32222 Old Saltworks Rd · Saltville, VA 24361

$65,000

2 bd · 1.0 ba · 546 sqft · SingleFamily public records · 53 Days on market

Built 1930 5,662 sqft lot $119/sqft · 54% above area Est $49k · 32% over

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.5/10.0
• Schools +6.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

PRICE REDUCED. Motivated Seller. Looking for the perfect getaway property? Located minutes from Abingdon and Marion, this cozy cottage is situated on 2 nearly level lots with Stonemill Creek flowing through the back yard. You will be minutes away from enjoying all that historic Abingdon and Marion have to offer including the Barter Theatre, historic Martha Washington Inn, the Creeper Trail, the Highlands Festival, Hungry Mother Park, the Lincoln Theatre, and so much more. The Salt Trail can be found just beyond the creek inviting you to afternoon walks. From the relaxing covered front porch, you can enter into the living room where you will find hardwood flooring. The eat in kitchen, with included range and refrigerator, is located just beyond, with access to the mud room / laundry room and bathroom. There is a bonus room off the living room that could easily be converted into a 2nd bedroom. Home has new water heater and pex plumbing. There is a wood burning stove in the living room that will convey although it has never been hooked up to the flue. There is also a sofa, dining room set and bed with nightstand that will convey. Call your favorite realtor today and schedule an appointment. Home to be sold as is/where is. Information taken from seller and public records should be verified by buyer and buyer's agent. Subject to E & O.

Key facts

• Covered front porch
• Hardwood flooring
• Eat in kitchen

Tags

• 2 NEARLY LEVEL LOTS
• COVERED FRONT PORCH
• HARDWOOD FLOORING
• EAT IN KITCHEN
• MUD ROOM
• BONUS ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $554 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#206 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Washington County Public School District (rural): math 68% / reading 79% proficiency, ranked #15 of 131 in VA (top 12%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 36 active listings in the ZIP; 99 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($449 loan paydown + $2k appreciation (3.1% local appreciation)).
• Washington County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.1% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $7k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.95% ✓
• Cap rate: 17.75%
• Cash-on-cash: 40.93%
• DSCR: 2.82
• GRM: 4.3

CMA / ARV

• ARV (median comp): $49,191
• List price: $65,000
• Delta: 32.14%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

3.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.2%
• Equity multiple: 3.38×
• Total profit: $43,359
• Equity at exit: $29,444

10-year hold

• IRR: 42.1%
• Equity multiple: 6.75×
• Total profit: $104,655
• Equity at exit: $45,545

Cash invested: $18,200 (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 24361

• Home prices YoY: 1.6%
• Active inventory: 36
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,268 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$13 /mo · $157/yr
• Insurance: −$27
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $554

Break-even live

Break-even rent $566

Max offer price $65,000

Occupancy floor 51%

Sensitivity live

Price	-10% $591	-5% $573	+0% $554	+5% $536	+10% $518
Rent	-10% $454	-5% $504	+0% $554	+5% $604	+10% $655
Rate	-1.0pp $587	-0.5pp $571	base $554	+0.5pp $538	+1.0pp $520

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-10
   days on market $65,000 Active 53 DOM
2. 2026-06-09
   days on market $65,000 Active 52 DOM
3. 2026-06-09
   price $65,000 Active 51 DOM
4. 2026-06-08
   days on market $69,000 Active 51 DOM
5. 2026-06-07
   days on market $69,000 Active 50 DOM
6. 2026-06-02
   days on market $69,000 Active 45 DOM
7. 2026-06-01
   days on market $69,000 Active 44 DOM
8. 2026-05-31
   days on market $69,000 Active 43 DOM
9. 2026-05-30
   days on market $69,000 Active 42 DOM
10. 2026-05-02
    price $69,000 1356-char remark

    Show marketing remark (1356 chars)

    PRICE REDUCED. Motivated Seller. Looking for the perfect getaway property? Located minutes from Abingdon and Marion, this cozy cottage is situated on 2 nearly level lots with Stonemill Creek flowing through the back yard. You will be minutes away from enjoying all that historic Abingdon and Marion have to offer including the Barter Theatre, historic Martha Washington Inn, the Creeper Trail, the Highlands Festival, Hungry Mother Park, the Lincoln Theatre, and so much more. The Salt Trail can be found just beyond the creek inviting you to afternoon walks. From the relaxing covered front porch, you can enter into the living room where you will find hardwood flooring. The eat in kitchen, with included range and refrigerator, is located just beyond, with access to the mud room / laundry room and bathroom. There is a bonus room off the living room that could easily be converted into a 2nd bedroom. Home has new water heater and pex plumbing. There is a wood burning stove in the living room that will convey although it has never been hooked up to the flue. There is also a sofa, dining room set and bed with nightstand that will convey. Call your favorite realtor today and schedule an appointment. Home to be sold as is/where is. Information taken from seller and public records should be verified by buyer and buyer's agent. Subject to E & O.

11. 2026-04-17
    listed $72,000 Active 1356-char remark

    Show marketing remark (1356 chars)

    PRICE REDUCED. Motivated Seller. Looking for the perfect getaway property? Located minutes from Abingdon and Marion, this cozy cottage is situated on 2 nearly level lots with Stonemill Creek flowing through the back yard. You will be minutes away from enjoying all that historic Abingdon and Marion have to offer including the Barter Theatre, historic Martha Washington Inn, the Creeper Trail, the Highlands Festival, Hungry Mother Park, the Lincoln Theatre, and so much more. The Salt Trail can be found just beyond the creek inviting you to afternoon walks. From the relaxing covered front porch, you can enter into the living room where you will find hardwood flooring. The eat in kitchen, with included range and refrigerator, is located just beyond, with access to the mud room / laundry room and bathroom. There is a bonus room off the living room that could easily be converted into a 2nd bedroom. Home has new water heater and pex plumbing. There is a wood burning stove in the living room that will convey although it has never been hooked up to the flue. There is also a sofa, dining room set and bed with nightstand that will convey. Call your favorite realtor today and schedule an appointment. Home to be sold as is/where is. Information taken from seller and public records should be verified by buyer and buyer's agent. Subject to E & O.

12. 2024-07-30
    soldstatus $50,000 Closed 369-char remark

    Show marketing remark (369 chars)

    1930's Mill Home - last of the section!! Come, finish this rehab and enjoy the quaint history behind owning a local mill house! The hard work is done for you ~ roof, siding, windows plus a new septic ( the total costs for these updates were about $50,000) This special septic system is approved for up to 9 bedrooms. In addition, this property joins the Salt Trail.

13. 2024-06-24
    historical Active Under Contract 369-char remark

    Show marketing remark (369 chars)

    1930's Mill Home - last of the section!! Come, finish this rehab and enjoy the quaint history behind owning a local mill house! The hard work is done for you ~ roof, siding, windows plus a new septic ( the total costs for these updates were about $50,000) This special septic system is approved for up to 9 bedrooms. In addition, this property joins the Salt Trail.

14. 2024-04-25
    price $55,000 369-char remark

    Show marketing remark (369 chars)

    1930's Mill Home - last of the section!! Come, finish this rehab and enjoy the quaint history behind owning a local mill house! The hard work is done for you ~ roof, siding, windows plus a new septic ( the total costs for these updates were about $50,000) This special septic system is approved for up to 9 bedrooms. In addition, this property joins the Salt Trail.

15. 2024-03-13
    listed $65,000 Active 369-char remark

    Show marketing remark (369 chars)

    1930's Mill Home - last of the section!! Come, finish this rehab and enjoy the quaint history behind owning a local mill house! The hard work is done for you ~ roof, siding, windows plus a new septic ( the total costs for these updates were about $50,000) This special septic system is approved for up to 9 bedrooms. In addition, this property joins the Salt Trail.

ⓘ 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: $157 · $13/mo
• Projected year-2 tax: $533 · $44/mo
• Expected delta: +$376/yr (+$31/mo · 240.4%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 21 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: $15,217
• − Mortgage interest: −$3,641
• − Property taxes: −$157
• − Insurance: −$1,122
• − Repairs & maintenance: −$1,217
• − Management: −$1,217
• − Depreciation: −$1,891
• Taxable income: $5,972
• Est. tax owed @ 24.0%: −$1,433
• After-tax cash flow: $5,219/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: Washington County Public School District
• NCES district ID: 5103900
• Math proficiency: 68% ▼ -23.00%
• Reading proficiency: 79% ▼ -7.00%
• Median HH income: $42,412
• Composite: 61.5/100
• National rank: #754
• State rank: #15 of 131 in VA

Livability — Saltville

• Score: 72/100
• State rank: #206
• US rank: #6370

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,644

Population outlook (Washington County) Hauer SSP2

• Today (2025): 53,266 people
• By 2030: 52,284 · -1.8%
• By 2040: 49,415 · -7.2%
• By 2050: 45,683 · -14.2%
• By 2075: 37,258 · -30.1%
• By 2100: 27,983 · -47.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Serbian 2% Italian 2% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+53.3) · D 23.0% · R 76.3%
• 2008→2024 swing: -20.6pp toward R · 2008: -32.7pp · 2024: -53.3pp
• All cycles: 2024: R+53.3 2020: R+52.5 2016: R+53.5 2012: R+43.2 2008: R+32.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.06%
• Current HPI: 190.3097
• 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

+6.2% since first listed

6 events — show timeline

• 2026-05-02 Price Changed $69,000 TVRMLS
• 2026-04-17 Listed $72,000 TVRMLS
• 2024-07-30 Sold (MLS) $50,000 SWVAR
• 2024-06-24 Contingent — SWVAR
• 2024-04-25 Price Changed $55,000 SWVAR
• 2024-03-13 Listed $65,000 SWVAR

Property tax history

+2.4%/yr

Latest (2024): $157 · +0.0% YoY. Source: county tax records.