910 W Main St · Saltville, VA 24370

$32,000

3 bd · 1.0 ba · 1,479 sqft · SingleFamily public records · 50 Days on market

Built 1905 0.31 ac lot $22/sqft · 49% below area Est $63k · 49% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +6.2/10.0
• Appreciation +5.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming 1905 Fixer Upper with Bonus Cottage on 0.31 Acre Lot! Unlock the potential of this classic 1905 residence offering 3 bedrooms and 1 full bath on a spacious 0.31 acre lot with public water and sewer. With its vintage character and solid bones, this home is the perfect canvas for your renovation vision. Whether you're looking to restore its original charm or reimagine it with modern updates, the possibilities are endless. Also included is a second structure—a once-functional 1-bedroom, 1-bath cottage with a living room and kitchen. Though in need of full renovation, this additional dwelling presents an excellent opportunity for a guest house, rental income, or extended family living. Both structures are being sold AS-IS, making this an ideal project for investors, renovators, or anyone seeking a property with historic charm and future potential. Don't miss your chance to bring this unique property back to life! Owner Financing available with $5,000 down payment. Additional terms will be required. Please call for details.

Key facts

• 0.31 acre lot
• Public sewer
• Guest house

Tags

• 0.31 ACRE LOT
• PUBLIC WATER
• PUBLIC SEWER
• FULL RENOVATION
• GUEST HOUSE
• RENTAL INCOME

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; Two stories; Residential property
• Construction: Wood siding construction
• Exterior features: Shingle roof; Level lot; R1 zoning

Interior

• Flooring: Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Ceiling fan(s); Has cooling
• Interior features: Wood flooring; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $32k.

Deal economics

• At list price, monthly cash flow is $732 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $32k).
• Recommended offer: $31k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#206 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.
• Washington County Public School District (rural): math 68% / reading 79% proficiency, ranked #15 of 131 in VA (top 12%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Meadowview Elementary (math 63% / reading 74%, grade B+, #357 of 1,108 statewide, top 33%, 551 students, 89% FRL); Glade Spring Middle (math 70% / reading 74%, grade A, #65 of 342 statewide, top 21%, 254 students, 80% FRL); Patrick Henry High (math 62% / reading 82%, grade B+, #134 of 319 statewide, top 45%, 366 students, 66% FRL) — zoned schools average 78% FRL vs 42% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 32 active listings in the ZIP; 99 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $315 of equity ($221 loan paydown + $94 appreciation (0.3% local appreciation)).
• Washington County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.3% appreciation + 3.0% rent growth), your $9k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $31,040 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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 1905 — 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: 3.66% ✓
• Cap rate: 33.76%
• Cash-on-cash: 98.09%
• DSCR: 5.36
• GRM: 2.3

CMA / ARV

• ARV (median comp): $62,866
• List price: $32,000
• Delta: -49.10%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
912 Main St	0.01mi	3/1.0	1,326 (-10%)	8mo	$15,800	$12	76

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

Projected returns pro-forma

0.29% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.15×
• Total profit: $46,156
• Equity at exit: $9,762

10-year hold

• IRR: —
• Equity multiple: 12.72×
• Total profit: $104,968
• Equity at exit: $12,117

Cash invested: $8,960 (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 24370

• Home prices YoY: 0.1%
• Active inventory: 32
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,173 medium
• Mortgage (P&I): −$168
• Tax from tax record: −$13 /mo · $155/yr
• Insurance: −$13
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $732

Break-even live

Break-even rent $246

Max offer price $32,000

Occupancy floor 33%

Sensitivity live

Price	-10% $751	-5% $741	+0% $732	+5% $723	+10% $714
Rent	-10% $640	-5% $686	+0% $732	+5% $779	+10% $825
Rate	-1.0pp $749	-0.5pp $741	base $732	+0.5pp $724	+1.0pp $716

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: $8,000
• Closing costs: $960
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $32,000 Active 50 DOM
2. 2026-06-18
   days on market $32,000 Active 49 DOM
3. 2026-06-17
   days on market $32,000 Active 48 DOM
4. 2026-06-16
   days on market $32,000 Active 47 DOM
5. 2026-06-15
   days on market $32,000 Active 46 DOM
6. 2026-06-14
   days on market $32,000 Active 44 DOM
7. 2026-06-13
   days on market $32,000 Active 43 DOM
8. 2026-06-10
   days on market $32,000 Active 41 DOM
9. 2026-06-09
   days on market $32,000 Active 40 DOM
10. 2026-06-08
    days on market $32,000 Active 39 DOM
11. 2026-06-07
    days on market $32,000 Active 38 DOM
12. 2026-06-02
    days on market $32,000 Active 33 DOM
13. 2026-06-01
    days on market $32,000 Active 32 DOM
14. 2026-05-31
    days on market $32,000 Active 31 DOM
15. 2026-05-30
    days on market $32,000 Active 30 DOM
16. 2026-01-16
    soldstatus $29,900
17. 2026-01-15
    soldstatus $29,900 Closed 1049-char remark

    Show marketing remark (1049 chars)

    Charming 1905 Fixer Upper with Bonus Cottage on 0.31 Acre Lot! Unlock the potential of this classic 1905 residence offering 3 bedrooms and 1 full bath on a spacious 0.31 acre lot with public water and sewer. With its vintage character and solid bones, this home is the perfect canvas for your renovation vision. Whether you're looking to restore its original charm or reimagine it with modern updates, the possibilities are endless. Also included is a second structure—a once-functional 1-bedroom, 1-bath cottage with a living room and kitchen. Though in need of full renovation, this additional dwelling presents an excellent opportunity for a guest house, rental income, or extended family living. Both structures are being sold AS-IS, making this an ideal project for investors, renovators, or anyone seeking a property with historic charm and future potential. Don't miss your chance to bring this unique property back to life! Owner Financing available with $5,000 down payment. Additional terms will be required. Please call for details.

18. 2026-01-10
    listed $32,000 Active 1046-char remark
19. 2024-09-13
    soldstatus $17,000 Closed

    Show marketing remark (349 chars)

    Check out this blank slate FIXER UPPER! Priced to sell immediately! Use your imagination on this 3 bed/1 bath 1905 residence! There is also a building on the property that was once a 1-bed/1-bath cottage with a living room and kitchen. This dwelling also needs renovation. This property sits on 0.31 acre lot. There is public water and public sewer.

20. 2024-08-08
    status Pending

    Show marketing remark (349 chars)

    Check out this blank slate FIXER UPPER! Priced to sell immediately! Use your imagination on this 3 bed/1 bath 1905 residence! There is also a building on the property that was once a 1-bed/1-bath cottage with a living room and kitchen. This dwelling also needs renovation. This property sits on 0.31 acre lot. There is public water and public sewer.

21. 2024-08-05
    listed $29,900 Active 1049-char remark

    Show marketing remark (1049 chars)

    Charming 1905 Fixer Upper with Bonus Cottage on 0.31 Acre Lot! Unlock the potential of this classic 1905 residence offering 3 bedrooms and 1 full bath on a spacious 0.31 acre lot with public water and sewer. With its vintage character and solid bones, this home is the perfect canvas for your renovation vision. Whether you're looking to restore its original charm or reimagine it with modern updates, the possibilities are endless. Also included is a second structure—a once-functional 1-bedroom, 1-bath cottage with a living room and kitchen. Though in need of full renovation, this additional dwelling presents an excellent opportunity for a guest house, rental income, or extended family living. Both structures are being sold AS-IS, making this an ideal project for investors, renovators, or anyone seeking a property with historic charm and future potential. Don't miss your chance to bring this unique property back to life! Owner Financing available with $5,000 down payment. Additional terms will be required. Please call for details.

22. 2024-06-09
    price $19,900

    Show marketing remark (349 chars)

    Check out this blank slate FIXER UPPER! Priced to sell immediately! Use your imagination on this 3 bed/1 bath 1905 residence! There is also a building on the property that was once a 1-bed/1-bath cottage with a living room and kitchen. This dwelling also needs renovation. This property sits on 0.31 acre lot. There is public water and public sewer.

23. 2024-05-16
    price $27,500

    Show marketing remark (349 chars)

    Check out this blank slate FIXER UPPER! Priced to sell immediately! Use your imagination on this 3 bed/1 bath 1905 residence! There is also a building on the property that was once a 1-bed/1-bath cottage with a living room and kitchen. This dwelling also needs renovation. This property sits on 0.31 acre lot. There is public water and public sewer.

24. 2024-03-04
    listed $29,900 Active

    Show marketing remark (349 chars)

    Check out this blank slate FIXER UPPER! Priced to sell immediately! Use your imagination on this 3 bed/1 bath 1905 residence! There is also a building on the property that was once a 1-bed/1-bath cottage with a living room and kitchen. This dwelling also needs renovation. This property sits on 0.31 acre lot. There is public water and public sewer.

ⓘ 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: $155 · $13/mo
• Projected year-2 tax: $262 · $22/mo
• Expected delta: +$108/yr (+$9/mo · 69.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥95°F today · 23 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: $14,073
• − Mortgage interest: −$1,792
• − Property taxes: −$155
• − Insurance: −$160
• − Repairs & maintenance: −$1,126
• − Management: −$1,126
• − Depreciation: −$931
• Taxable income: $8,783
• Est. tax owed @ 24.0%: −$2,108
• After-tax cash flow: $6,681/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: Washington County Public School District
• NCES district ID: 5103900
• Math proficiency: 68% ▼ -23.00%
• Reading proficiency: 79% ▼ -7.00%
• Median HH income: $42,412
• Composite: 61.5/100
• National rank: #754
• State rank: #15 of 131 in VA

Livability — Saltville

• Score: 72/100
• State rank: #206
• US rank: #6370

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Saltville, VA
• Population (ZIP): 5,740

Population outlook (Washington County) Hauer SSP2

• Today (2025): 53,266 people
• By 2030: 52,284 · -1.8%
• By 2040: 49,415 · -7.2%
• By 2050: 45,683 · -14.2%
• By 2075: 37,258 · -30.1%
• By 2100: 27,983 · -47.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Hispanic / Latino 2%
• Common ancestry: Serbian 2% Slovak 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+53.3) · D 23.0% · R 76.3%
• 2008→2024 swing: -20.6pp toward R · 2008: -32.7pp · 2024: -53.3pp
• All cycles: 2024: R+53.3 2020: R+52.5 2016: R+53.5 2012: R+43.2 2008: R+32.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.29%
• Current HPI: 218.7537
• 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

9 events — show timeline

• 2026-01-16 Sold (Public Records) $29,900 Public Records
• 2026-01-15 Sold (MLS) $29,900 SWVAR
• 2026-01-10 Listed $32,000 SWVAR
• 2024-09-13 Sold (MLS) $17,000 SWVAR
• 2024-08-08 Pending — SWVAR
• 2024-08-05 Listed $29,900 SWVAR
• 2024-06-09 Price Changed $19,900 SWVAR
• 2024-05-16 Price Changed $27,500 SWVAR
• 2024-03-04 Listed $29,900 SWVAR

Property tax history

-1.8%/yr

Latest (2026): $155 · +0.0% YoY. Source: county tax records.