-even rent $1,230

Max offer price $158,501

Occupancy floor 98%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $165,000 Active 174 DOM
2. 2026-06-17
   days on market $165,000 Active 173 DOM
3. 2026-06-16
   days on market $165,000 Active 172 DOM
4. 2026-06-15
   days on market $165,000 Active 171 DOM
5. 2026-06-15
   days on market $165,000 Active 170 DOM
6. 2026-06-13
   days on market $165,000 Active 169 DOM
7. 2026-06-12
   days on market $165,000 Active 168 DOM
8. 2026-06-09
   days on market $165,000 Active 165 DOM
9. 2026-06-08
   days on market $165,000 Active 164 DOM
10. 2026-06-08
    days on market $165,000 Active 163 DOM
11. 2026-06-07
    days on market $165,000 Active 162 DOM
12. 2026-06-03
    days on market $165,000 Active 159 DOM
13. 2026-06-02
    days on market $165,000 Active 158 DOM
14. 2026-06-01
    days on market $165,000 Active 157 DOM
15. 2026-05-31
    days on market $165,000 Active 156 DOM
16. 2026-03-10
    status Active 1913-char remark

    Show marketing remark (1913 chars)

    Take a look at this charming cottage on 3+ acres, perfect for horse lovers and outdoor enthusiasts! Situated on over three acres of beautiful mixed pasture and woodlands, this inviting property offers the ideal blend of comfort, privacy, and recreation. The home features 4 bedrooms and 1 bathroom with updated flooring throughout, making it move-in ready. Recent improvements include newer plumbing and electrical systems, along with vinyl windows throughout most of the home (excluding the sunroom area). The bright and cheerful sunroom fills with natural light and provides relaxing views of the surrounding landscape. Convenience is key with a first-floor primary bedroom and a main-level utility room and bathroom, allowing for comfortable one-level living if desired. Outside, the property continues to impress with a barn and multiple outbuildings perfect for horses, hobbies, or additional storage. Partial fencing, combined with a blend of open pasture and wooded areas, creates a versatile setting for animals, gardening, or outdoor recreation. Adventure is just steps away, as the property is located near the New River Trail, offering easy access for horseback riding, hiking, and biking. The New River itself is also very close by, making it perfect for fishing, kayaking, or simply enjoying nature. A gated entrance adds privacy, while the convenient location places you between Wytheville and Galax and just a short drive to the Blue Ridge Parkway. Additional features include RV water hookups and a second septic line already in place, providing flexibility for guests or future expansion. Bring your horses, trailers, canoes, and outdoor gear—this mini-farm is ready for your next adventure. Whether you're an equestrian, hunter, or nature lover, this unique property offers the lifestyle you've been looking for. Please Note: This property is being sold as is. Seller will make no repairs.

17. 2026-02-16
    historical Active Under Contract 1913-char remark

    Show marketing remark (1913 chars)

    Take a look at this charming cottage on 3+ acres, perfect for horse lovers and outdoor enthusiasts! Situated on over three acres of beautiful mixed pasture and woodlands, this inviting property offers the ideal blend of comfort, privacy, and recreation. The home features 4 bedrooms and 1 bathroom with updated flooring throughout, making it move-in ready. Recent improvements include newer plumbing and electrical systems, along with vinyl windows throughout most of the home (excluding the sunroom area). The bright and cheerful sunroom fills with natural light and provides relaxing views of the surrounding landscape. Convenience is key with a first-floor primary bedroom and a main-level utility room and bathroom, allowing for comfortable one-level living if desired. Outside, the property continues to impress with a barn and multiple outbuildings perfect for horses, hobbies, or additional storage. Partial fencing, combined with a blend of open pasture and wooded areas, creates a versatile setting for animals, gardening, or outdoor recreation. Adventure is just steps away, as the property is located near the New River Trail, offering easy access for horseback riding, hiking, and biking. The New River itself is also very close by, making it perfect for fishing, kayaking, or simply enjoying nature. A gated entrance adds privacy, while the convenient location places you between Wytheville and Galax and just a short drive to the Blue Ridge Parkway. Additional features include RV water hookups and a second septic line already in place, providing flexibility for guests or future expansion. Bring your horses, trailers, canoes, and outdoor gear—this mini-farm is ready for your next adventure. Whether you're an equestrian, hunter, or nature lover, this unique property offers the lifestyle you've been looking for. Please Note: This property is being sold as is. Seller will make no repairs.

18. 2025-12-26
    listed $176,000 Active 1913-char remark

    Show marketing remark (1913 chars)

    Take a look at this charming cottage on 3+ acres, perfect for horse lovers and outdoor enthusiasts! Situated on over three acres of beautiful mixed pasture and woodlands, this inviting property offers the ideal blend of comfort, privacy, and recreation. The home features 4 bedrooms and 1 bathroom with updated flooring throughout, making it move-in ready. Recent improvements include newer plumbing and electrical systems, along with vinyl windows throughout most of the home (excluding the sunroom area). The bright and cheerful sunroom fills with natural light and provides relaxing views of the surrounding landscape. Convenience is key with a first-floor primary bedroom and a main-level utility room and bathroom, allowing for comfortable one-level living if desired. Outside, the property continues to impress with a barn and multiple outbuildings perfect for horses, hobbies, or additional storage. Partial fencing, combined with a blend of open pasture and wooded areas, creates a versatile setting for animals, gardening, or outdoor recreation. Adventure is just steps away, as the property is located near the New River Trail, offering easy access for horseback riding, hiking, and biking. The New River itself is also very close by, making it perfect for fishing, kayaking, or simply enjoying nature. A gated entrance adds privacy, while the convenient location places you between Wytheville and Galax and just a short drive to the Blue Ridge Parkway. Additional features include RV water hookups and a second septic line already in place, providing flexibility for guests or future expansion. Bring your horses, trailers, canoes, and outdoor gear—this mini-farm is ready for your next adventure. Whether you're an equestrian, hunter, or nature lover, this unique property offers the lifestyle you've been looking for. Please Note: This property is being sold as is. Seller will make no repairs.

19. 2023-03-09
    soldstatus $86,000 Closed
20. 2023-02-12
    status Pending
21. 2022-12-10
    listed $115,000 Active
22. 2018-02-16
    soldstatus $60,000
23. 2018-02-16
    soldstatus $60,000
24. 2017-02-16
    listed $63,500
25. 2016-07-19
    listed $63,500
26. 2016-07-17
    listed $64,500

ⓘ 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: $453 · $38/mo
• Projected year-2 tax: $1,353 · $113/mo
• Expected delta: +$900/yr (+$75/mo · 198.4%)

ⓘ 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 ≥94°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: $14,203
• − Mortgage interest: −$9,243
• − Property taxes: −$453
• − Insurance: −$825
• − Repairs & maintenance: −$1,136
• − Management: −$1,136
• − Depreciation: −$4,800
• Taxable loss: −$3,391
• Est. tax savings @ 24.0%: +$814
• After-tax cash flow: $372/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 — Ivanhoe

• Score: 56/100
• State rank: #509
• US rank: #22729

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ivanhoe, VA
• Population (ZIP): 1,385

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 (86%)
• Race & ethnicity: White 86% Two or more races 13% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Serbian 1% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 99% English-only · Spanish 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: ▲ 4.87%
• Current HPI: 179.963
• 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

+172.9% since first listed

11 events — show timeline

• 2026-03-10 Relisted — SWVAR
• 2026-02-16 Contingent — SWVAR
• 2025-12-26 Listed $176,000 SWVAR
• 2023-03-09 Sold (MLS) $86,000 NRVMLS
• 2023-02-12 Pending — NRVMLS
• 2022-12-10 Listed $115,000 NRVMLS
• 2018-02-16 Sold (Public Records) $60,000 Public Records
• 2018-02-16 Sold (MLS) $60,000 SWVAR
• 2017-02-16 Listed $63,500 NRVMLS
• 2016-07-19 Listed $63,500 SWVAR
• 2016-07-17 Listed $64,500 NRVMLS

Property tax history

+2.2%/yr

Latest (2025): $453 · +0.0% YoY. Source: county tax records.