33 Lyons Ave · Lebanon, VA 24266

$39,900

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 45 Days on market

Built 1970 1.05 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.9/10.0
• Schools +5.4/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Handyman Special! This listing features an affordable 1970 single-wide home in need of TLC, spanning seven lots (approximately 1 acre) in Lebanon, Virginia. The property has multiple outbuildings, gorgeous views of the Clinch Mountains, and town conveniences, including public water, sewer, & trash pick-up. This property is offered "as-is" with no warranties expressed or implied. Heating/cooling is unknown.

Key facts

• Public sewer
• Trash pick-up
• Public water

Tags

• MULTIPLE OUTBUILDINGS
• PUBLIC WATER
• PUBLIC SEWER
• TRASH PICK-UP

Property features AI

Finance

• Other: Property type: Residential; Zoning: R1; Lot size: 1.05 acres; Directions available to property

Exterior

• Utilities: Public water; Public sewer
• Home design: Manufactured home; Single-story
• Construction: Wood siding exterior
• Exterior features: Shingle roof

Interior

• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Interior features: Carpet flooring; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $575 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.
• Cap rate 23.6% vs local median 2.7% in Lebanon — 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 76/100 on livability (#115 in VA, #3,561 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: employment D+, amenities D-, commute F.
• Russell County Public School District (rural): math 58% / reading 73% proficiency, ranked #44 of 131 in VA (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Lebanon Primary (238 students, 94% FRL); Lebanon Middle (math 54% / reading 70%, grade B+, #143 of 342 statewide, top 43%, 291 students, 91% FRL); Lebanon High (math 59% / reading 77%, grade B, #180 of 319 statewide, top 57%, 606 students, 90% FRL) — zoned schools average 92% FRL vs 49% district-wide (42 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 77 active listings in the ZIP; 35 units permitted in Russell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $958 of equity ($276 loan paydown + $682 appreciation (1.7% local appreciation)).
• Russell County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $30k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $38,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.70% ✓
• Cap rate: 23.60%
• Cash-on-cash: 61.81%
• DSCR: 3.75
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $89,280
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
195 South Church St	0.63mi	3/1.0 (+1)	996 (+4%)	22mo	$43,000	$43	41
17 Gay Ave	0.40mi	3/1.0 (+1)	1,070 (+12%)	20mo	$99,900	$93	41
73 Vine St	0.52mi	3/2.0 (+1)	1,092 (+14%)	14mo	$190,000	$174	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.71% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 65.4%
• Equity multiple: 4.47×
• Total profit: $38,815
• Equity at exit: $15,115

10-year hold

• IRR: 66.0%
• Equity multiple: 9.09×
• Total profit: $90,330
• Equity at exit: $21,298

Cash invested: $11,172 (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 24266

• Home prices YoY: 0.9%
• Active inventory: 77
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,077 medium
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $575

Break-even live

Break-even rent $349

Max offer price $39,900

Occupancy floor 42%

Sensitivity live

Price	-10% $603	-5% $589	+0% $575	+5% $562	+10% $548
Rent	-10% $490	-5% $533	+0% $575	+5% $618	+10% $661
Rate	-1.0pp $595	-0.5pp $586	base $575	+0.5pp $565	+1.0pp $555

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $39,900 Active 45 DOM
2. 2026-06-18
   days on market $39,900 Active 44 DOM
3. 2026-06-17
   days on market $39,900 Active 43 DOM
4. 2026-06-16
   days on market $39,900 Active 42 DOM
5. 2026-06-15
   days on market $39,900 Active 41 DOM
6. 2026-06-14
   days on market $39,900 Active 39 DOM
7. 2026-06-13
   days on market $39,900 Active 38 DOM
8. 2026-06-10
   days on market $39,900 Active 36 DOM
9. 2026-06-09
   days on market $39,900 Active 35 DOM
10. 2026-06-08
    days on market $39,900 Active 34 DOM
11. 2026-06-07
    days on market $39,900 Active 33 DOM
12. 2026-06-02
    days on market $39,900 Active 28 DOM
13. 2026-06-01
    days on market $39,900 Active 27 DOM
14. 2026-05-31
    days on market $39,900 Active 26 DOM
15. 2026-05-30
    days on market $39,900 Active 25 DOM
16. 2026-05-05
    listed $39,900 Active 424-char remark
17. 2026-02-09
    soldstatus $30,000 Closed 424-char remark

    Show marketing remark (424 chars)

    Handyman Special! This listing features an affordable 1970 single-wide home in need of TLC, spanning seven lots (approximately 1 acre) in Lebanon, Virginia. The property has multiple outbuildings, gorgeous views of the Clinch Mountains, and town conveniences, including public water, sewer, & trash pick-up. This property is offered "as-is" with no warranties expressed or implied. Heating/cooling is unknown.

18. 2026-02-04
    soldstatus $30,000
19. 2026-01-01
    status Pending 424-char remark

    Show marketing remark (424 chars)

    Handyman Special! This listing features an affordable 1970 single-wide home in need of TLC, spanning seven lots (approximately 1 acre) in Lebanon, Virginia. The property has multiple outbuildings, gorgeous views of the Clinch Mountains, and town conveniences, including public water, sewer, & trash pick-up. This property is offered "as-is" with no warranties expressed or implied. Heating/cooling is unknown.

20. 2025-10-14
    listed $39,900 Active 424-char remark

    Show marketing remark (424 chars)

    Handyman Special! This listing features an affordable 1970 single-wide home in need of TLC, spanning seven lots (approximately 1 acre) in Lebanon, Virginia. The property has multiple outbuildings, gorgeous views of the Clinch Mountains, and town conveniences, including public water, sewer, & trash pick-up. This property is offered "as-is" with no warranties expressed or implied. Heating/cooling is unknown.

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

Taxation est. · year 1

• Rental income: $12,929
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$1,034
• − Management: −$1,034
• − Depreciation: −$1,161
• Taxable income: $6,666
• Est. tax owed @ 24.0%: −$1,600
• After-tax cash flow: $5,305/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: Russell County Public School District
• NCES district ID: 5103420
• Math proficiency: 58% ▼ -32.00%
• Reading proficiency: 73% ▼ -10.00%
• Median HH income: $34,970
• Composite: 54.14/100
• National rank: #1384
• State rank: #44 of 131 in VA

Livability — Lebanon

• Score: 76/100
• State rank: #115
• US rank: #3561

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lebanon, VA
• Population (ZIP): 8,688

Population outlook (Russell County) Hauer SSP2

• Today (2025): 25,787 people
• By 2030: 24,485 · -5.0%
• By 2040: 21,750 · -15.7%
• By 2050: 19,214 · -25.5%
• By 2075: 14,500 · -43.8%
• By 2100: 10,629 · -58.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Black 2%
• Common ancestry: Serbian 2% Italian 1% Slovak 1%
• Foreign-born: 1%

Political lean MEDSL · Russell

• 2024 margin: Solid R (+67.5) · D 16.1% · R 83.6%
• 2008→2024 swing: -54.8pp toward R · 2008: -12.7pp · 2024: -67.5pp
• All cycles: 2024: R+67.5 2020: R+63.5 2016: R+58.9 2012: R+37.0 2008: R+12.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.71%
• Current HPI: 184.8412
• 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

+0.0% since first listed

5 events — show timeline

• 2026-05-05 Listed $39,900 SWVAR
• 2026-02-09 Sold (MLS) $30,000 SWVAR
• 2026-02-04 Sold (Public Records) $30,000 Public Records
• 2026-01-01 Pending — SWVAR
• 2025-10-14 Listed $39,900 SWVAR

Property tax history

-8.9%/yr

Latest (2025): $62 · -8.1% YoY. Source: county tax records.