5285 Wardell Rd · Claypool Hill, VA 24637

$119,000

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 53 Days on market

Built 1988 0.49 ac lot $114/sqft · 14% below area Est $139k · 14% under

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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 +14.6/30.0
• ARV discount +13.9/15.0
• Schools +6.0/10.0
• Appreciation +4.8/10.0
• DSCR +4.5/10.0
• 1% rule +3.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 3-bedroom, 1-bath ranch-style home offers the ease of single-level living in a quiet rural setting. The layout is practical and functional, providing comfortable everyday living. The exterior features low-maintenance vinyl siding and a durable metal roof, along with a covered front porch that offers a welcoming place to relax. Around back, a large open deck provides additional outdoor space, while the spacious backyard offers plenty of room for a variety of uses. Inside, the home includes all kitchen appliances and is equipped with insulated windows for added efficiency. A large crawl space provides excellent storage and easy access to the home's systems, adding to the property's overall functionality. The home is served by a private well. With its combination of single-level living, outdoor space, affordable price and a peaceful location, this property offers a great opportunity to enjoy country living.

Key facts

• Durable metal roof
• Covered front porch
• Spacious backyard

Tags

• SINGLE-LEVEL LIVING
• LOW-MAINTENANCE VINYL SIDING
• DURABLE METAL ROOF
• COVERED FRONT PORCH
• LARGE OPEN DECK
• SPACIOUS BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $-37 ($-446/yr) — negative.
• To cash-flow at today's rent, offer at most $112k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $95k (20.1% below list).
• Recommended offer: $95k (20.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#485 in VA) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+; Watch: schools F, amenities F, commute F.
• 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 $316 of equity ($823 loan paydown + $-507 appreciation (-0.4% local appreciation)).
• Tazewell County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,115 (20.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
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 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?
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: 0.80% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.06%
• DSCR: 1.05
• GRM: 10.4

CMA / ARV

• ARV (median comp): $138,910
• List price: $119,000
• Delta: -14.33%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5285 Wardell Rd	0.00mi	3/1.0	1,040 (0%)	1mo	$112,000	$108	99
5366 Wardell Rd	0.09mi	3/1.0	1,060 (+2%)	12mo	$18,222	$17	83

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

Projected returns pro-forma

-0.43% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.4%
• Equity multiple: 0.75×
• Total profit: $-8,218
• Equity at exit: $32,039

10-year hold

• IRR: 0.8%
• Equity multiple: 1.08×
• Total profit: $2,762
• Equity at exit: $36,559

Cash invested: $33,320 (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 24637

• Home prices YoY: -0.3%
• Active inventory: 29
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $951 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$48 /mo · $582/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $-37

Break-even live

Break-even rent $998

Max offer price $112,435

Occupancy floor 99%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-04-04
   listed $119,000 Active 922-char remark

   Show marketing remark (922 chars)

   This 3-bedroom, 1-bath ranch-style home offers the ease of single-level living in a quiet rural setting. The layout is practical and functional, providing comfortable everyday living. The exterior features low-maintenance vinyl siding and a durable metal roof, along with a covered front porch that offers a welcoming place to relax. Around back, a large open deck provides additional outdoor space, while the spacious backyard offers plenty of room for a variety of uses. Inside, the home includes all kitchen appliances and is equipped with insulated windows for added efficiency. A large crawl space provides excellent storage and easy access to the home's systems, adding to the property's overall functionality. The home is served by a private well. With its combination of single-level living, outdoor space, affordable price and a peaceful location, this property offers a great opportunity to enjoy country living.

ⓘ 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: $582 · $48/mo
• Projected year-2 tax: $976 · $81/mo
• Expected delta: +$394/yr (+$33/mo · 67.7%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 2/10 Low 8 d/yr ≥88°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: $11,414
• − Mortgage interest: −$6,666
• − Property taxes: −$582
• − Insurance: −$1,392
• − Repairs & maintenance: −$913
• − Management: −$913
• − Depreciation: −$3,462
• Taxable loss: −$2,514
• Est. tax savings @ 24.0%: +$603
• After-tax cash flow: $158/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 — Claypool Hill

• Score: 58/100
• State rank: #485
• US rank: #21221

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,595

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% Black 1%
• Common ancestry: Serbian 1% Slovak 1% Italian 0%
• Foreign-born: 1%
• Languages at home: 99% English-only · Russian/Polish/Slavic 1%

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: ▼ -0.43%
• Current HPI: 160.9238
• 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

1 event — show timeline

• 2026-04-04 Listed $119,000 SWVAR

Property tax history

+3.3%/yr

Latest (2025): $582 · +0.0% YoY. Source: county tax records.