307 SE B St · Abingdon, VA 24210

$174,900

2 bd · 1.0 ba · 914 sqft · SingleFamily public records · 329 Days on market

Built 1965 2,614 sqft lot $191/sqft · at area comps Est $178k · at est. ↓ 13% since listing

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Why this score? — see what drove the D 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 +13.5/30.0
• ARV discount +8.3/15.0
• Schools +6.2/10.0
• DSCR +4.1/10.0
• Livability +4.0/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 bedroom cottage located minutes from the Virginia Creeper Trail in the Town of Abingdon! 2 bedrooms, 1 bath, plus living room, dining room, kitchen, laundry room, and a tall crawlspace that will offer additional storage. Property has oil heat and no air conditioning. Minutes from all the amenities within the Town of Abingdon - restaurants, grocery stores, medical facilities, and shopping! Call for your private showing today! Interior pictures will be uploaded soon.

Key facts

• Tall crawlspace
• Oil heat
• Town of abingdon

Tags

• VIRGINIA CREEPER TRAIL
• TOWN OF ABINGDON
• TALL CRAWLSPACE
• OIL HEAT
• MINUTES FROM AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $5 ($62/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (24.8% below list).
• Recommended offer: $131k (24.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.1% in Abingdon — 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 80/100 on livability (#59 in VA, #1,691 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, health & safety A+, housing A; Watch: employment D, commute 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.
• Zoned schools: Abingdon Elementary (math 66% / reading 77%, grade A-, #299 of 1,108 statewide, top 27%, 423 students, 70% FRL); E.B. Stanley Middle (math 68% / reading 82%, grade A, #49 of 342 statewide, top 14%, 643 students, 66% FRL); Abingdon High (math 77% / reading 87%, grade A, #40 of 319 statewide, top 15%, 867 students, 65% FRL) — zoned schools average 67% FRL vs 42% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 159 active listings in the ZIP; 99 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Washington County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 329 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.

Recommended offer $131,459 (24.8% below list)

Questions for the listing agent

1. It's been on market 329 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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: 0.75% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.13%
• DSCR: 1.01
• GRM: 11.1

CMA / ARV

• ARV (median comp): $178,066
• List price: $174,900
• Delta: -1.78%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
266 Church St	0.55mi	2/1.0	836 (-8%)	18mo	$249,500	$298	45

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: -16.2%
• Equity multiple: 0.43×
• Total profit: $-28,102
• Equity at exit: $26,078

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-24,407
• Equity at exit: $15,122

Cash invested: $48,972 (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 24210

• Home prices YoY: -29.9%
• Active inventory: 159
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,315 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$43 /mo · $520/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $5

Break-even live

Break-even rent $1,308

Max offer price $174,900

Occupancy floor 95%

Sensitivity live

Price	-10% $104	-5% $55	+0% $5	+5% $-44	+10% $-94
Rent	-10% $-99	-5% $-47	+0% $5	+5% $57	+10% $109
Rate	-1.0pp $93	-0.5pp $50	base $5	+0.5pp $-40	+1.0pp $-86

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $174,900 Active 329 DOM
2. 2026-06-18
   days on market $174,900 Active 328 DOM
3. 2026-06-17
   days on market $174,900 Active 327 DOM
4. 2026-06-16
   days on market $174,900 Active 326 DOM
5. 2026-06-15
   days on market $174,900 Active 325 DOM
6. 2026-06-14
   days on market $174,900 Active 323 DOM
7. 2026-06-13
   days on market $174,900 Active 322 DOM
8. 2026-06-10
   days on market $174,900 Active 320 DOM
9. 2026-06-09
   days on market $174,900 Active 319 DOM
10. 2026-06-08
    days on market $174,900 Active 318 DOM
11. 2026-06-07
    days on market $174,900 Active 317 DOM
12. 2026-06-02
    days on market $174,900 Active 312 DOM
13. 2026-06-01
    days on market $174,900 Active 311 DOM
14. 2026-06-01
    remarks 633-char remark
15. 2026-05-31
    days on market $174,900 Active 310 DOM
16. 2026-05-30
    days on market $174,900 Active 309 DOM
17. 2025-12-09
    price $174,900 471-char remark

    Show marketing remark (471 chars)

    2 bedroom cottage located minutes from the Virginia Creeper Trail in the Town of Abingdon! 2 bedrooms, 1 bath, plus living room, dining room, kitchen, laundry room, and a tall crawlspace that will offer additional storage. Property has oil heat and no air conditioning. Minutes from all the amenities within the Town of Abingdon - restaurants, grocery stores, medical facilities, and shopping! Call for your private showing today! Interior pictures will be uploaded soon.

18. 2025-08-23
    price $189,900 471-char remark

    Show marketing remark (471 chars)

    2 bedroom cottage located minutes from the Virginia Creeper Trail in the Town of Abingdon! 2 bedrooms, 1 bath, plus living room, dining room, kitchen, laundry room, and a tall crawlspace that will offer additional storage. Property has oil heat and no air conditioning. Minutes from all the amenities within the Town of Abingdon - restaurants, grocery stores, medical facilities, and shopping! Call for your private showing today! Interior pictures will be uploaded soon.

19. 2025-07-25
    listed $199,900 Active 471-char remark

    Show marketing remark (471 chars)

    2 bedroom cottage located minutes from the Virginia Creeper Trail in the Town of Abingdon! 2 bedrooms, 1 bath, plus living room, dining room, kitchen, laundry room, and a tall crawlspace that will offer additional storage. Property has oil heat and no air conditioning. Minutes from all the amenities within the Town of Abingdon - restaurants, grocery stores, medical facilities, and shopping! Call for your private showing today! Interior pictures will be uploaded soon.

ⓘ 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: $520 · $43/mo
• Projected year-2 tax: $1,434 · $120/mo
• Expected delta: +$914/yr (+$76/mo · 175.9%)

ⓘ 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 ≥96°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,775
• − Mortgage interest: −$9,797
• − Property taxes: −$520
• − Insurance: −$874
• − Repairs & maintenance: −$1,262
• − Management: −$1,262
• − Depreciation: −$5,088
• Taxable loss: −$3,028
• Est. tax savings @ 24.0%: +$727
• After-tax cash flow: $788/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 — Abingdon

• Score: 80/100
• State rank: #59
• US rank: #1691

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Abingdon, VA
• County: Washington County · 16,814 people
• City population: 16,814
• Metro: Kingsport-Bristol, TN-VA
• Population (ZIP): 16,814
• Household income: $62,734
• Rent vs Own: 33.7% rent · 66.3% own
• Severe rent burden: 341.0

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 (92%)
• Race & ethnicity: White 92% Black 3% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Italian 2% Serbian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Arabic 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: ▼ -78.33%
• Current HPI: 183.4586
• Rent YoY: —
• Metro: Kingsport-Bristol, TN-VA
• 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

-12.5% since first listed

3 events — show timeline

• 2025-12-09 Price Changed $174,900 SWVAR
• 2025-08-23 Price Changed $189,900 SWVAR
• 2025-07-25 Listed $199,900 SWVAR

Property tax history

+4.1%/yr

Latest (2025): $520 · +40.0% YoY. Source: county tax records.