9755 Big Valley Rd · Warm Springs, VA 24484

$37,500

2 bd · 1.0 ba · 1,260 sqft · Manufactured · 9 Days on market

Built 1965 0.35 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
• Schools +7.4/10.0
• Appreciation +6.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +1.9/5.0

Listing remarks

Very good hunting camp. Nice porch, Bolar Run, new flooring. Singlewide manufactured home on concrete block foundation. Huge 15 x 44 storage building, antique deliver truck. Sold "as is". Great fixer upper. Personal belongings convey. Located less than 30 minutes from Omni Homestead Resort, Close to Lake Moomaw, Douthat State Park, and National Forests. Sit on front porch and listen to spring fed Bolar Run.

Key facts

• Porch
• New flooring
• Storage building

Tags

• PORCH
• NEW FLOORING
• STORAGE BUILDING
• SPRING FED BOLAR RUN
• CLOSE TO LAKE MOOMAW
• CLOSE TO DOUTHAT STATE PARK

Property features AI

Exterior

• Utilities: High-speed internet available; Satellite internet available; Water not connected / Not available
• Home design: Detached single-story home; Manufactured construction
• Construction: Block foundation
• Exterior features: Approximately 0.35-acre lot; Directions: Rt. 220 North from Warm Springs, right on Big Valley Rd., home on right as you enter Bolar

Interior

• Bedrooms: Two main-level bedrooms
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Oil heating; Wood heating
• Interior features: Primary bedroom on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $38k.

Deal economics

• At list price, monthly cash flow is $616 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $38k).

Location & tenants

• Location reads 37/100 on livability (#588 in VA) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Highland County Public School District (rural): math 85% / reading 90% proficiency, ranked #19 of 134 in VA (top 14%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 17 active listings in the ZIP; 12 units permitted in Highland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($259 loan paydown + $1k appreciation (2.9% local appreciation)).
• Highland County population projected at -44% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $37,500

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.83% ✓
• Cap rate: 26.00%
• Cash-on-cash: 70.40%
• DSCR: 4.13
• GRM: 2.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 75.0%
• Equity multiple: 5.15×
• Total profit: $43,617
• Equity at exit: $16,729

10-year hold

• IRR: 74.5%
• Equity multiple: 10.57×
• Total profit: $100,447
• Equity at exit: $25,678

Cash invested: $10,500 (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 24484

• Home prices YoY: 2.1%
• Active inventory: 17
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,063 medium
• Mortgage (P&I): −$197
• Tax from tax record: −$12 /mo · $139/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $616

Break-even live

Break-even rent $283

Max offer price $37,500

Occupancy floor 37%

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: $9,375
• Closing costs: $1,125
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-17
   status $37,500 Pending 9 DOM
2. 2026-06-17
   days on market $37,500 Active 9 DOM
3. 2026-06-16
   days on market $37,500 Active 8 DOM
4. 2026-06-15
   days on market $37,500 Active 7 DOM
5. 2026-06-15
   days on market $37,500 Active 6 DOM
6. 2026-06-13
   days on market $37,500 Active 5 DOM
7. 2026-06-12
   days on market $37,500 Active 4 DOM
8. 2026-06-08
   remarks 410-char remark
9. 2026-06-08
   listed $37,500 Active 1 DOM

ⓘ 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: $139 · $12/mo
• Projected year-2 tax: $308 · $26/mo
• Expected delta: +$168/yr (+$14/mo · 120.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥90°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low

Taxation est. · year 1

• Rental income: $12,757
• − Mortgage interest: −$2,101
• − Property taxes: −$139
• − Insurance: −$188
• − Repairs & maintenance: −$1,021
• − Management: −$1,021
• − Depreciation: −$1,091
• Taxable income: $7,198
• Est. tax owed @ 24.0%: −$1,727
• After-tax cash flow: $5,664/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: Highland County Public School District
• NCES district ID: 5101950
• Math proficiency: 85% —
• Reading proficiency: 90% —
• Median HH income: $44,893
• Composite: 73.87/100
• National rank: #306
• State rank: #19 of 134 in VA

Livability — Warm Springs

• Score: 37/100
• State rank: #588
• US rank: #27583

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 530

Population outlook (Highland County) Hauer SSP2

• Today (2025): 1,952 people
• By 2030: 1,782 · -8.7%
• By 2040: 1,413 · -27.6%
• By 2050: 1,098 · -43.8%
• By 2075: 773 · -60.4%
• By 2100: 608 · -68.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Black 7% Two or more races 2%
• Common ancestry: Slovak 5% Italian 2% Romanian 2%
• Foreign-born: 4%
• Languages at home: 94% English-only · Other Indo-European 4% Russian/Polish/Slavic 2%

Political lean MEDSL · Highland

• 2024 margin: Solid R (+44.4) · D 27.2% · R 71.6% · Other 1.2%
• 2008→2024 swing: -22.5pp toward R · 2008: -21.9pp · 2024: -44.4pp
• All cycles: 2024: R+44.4 2020: R+44.0 2016: R+42.2 2012: R+33.0 2008: R+21.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.94%
• Current HPI: 140.3008
• 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

• 2026-06-08 Listed $37,500 GAAR

Property tax history

+14.0%/yr

Latest (2025): $139 · +11.7% YoY. Source: county tax records.