170 Wilhelm Ave · Weber City, VA 24290

$169,500

3 bd · 2.0 ba · 1,116 sqft · SingleFamily public records · 2 Days on market

Built 1955 7,752 sqft lot

---

Why this score? — see what drove the D- 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).

• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• Cash flow +6.5/30.0
• Schools +5.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.8/10.0
• 1% rule +0.5/10.0

Listing remarks MLS

IT HAS STYLE, IT HAS GRACE, IT'S A WINNER! Come see this 1950s charming, cottage style house located in an excellent location, within one mile of the VA/TN state line. This house is so cozy! With 4 bedrooms, 2 full baths, this super neat house is one to impress. On the main level is a dining area, kitchen, living room, bedroom with adjacent full bath, laundry room in the bathroom, master bedroom with double closets and a full bath with a high ceiling. The second floor has 2 smaller bedrooms and a great place for an office area or storage space. Upstairs has window unit air and baseboard heating. Main level is heat pump. Some great features include hardwood flooring in main areas, a covered walkway with attached workshop or storage building, fenced yard, above ground swimming pool, pet door on the front door and a covered porch. Please call a realtor to schedule your showing. All information contained in this listing is deemed to be reliable, but not guaranteed. A buyer/s will need to verify any and all information contained herein, including, but not limited to square footage, utilities, etc.

Key facts

• Hardwood flooring
• Laundry room
• Workshop area

Tags

• KITCHEN RENOVATED
• HARDWOOD FLOORING
• LAUNDRY ROOM
• LARGE STORAGE BUILDING
• WORKSHOP AREA
• FENCED FRONT YARD

Property features AI

Finance

• Other: Residential zoning (RES); Subdivision: Morningside; Directions available for access
• HOA & community: Landscaping maintained by association

Exterior

• Parking: Driveway (gravel)
• Security: Fire alarm
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; House with two levels
• Construction: Vinyl siding; Block foundation; Asphalt and metal roof
• Exterior features: Covered front and side porches; Front yard fencing; Outbuilding and storage structure; Level to steep slope topography; Lot dimensions approximately 68 x 114

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Total of 6 rooms (includes bedrooms and living spaces)
• Flooring: Hardwood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Baseboard heating; Central air conditioning; Other heating
• Interior features: Laminate countertops; Pantry; Double-pane insulated windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-283 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $119k (29.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $92k (45.4% below list).
• Recommended offer: $92k (45.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#240 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Scott County Public School District (rural): math 66% / reading 73% proficiency, ranked #33 of 131 in VA (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Weber City Elementary (math 77% / reading 77%, grade A, #171 of 1,108 statewide, top 17%, 362 students, 78% FRL); Gate City Middle (math 74% / reading 71%, grade A, #61 of 342 statewide, top 18%, 333 students, 78% FRL); Gate City High (math 77% / reading 82%, grade A-, #63 of 319 statewide, top 22%, 619 students, 77% FRL) — zoned schools average 78% FRL vs 48% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 14 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 22 units permitted in Scott County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k appreciation (4.4% local appreciation)).
• Scott County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 $81k; list at $170k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,500 (45.4% 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. Built in 1955 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.55% ✗
• Cap rate: 4.29%
• Cash-on-cash: -7.16%
• DSCR: 0.68
• GRM: 15.3

CMA / ARV

• ARV (on-the-fly): $100,440
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
244 Chapel St	0.72mi	3/1.5	1,026 (-8%)	2mo	$180,000	$175	49
242 Chapel St. St	0.72mi	3/1.0	1,026 (-8%)	20mo	$92,500	$90	32
220 Chapel St. St	0.71mi	3/1.0	1,026 (-8%)	22mo	$66,500	$65	31

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

Projected returns pro-forma

4.43% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.2%
• Equity multiple: 1.33×
• Total profit: $15,492
• Equity at exit: $90,247

10-year hold

• IRR: 7.8%
• Equity multiple: 2.37×
• Total profit: $65,054
• Equity at exit: $151,152

Cash invested: $47,460 (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 24290

• Home prices YoY: 2.0%
• Active inventory: 14
• Price-to-rent: 15.3×

Monthly cashflow live

• Estimated rent: $925 medium
• Mortgage (P&I): −$889
• Tax from tax record: −$54 /mo · $653/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $-283

Break-even live

Break-even rent $1,283

Max offer price $119,478

Occupancy floor —

Sensitivity live

Price	-10% $-187	-5% $-235	+0% $-283	+5% $-331	+10% $-379
Rent	-10% $-356	-5% $-320	+0% $-283	+5% $-247	+10% $-210
Rate	-1.0pp $-198	-0.5pp $-240	base $-283	+0.5pp $-327	+1.0pp $-372

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: $42,375
• Closing costs: $5,085
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
340 E Carters Valley Rd Unit 1 Kingsport, TN	2.0	1.0	870	$925	$1.06	22d	1	1.35mi

Listing history 3 events

1. 2026-06-21
   days on market $169,500 Active 2 DOM
2. 2026-06-18
   remarks 630-char remark
3. 2026-06-18
   listed $169,500 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: $653 · $54/mo
• Projected year-2 tax: $1,390 · $116/mo
• Expected delta: +$737/yr (+$61/mo · 112.9%)

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

Taxation est. · year 1

• Rental income: $11,100
• − Mortgage interest: −$9,495
• − Property taxes: −$653
• − Insurance: −$848
• − Repairs & maintenance: −$888
• − Management: −$888
• − Depreciation: −$4,931
• Taxable loss: −$6,602
• Est. tax savings @ 24.0%: +$1,584
• After-tax cash flow: $-1,813/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: Scott County Public School District
• NCES district ID: 5103480
• Math proficiency: 66% ▼ -26.00%
• Reading proficiency: 73% ▼ -12.00%
• Median HH income: $36,567
• Composite: 57.65/100
• National rank: #1061
• State rank: #33 of 131 in VA

Livability — Weber City

• Score: 70/100
• State rank: #240
• US rank: #8050

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Weber City, VA
• City population: 2,276
• Population (ZIP): 2,276

Population outlook (Scott County) Hauer SSP2

• Today (2025): 20,405 people
• By 2030: 19,379 · -5.0%
• By 2040: 17,325 · -15.1%
• By 2050: 15,464 · -24.2%
• By 2075: 11,845 · -42.0%
• By 2100: 8,516 · -58.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Pacific Islander 1%
• Common ancestry: Serbian 3% Slovak 1% Romanian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Tagalog/Filipino 1% Other Asian/Pacific 1%

Political lean MEDSL · Scott

• 2024 margin: Solid R (+70.4) · D 14.5% · R 84.9%
• 2008→2024 swing: -27.3pp toward R · 2008: -43.1pp · 2024: -70.4pp
• All cycles: 2024: R+70.4 2020: R+67.8 2016: R+66.3 2012: R+50.6 2008: R+43.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.43%
• Current HPI: 221.6556
• 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

+358.1% since first listed

5 events — show timeline

• 2026-06-18 Listed $169,500 TVRMLS
• 2021-06-25 Sold (Public Records) $81,800 Public Records
• 2021-06-25 Sold (MLS) $81,300 TVRMLS
• 2021-02-27 Listed $86,500 TVRMLS
• 2000-03-10 Sold (Public Records) $37,000 Public Records

Property tax history

+11.2%/yr

Latest (2025): $653 · +0.0% YoY. Source: county tax records.