308 7th St · Coeburn, VA 24230

$45,000

3 bd · 1.0 ba · 820 sqft · SingleFamily public records · 68 Days on market

1.00 ac lot $55/sqft · 34% below area Est $68k · 34% under ↓ 40% since listing

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +6.3/10.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This property offers a great opportunity for buyers looking to renovate, rebuild, or repurpose in a convenient in-town location. While the structure will need work, the major value is already in place with electric, water, and sewer connected, saving both time and money compared to starting from scratch. The land provides flexibility for a variety of uses, and low local taxes help keep long-term holding costs down. Located within a ten-minute walk to downtown, you'll enjoy easy access to shops, dining, and everyday conveniences. With utilities already established and a walkable location that's hard to find at this price point, this property is ideal for investors, builders, or buyers with vision looking to add value in a growing small-town setting. Property is being sold as-is. Bring your plans and creativity and unlock the potential this location has to offer.

Key facts

• Easy access to shops
• Walkable location
• 1 acre lot

Tags

• CONVENIENT IN-TOWN LOCATION
• WALKABLE LOCATION
• EASY ACCESS TO SHOPS
• EASY ACCESS TO DINING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $810 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $42k (6.0% below list) — sets the bar for market timing.
• Cap rate 27.9% vs local median 5.4% in Coeburn — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 63/100 on livability (#383 in VA) — a middle-class / working-renter tenant base. Strengths: schools A+, cost of living A+, crime 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.
• Market conditions: 46 active listings in the ZIP; 17 units permitted in Wise County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $342 of equity ($311 loan paydown + $31 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.
• At projected returns (0.1% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($42k) is reasonable based on typical stale-listing flexibility.

Recommended offer $42,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 3.04% ✓
• Cap rate: 27.90%
• Cash-on-cash: 77.17%
• DSCR: 4.43
• GRM: 2.7

CMA / ARV

• ARV (median comp): $68,456
• List price: $45,000
• Delta: -34.26%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 79.4%
• Equity multiple: 5.00×
• Total profit: $50,432
• Equity at exit: $13,220

10-year hold

• IRR: 80.9%
• Equity multiple: 10.24×
• Total profit: $116,418
• Equity at exit: $16,014

Cash invested: $12,600 (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: 2.7×

Monthly cashflow live

• Estimated rent: $1,368 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$16 /mo · $186/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $810

Break-even live

Break-even rent $342

Max offer price $45,000

Occupancy floor 36%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $45,000 Active 68 DOM
2. 2026-06-17
   days on market $45,000 Active 67 DOM
3. 2026-06-16
   days on market $45,000 Active 66 DOM
4. 2026-06-15
   days on market $45,000 Active 65 DOM
5. 2026-06-15
   days on market $45,000 Active 64 DOM
6. 2026-06-13
   days on market $45,000 Active 63 DOM
7. 2026-06-12
   days on market $45,000 Active 62 DOM
8. 2026-06-09
   days on market $45,000 Active 59 DOM
9. 2026-06-08
   days on market $45,000 Active 58 DOM
10. 2026-06-08
    days on market $45,000 Active 57 DOM
11. 2026-06-07
    days on market $45,000 Active 56 DOM
12. 2026-06-03
    days on market $45,000 Active 53 DOM
13. 2026-06-02
    days on market $45,000 Active 52 DOM
14. 2026-06-01
    days on market $45,000 Active 51 DOM
15. 2026-05-31
    days on market $45,000 Active 50 DOM
16. 2026-04-16
    price $45,000 873-char remark

    Show marketing remark (873 chars)

    This property offers a great opportunity for buyers looking to renovate, rebuild, or repurpose in a convenient in-town location. While the structure will need work, the major value is already in place with electric, water, and sewer connected, saving both time and money compared to starting from scratch. The land provides flexibility for a variety of uses, and low local taxes help keep long-term holding costs down. Located within a ten-minute walk to downtown, you'll enjoy easy access to shops, dining, and everyday conveniences. With utilities already established and a walkable location that's hard to find at this price point, this property is ideal for investors, builders, or buyers with vision looking to add value in a growing small-town setting. Property is being sold as-is. Bring your plans and creativity and unlock the potential this location has to offer.

17. 2026-04-11
    listed $74,999 Active 873-char remark

    Show marketing remark (873 chars)

    This property offers a great opportunity for buyers looking to renovate, rebuild, or repurpose in a convenient in-town location. While the structure will need work, the major value is already in place with electric, water, and sewer connected, saving both time and money compared to starting from scratch. The land provides flexibility for a variety of uses, and low local taxes help keep long-term holding costs down. Located within a ten-minute walk to downtown, you'll enjoy easy access to shops, dining, and everyday conveniences. With utilities already established and a walkable location that's hard to find at this price point, this property is ideal for investors, builders, or buyers with vision looking to add value in a growing small-town setting. Property is being sold as-is. Bring your plans and creativity and unlock the potential this location has to offer.

ⓘ 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: $186 · $16/mo
• Projected year-2 tax: $369 · $31/mo
• Expected delta: +$183/yr (+$15/mo · 98.1%)

ⓘ 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 ≥93°F today · 22 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: $16,413
• − Mortgage interest: −$2,521
• − Property taxes: −$186
• − Insurance: −$225
• − Repairs & maintenance: −$1,313
• − Management: −$1,313
• − Depreciation: −$1,309
• Taxable income: $9,546
• Est. tax owed @ 24.0%: −$2,291
• After-tax cash flow: $7,432/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

• Census place: Coeburn, VA
• 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

-40.0% since first listed

2 events — show timeline

• 2026-04-16 Price Changed $45,000 TVRMLS
• 2026-04-11 Listed $74,999 TVRMLS

Property tax history

-0.1%/yr

Latest (2025): $186 · +0.0% YoY. Source: county tax records.