5910 Dry Fork Rd · Amonate, VA 24609

$25,000

2 bd · 1.0 ba · 2,407 sqft · SingleFamily public records · 172 Days on market

Built 1900 1.50 ac lot $10/sqft · 86% below area ↓ 44% since listing

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Why this score? — see what drove the C- 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 +15.0/30.0
• ARV discount +7.5/15.0
• Schools +6.0/10.0
• Appreciation +5.1/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Prime Investment Opportunity with Exceptional Potential Presenting a property with over 2,400 square feet of adaptable living space, offering a strong foundation for renovation or value-add improvements. The home features a large, open kitchen layout, providing an excellent starting point for a high-end redesign or modern upgrade. Set on 1.5 acres, the property allows for expanded outdoor living, additional structures, or enhanced landscaping—ideal for investors looking to maximize long-term value. Its generous lot size and versatile interior layout create numerous pathways for customization and return on investment. Opportunities of this scale and flexibility are increasingly limited. Early consideration is strongly encouraged.

Key facts

• Generous lot size
• 1.5 acre lot
• Built 1900

Tags

• LARGE OPEN KITCHEN LAYOUT
• EXPANDED OUTDOOR LIVING
• GENEROUS LOT SIZE
• VERSATILE INTERIOR LAYOUT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $662 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Tazewell County Public School District (town): math 67% / reading 78% proficiency, ranked #21 of 131 in VA (top 16%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 29 active listings in the ZIP; 4 units permitted in Tazewell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $225 of equity ($173 loan paydown + $52 appreciation (0.2% local appreciation)).
• Tazewell County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.2% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 172 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (44%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $22,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 172 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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: 4.28% ✓
• Cap rate: 38.07%
• Cash-on-cash: 113.48%
• DSCR: 6.05
• GRM: 1.9

CMA / ARV

• ARV (median comp): $173,775
• List price: $25,000
• Delta: -85.61%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

0.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.96×
• Total profit: $41,700
• Equity at exit: $7,522

10-year hold

• IRR: —
• Equity multiple: 14.47×
• Total profit: $94,255
• Equity at exit: $9,254

Cash invested: $7,000 (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 24609

• Home prices YoY: 0.1%
• Active inventory: 29
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,070 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$42 /mo · $501/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $662

Break-even live

Break-even rent $232

Max offer price $25,000

Occupancy floor 33%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-12
   statusdays on market $25,000 Pending 172 DOM
2. 2026-06-09
   days on market $25,000 Active 170 DOM
3. 2026-06-08
   days on market $25,000 Active 169 DOM
4. 2026-06-07
   days on market $25,000 Active 168 DOM
5. 2026-06-03
   days on market $25,000 Active 164 DOM
6. 2026-06-02
   days on market $25,000 Active 163 DOM
7. 2026-06-01
   days on market $25,000 Active 162 DOM
8. 2026-05-31
   days on market $25,000 Active 161 DOM
9. 2026-05-30
   days on market $25,000 Active 160 DOM
10. 2026-04-29
    price $25,000 744-char remark

    Show marketing remark (744 chars)

    Prime Investment Opportunity with Exceptional Potential Presenting a property with over 2,400 square feet of adaptable living space, offering a strong foundation for renovation or value-add improvements. The home features a large, open kitchen layout, providing an excellent starting point for a high-end redesign or modern upgrade. Set on 1.5 acres, the property allows for expanded outdoor living, additional structures, or enhanced landscaping—ideal for investors looking to maximize long-term value. Its generous lot size and versatile interior layout create numerous pathways for customization and return on investment. Opportunities of this scale and flexibility are increasingly limited. Early consideration is strongly encouraged.

11. 2026-03-04
    price $35,000 744-char remark

    Show marketing remark (744 chars)

    Prime Investment Opportunity with Exceptional Potential Presenting a property with over 2,400 square feet of adaptable living space, offering a strong foundation for renovation or value-add improvements. The home features a large, open kitchen layout, providing an excellent starting point for a high-end redesign or modern upgrade. Set on 1.5 acres, the property allows for expanded outdoor living, additional structures, or enhanced landscaping—ideal for investors looking to maximize long-term value. Its generous lot size and versatile interior layout create numerous pathways for customization and return on investment. Opportunities of this scale and flexibility are increasingly limited. Early consideration is strongly encouraged.

12. 2026-02-12
    status Active 744-char remark

    Show marketing remark (744 chars)

    Prime Investment Opportunity with Exceptional Potential Presenting a property with over 2,400 square feet of adaptable living space, offering a strong foundation for renovation or value-add improvements. The home features a large, open kitchen layout, providing an excellent starting point for a high-end redesign or modern upgrade. Set on 1.5 acres, the property allows for expanded outdoor living, additional structures, or enhanced landscaping—ideal for investors looking to maximize long-term value. Its generous lot size and versatile interior layout create numerous pathways for customization and return on investment. Opportunities of this scale and flexibility are increasingly limited. Early consideration is strongly encouraged.

13. 2026-01-17
    status Pending 744-char remark

    Show marketing remark (744 chars)

    Prime Investment Opportunity with Exceptional Potential Presenting a property with over 2,400 square feet of adaptable living space, offering a strong foundation for renovation or value-add improvements. The home features a large, open kitchen layout, providing an excellent starting point for a high-end redesign or modern upgrade. Set on 1.5 acres, the property allows for expanded outdoor living, additional structures, or enhanced landscaping—ideal for investors looking to maximize long-term value. Its generous lot size and versatile interior layout create numerous pathways for customization and return on investment. Opportunities of this scale and flexibility are increasingly limited. Early consideration is strongly encouraged.

14. 2026-01-06
    price $40,000 744-char remark

    Show marketing remark (744 chars)

    Prime Investment Opportunity with Exceptional Potential Presenting a property with over 2,400 square feet of adaptable living space, offering a strong foundation for renovation or value-add improvements. The home features a large, open kitchen layout, providing an excellent starting point for a high-end redesign or modern upgrade. Set on 1.5 acres, the property allows for expanded outdoor living, additional structures, or enhanced landscaping—ideal for investors looking to maximize long-term value. Its generous lot size and versatile interior layout create numerous pathways for customization and return on investment. Opportunities of this scale and flexibility are increasingly limited. Early consideration is strongly encouraged.

15. 2025-11-25
    listed $45,000 Active 744-char remark

    Show marketing remark (744 chars)

    Prime Investment Opportunity with Exceptional Potential Presenting a property with over 2,400 square feet of adaptable living space, offering a strong foundation for renovation or value-add improvements. The home features a large, open kitchen layout, providing an excellent starting point for a high-end redesign or modern upgrade. Set on 1.5 acres, the property allows for expanded outdoor living, additional structures, or enhanced landscaping—ideal for investors looking to maximize long-term value. Its generous lot size and versatile interior layout create numerous pathways for customization and return on investment. Opportunities of this scale and flexibility are increasingly limited. Early consideration is strongly encouraged.

ⓘ 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: $501 · $42/mo
• Projected year-2 tax: $501 · $42/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 8 d/yr ≥91°F today · 23 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: $12,839
• − Mortgage interest: −$1,400
• − Property taxes: −$501
• − Insurance: −$125
• − Repairs & maintenance: −$1,027
• − Management: −$1,027
• − Depreciation: −$727
• Taxable income: $8,031
• Est. tax owed @ 24.0%: −$1,928
• After-tax cash flow: $6,016/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: Tazewell County Public School District
• NCES district ID: 5103810
• Math proficiency: 67% ▼ -23.00%
• Reading proficiency: 78% ▼ -6.00%
• Median HH income: $37,003
• Composite: 60.16/100
• National rank: #865
• State rank: #21 of 131 in VA

Livability — Amonate

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 6,848

Population outlook (Tazewell County) Hauer SSP2

• Today (2025): 38,275 people
• By 2030: 35,719 · -6.7%
• By 2040: 30,875 · -19.3%
• By 2050: 26,798 · -30.0%
• By 2075: 19,286 · -49.6%
• By 2100: 13,631 · -64.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98%
• Common ancestry: Iranian 1% Serbian 1% Slovak 0%
• Foreign-born: 0%

Political lean MEDSL · Tazewell

• 2024 margin: Solid R (+68.9) · D 15.3% · R 84.2%
• 2008→2024 swing: -36.0pp toward R · 2008: -32.9pp · 2024: -68.9pp
• All cycles: 2024: R+68.9 2020: R+67.2 2016: R+66.3 2012: R+57.5 2008: R+32.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.21%
• Current HPI: 163.4788
• 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

-44.4% since first listed

6 events — show timeline

• 2026-04-29 Price Changed $25,000 BRIGHT MLS
• 2026-03-04 Price Changed $35,000 BRIGHT MLS
• 2026-02-12 Relisted — BRIGHT MLS
• 2026-01-17 Pending — BRIGHT MLS
• 2026-01-06 Price Changed $40,000 BRIGHT MLS
• 2025-11-25 Listed $45,000 BRIGHT MLS

Property tax history

+0.9%/yr

Latest (2025): $501 · +0.0% YoY. Source: county tax records.