1020 Steep Fork Rd · Vansant, VA 24614

$84,900

4 bd · 1.0 ba · 1,296 sqft · Other public records · 18 Days on market

Built 1970 0.40 ac lot

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Why this score? — see what drove the B 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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• Appreciation +3.5/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

VERY NICE 4 BEDROOM, 1 BATH RANCH. OPEN FLOOR PLAN, COMPLETELY UPDATED INSIDE AND OUT. INTERIOR FEATURES NEW VINYL IN KITCHEN, NEW CARPET, KITCHEN APPLIANCES. NEW WINDOWS AND METAL ROOF & STORM DOOR. CARRIER HEAT PUMP, COVERED FRONT AND BACK PORCHES. LARGE LAUNDRY ROOM, KNOTTY PINE KITCHEN CABINETS.

Key facts

• 0.4 acre lot
• Built 1970
• Listed 17 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Septic tank
• Home design: Single-family house; Single-story
• Construction: Vinyl siding; Metal roof; Built as a house
• Exterior features: Front porch; Rear porch; Outbuilding/shed

Interior

• Kitchen: Built-in electric oven; Cooktop; Dishwasher; Refrigerator
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Double-pane windows; Crawl space basement
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer included

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $85k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#523 in VA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment F.
• Buchanan County Public School District (rural): math 52% / reading 65% proficiency, ranked #76 of 131 in VA (top 58%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Riverview Elementary/Middle (math 49% / reading 60%, grade C, #650 of 1,108 statewide, top 62%, 750 students, 88% FRL); Grundy High (math 77% / reading 72%, grade B+, #107 of 319 statewide, top 37%, 355 students, 97% FRL) — zoned schools average 92% FRL vs 62% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 27 active listings in the ZIP; 12 units permitted in Buchanan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Buchanan County population projected at -32% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago 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 $73k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,626 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.46% ✓
• Cap rate: 11.86%
• Cash-on-cash: 19.88%
• DSCR: 1.88
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 8.4%
• Equity multiple: 1.33×
• Total profit: $7,835
• Equity at exit: $12,659

10-year hold

• IRR: 17.7%
• Equity multiple: 2.46×
• Total profit: $34,773
• Equity at exit: $7,341

Cash invested: $23,772 (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 24614

• Home prices YoY: -3.0%
• Active inventory: 27
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,241 medium
• Mortgage (P&I): −$445
• Tax est. 1.5%: −$106 /mo · $1,274/yr
• Insurance: −$35
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $338

Break-even live

Break-even rent $813

Max offer price $84,900

Occupancy floor 68%

Sensitivity live

Price	-10% $397	-5% $368	+0% $338	+5% $309	+10% $280
Rent	-10% $240	-5% $289	+0% $338	+5% $387	+10% $436
Rate	-1.0pp $381	-0.5pp $360	base $338	+0.5pp $316	+1.0pp $294

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-22
   days on market $84,900 Active 18 DOM
2. 2026-06-21
   days on market $84,900 Active 17 DOM
3. 2026-06-21
   days on market $84,900 Active 16 DOM
4. 2026-06-18
   days on market $84,900 Active 14 DOM
5. 2026-06-17
   days on market $84,900 Active 13 DOM
6. 2026-06-16
   days on market $84,900 Active 12 DOM
7. 2026-06-15
   days on market $84,900 Active 11 DOM
8. 2026-06-15
   days on market $84,900 Active 10 DOM
9. 2026-06-13
   days on market $84,900 Active 9 DOM
10. 2026-06-12
    days on market $84,900 Active 8 DOM
11. 2026-06-09
    days on market $84,900 Active 5 DOM
12. 2026-06-08
    days on market $84,900 Active 4 DOM
13. 2026-06-08
    days on market $84,900 Active 3 DOM
14. 2026-06-07
    remarks 286-char remark
15. 2026-06-07
    listed $84,900 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 8 d/yr ≥98°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: $14,893
• − Mortgage interest: −$4,756
• − Property taxes: −$1,274
• − Insurance: −$1,091
• − Repairs & maintenance: −$1,191
• − Management: −$1,191
• − Depreciation: −$2,470
• Taxable income: $2,920
• Est. tax owed @ 24.0%: −$701
• After-tax cash flow: $3,357/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: Buchanan County Public School District
• NCES district ID: 5100510
• Math proficiency: 52% ▼ -27.00%
• Reading proficiency: 65% ▼ -7.00%
• Median HH income: $29,669
• Composite: 47.84/100
• National rank: #2221
• State rank: #76 of 131 in VA

Livability — Vansant

• Score: 54/100
• State rank: #523
• US rank: #24092

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,992

Population outlook (Buchanan County) Hauer SSP2

• Today (2025): 20,160 people
• By 2030: 18,734 · -7.1%
• By 2040: 16,071 · -20.3%
• By 2050: 13,815 · -31.5%
• By 2075: 10,376 · -48.5%
• By 2100: 8,432 · -58.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Black 1%
• Common ancestry: Italian 1%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Buchanan

• 2024 margin: Solid R (+70.6) · D 14.5% · R 85.1%
• 2008→2024 swing: -65.1pp toward R · 2008: -5.5pp · 2024: -70.6pp
• All cycles: 2024: R+70.6 2020: R+67.6 2016: R+60.4 2012: R+34.7 2008: R+5.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.05%
• Current HPI: 97.3351
• 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

+24.9% since first listed

4 events — show timeline

• 2026-06-04 Listed $84,900 TVRMLS
• 2026-01-23 Sold (Public Records) $72,600 Public Records
• 2017-09-19 Sold (MLS) $72,000 SWVAR
• 2015-06-02 Listed $68,000 SWVAR

Property tax history

+3.2%/yr

Latest (2025): $160 · +0.0% YoY. Source: county tax records.