8126 River Rd · Pound, VA 24279

$85,000

2 bd · 2.0 ba · 943 sqft · SingleFamily · 23 Days on market

Built 1975 Poor condition 3.20 ac lot

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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 +19.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• Appreciation +6.3/10.0
• Schools +6.3/10.0
• 1% rule +5.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Cash Investors here is a chance to own two rental properties with tenants already in place. Selling As Is Inspections are allowed for information purposes only. Information taken from seller and public records should be verified by buyer and buyers agent. Subject to E & O.

Key facts

• 3.2 acres
• Fenced in yards
• 3.2 acre lot

Tags

• FENCED IN YARDS
• 3.2 ACRES

Property features AI

Finance

• Other: Level, partly wooded, and sloped topography; Approximately 3.2 acres (irregular lot); Zoned residential

Exterior

• Parking: Driveway; 1-car garage
• Utilities: Public water; Septic tank sewer
• Home design: Residential single-family manufactured house; Double wide manufactured body; Property listed as fixer condition
• Construction: Vinyl siding; Metal roof
• Exterior features: Deck; Front porch; Front yard fencing; Garage(s) on the property

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Hardwood
• Bathrooms: Two full bathrooms
• Heating & cooling: Electric heating; Propane heating; Has cooling (type: Other)
• Interior features: Electric range and refrigerator included; Hardwood flooring; Six total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $85k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $46 ($554/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($872 rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#242 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Wise County Public School District (town): math 74% / reading 79% proficiency, ranked #11 of 131 in VA (top 8%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: J.W. Adams Combined (math 83% / reading 85%, grade A+, #87 of 1,108 statewide, top 8%, 504 students, 83% FRL); Central High (math 87% / reading 87%, grade A, #16 of 319 statewide, top 5%, 674 students, 81% FRL) — zoned schools average 82% FRL vs 55% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 17 active listings in the ZIP; 17 units permitted in Wise County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($588 loan paydown + $2k appreciation (2.5% local appreciation)).
• Wise County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.5% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago 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 $48k; list at $85k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,725 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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. 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: 1.03% ✓
• Cap rate: 7.73%
• Cash-on-cash: 5.13%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.55% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.5%
• Equity multiple: 1.47×
• Total profit: $11,229
• Equity at exit: $36,094

10-year hold

• IRR: 11.3%
• Equity multiple: 2.62×
• Total profit: $38,462
• Equity at exit: $54,025

Cash invested: $23,800 (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 24279

• Home prices YoY: 1.8%
• Active inventory: 17
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $872 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $46

Break-even live

Break-even rent $814

Max offer price $85,000

Occupancy floor 90%

Sensitivity live

Price	-10% $105	-5% $76	+0% $46	+5% $17	+10% $-13
Rent	-10% $-23	-5% $12	+0% $46	+5% $81	+10% $115
Rate	-1.0pp $89	-0.5pp $68	base $46	+0.5pp $24	+1.0pp $2

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $85,000 Active 23 DOM
2. 2026-06-17
   days on market $85,000 Active 22 DOM
3. 2026-06-16
   days on market $85,000 Active 21 DOM
4. 2026-06-15
   days on market $85,000 Active 20 DOM
5. 2026-06-15
   days on market $85,000 Active 19 DOM
6. 2026-06-13
   days on market $85,000 Active 18 DOM
7. 2026-06-12
   days on market $85,000 Active 17 DOM
8. 2026-06-09
   days on market $85,000 Active 14 DOM
9. 2026-06-08
   days on market $85,000 Active 13 DOM
10. 2026-06-08
    days on market $85,000 Active 12 DOM
11. 2026-06-07
    days on market $85,000 Active 11 DOM
12. 2026-06-03
    days on market $85,000 Active 8 DOM
13. 2026-06-02
    days on market $85,000 Active 7 DOM
14. 2026-06-01
    days on market $85,000 Active 6 DOM
15. 2026-05-31
    days on market $85,000 Active 5 DOM
16. 2026-05-27
    listed $85,000 Active
17. 2025-01-27
    price $87,500
18. 2022-11-14
    soldstatus $47,750 278-char remark

    Show marketing remark (278 chars)

    Cash Investors here is a chance to own two rental properties with tenants already in place. Selling As Is Inspections are allowed for information purposes only. Information taken from seller and public records should be verified by buyer and buyers agent. Subject to E & O.

19. 2022-08-02
    listed $66,000 278-char remark

    Show marketing remark (278 chars)

    Cash Investors here is a chance to own two rental properties with tenants already in place. Selling As Is Inspections are allowed for information purposes only. Information taken from seller and public records should be verified by buyer and buyers agent. Subject to E & O.

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,468
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$1,092
• − Repairs & maintenance: −$837
• − Management: −$837
• − Depreciation: −$2,473
• Taxable loss: −$808
• Est. tax savings @ 24.0%: +$194
• After-tax cash flow: $748/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including a new roof, siding, and landscaping. Significant investment is needed to bring it up to a livable condition.

Repairs flagged

• Major roof — Significant damage
• Major exterior siding — Worn and peeling
• Major flooring — Worn and damaged
• Major interior walls — Painted walls with visible wear
• Major landscaping — Overgrown yard with debris

Value-add opportunities

• Both New roof — Improves both resale and rental value
• Both New siding and paint — Enhances curb appeal and value
• Both New flooring — Improves living space and rental appeal
• Both Landscaping and yard maintenance — Enhances curb appeal and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant damage	Major	$15,000–50,000
exterior siding · Worn and peeling	Major	$15,000–50,000
flooring · Worn and damaged	Major	$15,000–50,000
interior walls · Painted walls with visible wear	Major	$15,000–50,000
landscaping · Overgrown yard with debris	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both New roof — Improves both resale and rental value ↑
• Both New siding and paint — Enhances curb appeal and value ↑
• Both New flooring — Improves living space and rental appeal ↑
• Both Landscaping and yard maintenance — Enhances curb appeal and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Wise County Public School District
• NCES district ID: 5104080
• Math proficiency: 74% ▼ -20.00%
• Reading proficiency: 79% ▼ -7.00%
• Median HH income: $35,624
• Composite: 63.37/100
• National rank: #625
• State rank: #11 of 131 in VA

Livability — Pound

• Score: 69/100
• State rank: #242
• US rank: #8153

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pound, VA
• Population (ZIP): 4,679

Population outlook (Wise County) Hauer SSP2

• Today (2025): 35,714 people
• By 2030: 33,742 · -5.5%
• By 2040: 29,870 · -16.4%
• By 2050: 26,233 · -26.5%
• By 2075: 18,296 · -48.8%
• By 2100: 12,147 · -66.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 10%
• Common ancestry: Italian 3% Serbian 2% Slovak 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Wise

• 2024 margin: Solid R (+63.3) · D 18.1% · R 81.4%
• 2008→2024 swing: -35.6pp toward R · 2008: -27.7pp · 2024: -63.3pp
• All cycles: 2024: R+63.3 2020: R+61.7 2016: R+62.0 2012: R+48.8 2008: R+27.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.55%
• Current HPI: 147.686
• 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

+28.8% since first listed

4 events — show timeline

• 2026-05-27 Listed $85,000 TVRMLS
• 2025-01-27 Price Changed $87,500 TVRMLS
• 2022-11-14 Sold (MLS) $47,750 TVRMLS
• 2022-08-02 Listed $66,000 TVRMLS