1055 W North St · Wytheville, VA 24382

$260,000

2 bd · 1.5 ba · 1,344 sqft · SingleFamily public records · 19 Days on market

Built 1970 0.59 ac lot Est $196k · 33% over

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Why this score? — see what drove the F 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).

• Schools +6.0/10.0
• Cash flow +5.5/30.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Brick ranch on a rare half-acre corner lot just minutes from downtown Wytheville! Conveniently located within walking distance of Main Street and the newly renovated Scott Memorial Middle School/George Wythe High School. Main level offers 3 bedrooms and easy one-level living, while the basement features a potential 4th bedroom, second full bath, and additional space ideal for separate living quarters, guests, or multi-generational living. Large yard, great location, and endless possibilities! Beautiful kitchen cabinets with lots of storage, Roof less than 5 years old.

Key facts

• Half-acre corner lot
• Lots of storage
• Large yard

Tags

• HALF-ACRE CORNER LOT
• LARGE YARD
• BEAUTIFUL KITCHEN CABINETS
• LOTS OF STORAGE
• ROOF LESS THAN 5 YEARS OLD

Property features AI

Exterior

• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; One story
• Construction: Brick construction; Finished below-grade area
• Exterior features: Shingle roof; Shed(s); Cleared, level corner lot

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating
• Interior features: Insulated windows; Wood-burning fireplace; Basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-558 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $161k (37.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (51.9% below list).
• Recommended offer: $125k (51.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#116 in VA, #3,571 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime B+; Watch: employment D, amenities F, commute 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: Spiller Elementary (math 62% / reading 73%, grade B+, #372 of 1,108 statewide, top 34%, 624 students, 73% FRL); Scott Memorial Middle (math 73% / reading 79%, grade A, #42 of 342 statewide, top 13%, 318 students, 73% FRL); George Wythe High (math 72% / reading 82%, grade A-, #90 of 319 statewide, top 30%, 462 students, 73% FRL) — zoned schools average 73% FRL vs 41% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 156 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $114k; list at $260k implies a 128% gain — meaningful room to come down on a strong offer.

Recommended offer $125,000 (51.9% 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. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.48% ✗
• Cap rate: 3.72%
• Cash-on-cash: -9.20%
• DSCR: 0.59
• GRM: 17.3

CMA / ARV

• ARV (on-the-fly): $196,224
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
365 N 14th St	0.19mi	3/1.5 (+1)	1,430 (+6%)	6mo	$237,000	$166	71
210 Spring Meadow Dr	0.32mi	3/2.0 (+1)	1,405 (+4%)	7mo	$300,000	$214	65
220 Spring Meadow Dr	0.30mi	3/2.0 (+1)	1,370 (+2%)	16mo	$306,000	$223	62
220 Spring Meadow Dr	0.32mi	3/2.0 (+1)	1,370 (+2%)	16mo	$306,000	$223	62
990 W Jefferson St	0.50mi	3/1.0 (+1)	1,306 (-3%)	5mo	$134,000	$103	60
1310 W Spiller St	0.21mi	3/2.0 (+1)	1,538 (+14%)	5mo	$85,000	$55	55
835 W Madison St	0.67mi	2/1.0	1,184 (-12%)	4mo	$42,000	$35	44
805 W Madison St	0.68mi	2/1.0	1,182 (-12%)	6mo	$60,000	$51	41
650 S 8th St	0.71mi	3/1.0 (+1)	1,372 (+2%)	20mo	$140,500	$102	40
490 W Jefferson St	0.66mi	3/1.0 (+1)	1,528 (+14%)	4mo	$223,500	$146	36
660 W Union St	0.51mi	3/1.0 (+1)	1,188 (-12%)	23mo	$178,000	$150	30

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

Projected returns pro-forma

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

5-year hold

• IRR: -32.8%
• Equity multiple: -0.07×
• Total profit: $-77,819
• Equity at exit: $38,767

10-year hold

• IRR: -39.5%
• Equity multiple: -0.57×
• Total profit: $-114,094
• Equity at exit: $22,480

Cash invested: $72,800 (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 24382

• Home prices YoY: -25.7%
• Active inventory: 156
• Price-to-rent: 17.3×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$74 /mo · $887/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $-558

Break-even live

Break-even rent $1,957

Max offer price $161,390

Occupancy floor —

Sensitivity live

Price	-10% $-411	-5% $-485	+0% $-558	+5% $-632	+10% $-705
Rent	-10% $-657	-5% $-608	+0% $-558	+5% $-509	+10% $-459
Rate	-1.0pp $-427	-0.5pp $-492	base $-558	+0.5pp $-626	+1.0pp $-694

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 W Marshall St Unit 2 Wytheville, VA	2.0	1.0	900	$1,250	$1.39	45d	1	0.98mi

Listing history 15 events

1. 2026-06-21
   days on market $260,000 Active 19 DOM
2. 2026-06-21
   days on market $260,000 Active 18 DOM
3. 2026-06-18
   days on market $260,000 Active 16 DOM
4. 2026-06-17
   days on market $260,000 Active 15 DOM
5. 2026-06-16
   days on market $260,000 Active 14 DOM
6. 2026-06-15
   days on market $260,000 Active 13 DOM
7. 2026-06-15
   days on market $260,000 Active 12 DOM
8. 2026-06-13
   days on market $260,000 Active 11 DOM
9. 2026-06-12
   days on market $260,000 Active 10 DOM
10. 2026-06-09
    days on market $260,000 Active 7 DOM
11. 2026-06-08
    days on market $260,000 Active 6 DOM
12. 2026-06-08
    days on market $260,000 Active 5 DOM
13. 2026-06-07
    days on market $260,000 Active 4 DOM
14. 2026-06-02
    remarks 574-char remark
15. 2026-06-02
    listed $260,000 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: $887 · $74/mo
• Projected year-2 tax: $2,132 · $178/mo
• Expected delta: +$1,245/yr (+$104/mo · 140.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $15,000
• − Mortgage interest: −$14,564
• − Property taxes: −$887
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$7,564
• Taxable loss: −$11,715
• Est. tax savings @ 24.0%: +$2,811
• After-tax cash flow: $-3,887/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 — Wytheville

• Score: 76/100
• State rank: #116
• US rank: #3571

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wytheville, VA
• City population: 14,751
• Population (ZIP): 14,751

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 (92%)
• Race & ethnicity: White 92% Black 4% Two or more races 2% Hispanic / Latino 2% Asian 1%
• Common ancestry: Serbian 2% Slovak 1% Italian 1%
• Foreign-born: 2%
• Languages at home: 98% English-only · Spanish 1% Other Indo-European 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: ▼ -66.18%
• Current HPI: 191.6387
• 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

+128.1% since first listed

2 events — show timeline

• 2026-06-01 Listed $260,000 SWVAR
• 2011-09-02 Sold (Public Records) $114,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $887 · +0.0% YoY. Source: county tax records.