425 S 14th St · Wytheville, VA 24382

$115,000

3 bd · 1.0 ba · 1,225 sqft · SingleFamily · 1 Days on market

Built 1925 Fair condition 10,454 sqft lot Est $213k · 46% under

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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 +29.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Schools +6.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready with incredible potential! This Charming 3 Bedroom 1 Bath Home sits on a spacious corner lot in the heart of Wytheville and is perfect for first time home buyers, investors and anyone looking to build equity. Enjoy relaxing on the covered front porch and convenience of being close to shopping, schools, restaurants, and I-81. The Home is Clean and ready for the next owner, with plenty of opportunity to update and make it your own over time. With solid bones, a functional layout, and room to add value through future improvements, this property is full of possibilities.

Key facts

• Covered front porch
• Close to schools
• Close to restaurants

Tags

• CORNER LOT
• COVERED FRONT PORCH
• CLOSE TO SHOPPING
• CLOSE TO SCHOOLS
• CLOSE TO RESTAURANTS
• CLOSE TO I-81

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; Residential property
• Construction: Vinyl siding
• Exterior features: Deck; Porch

Interior

• Kitchen: Electric range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating
• Interior features: Electric water heater; Garden (exterior-facing feature included here per listing context)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Cap rate 10.4% vs local median 4.3% in Wytheville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 76/100 on livability (#116 in VA, #3,571 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime B+; Watch: employment D, amenities F, commute F.
• Wythe County Public School District (rural): math 67% / reading 77% proficiency, ranked #20 of 131 in VA (top 15%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Spiller Elementary (math 62% / reading 73%, grade B+, #372 of 1,108 statewide, top 34%, 624 students, 73% FRL); Scott Memorial Middle (math 73% / reading 79%, grade A, #42 of 342 statewide, top 13%, 318 students, 73% FRL); George Wythe High (math 72% / reading 82%, grade A-, #90 of 319 statewide, top 30%, 462 students, 73% FRL) — zoned schools average 73% FRL vs 41% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 155 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 63 units permitted in Wythe County in 2024 (12 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Wythe County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,000

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 1925 — 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: 1.31% ✓
• Cap rate: 10.44%
• Cash-on-cash: 14.82%
• DSCR: 1.66
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $213,150
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
990 W Jefferson St	0.18mi	3/1.0	1,306 (+7%)	5mo	$134,000	$103	76
835 W Madison St	0.30mi	2/1.0 (-1)	1,184 (-3%)	4mo	$42,000	$35	72
805 W Madison St	0.31mi	2/1.0 (-1)	1,182 (-4%)	6mo	$60,000	$51	70
625 S 8th St	0.28mi	3/2.0	1,138 (-7%)	13mo	$185,000	$163	60
210 Spring Meadow Dr	0.33mi	3/2.0	1,405 (+15%)	7mo	$300,000	$214	50
220 Spring Meadow Dr	0.30mi	3/2.0	1,370 (+12%)	16mo	$306,000	$223	49
650 S 8th St	0.32mi	3/1.0	1,372 (+12%)	20mo	$140,500	$102	49
220 Spring Meadow Dr	0.33mi	3/2.0	1,370 (+12%)	16mo	$306,000	$223	48
260 N 26th St	0.59mi	3/1.0	1,050 (-14%)	5mo	$210,000	$200	45
460 N 6th Street St	0.56mi	2/1.0 (-1)	1,112 (-9%)	20mo	$194,000	$174	37
885 S 4th St	0.51mi	2/2.0 (-1)	1,100 (-10%)	19mo	$205,000	$186	34
255 E Jefferson St	0.64mi	4/2.0 (+1)	1,380 (+13%)	22mo	$175,000	$127	22

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

Projected returns pro-forma

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

5-year hold

• IRR: 5.4%
• Equity multiple: 1.21×
• Total profit: $6,723
• Equity at exit: $17,147

10-year hold

• IRR: 14.8%
• Equity multiple: 2.20×
• Total profit: $38,569
• Equity at exit: $9,943

Cash invested: $32,200 (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 24382

• Home prices YoY: -25.7%
• Active inventory: 155
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,510 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $398

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 69%

Sensitivity live

Price	-10% $477	-5% $438	+0% $398	+5% $358	+10% $318
Rent	-10% $279	-5% $338	+0% $398	+5% $457	+10% $517
Rate	-1.0pp $456	-0.5pp $427	base $398	+0.5pp $368	+1.0pp $338

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 W Marshall St Unit 2 Wytheville, VA	2.0	1.0	900	$1,250	$1.39	44d	1	0.60mi
765 N 8th St Wytheville, VA	4.0	1.0	1300	$2,000	$1.54	44d	1	0.75mi
150 Birch Dr Wytheville, VA	1.0–2.0	1.0–2.0	825	$950	$1.15	44d	1	1.25mi

Listing history 2 events

1. 2026-06-18
   remarks 581-char remark
2. 2026-06-18
   listed $115,000 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $18,114
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,449
• − Management: −$1,449
• − Depreciation: −$3,345
• Taxable income: $3,129
• Est. tax owed @ 24.0%: −$751
• After-tax cash flow: $4,022/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

Fair 45/100 Moderate rehab

This move-in ready home has potential for significant value increase through moderate renovations, particularly in the kitchen and bathroom.

Repairs flagged

• Major kitchen cabinets — severely worn and outdated
• Major kitchen countertops — worn and in need of replacement
• Major bathroom fixtures — dated and in need of replacement
• Moderate exterior siding — weathered and in need of repainting

Value-add opportunities

• Resale update kitchen cabinets and countertops — modernizing the kitchen will attract more buyers
• Resale update bathroom fixtures — modernizing the bathroom will attract more buyers
• Both paint interior walls — improves the home's appearance and can be done inexpensively
• Resale repair/replace exterior siding — a fresh coat of paint and new siding will improve the home's curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely worn and outdated	Major	$15,000–50,000
kitchen countertops · worn and in need of replacement	Major	$15,000–50,000
bathroom fixtures · dated and in need of replacement	Major	$15,000–50,000
exterior siding · weathered and in need of repainting	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$48,000–165,000

Value-add ROI direction

• Resale update kitchen cabinets and countertops — modernizing the kitchen will attract more buyers ↑
• Resale update bathroom fixtures — modernizing the bathroom will attract more buyers ↑
• Both paint interior walls — improves the home's appearance and can be done inexpensively ↑
• Resale repair/replace exterior siding — a fresh coat of paint and new siding will improve the home's curb appeal ↑

ⓘ 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: Wythe County Public School District
• NCES district ID: 5104110
• Math proficiency: 67% ▼ -23.00%
• Reading proficiency: 77% ▼ -9.00%
• Median HH income: $41,665
• Composite: 60.19/100
• National rank: #863
• State rank: #20 of 131 in VA

Livability — Wytheville

• Score: 76/100
• State rank: #116
• US rank: #3571

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wytheville, VA
• City population: 14,751
• Population (ZIP): 14,751

Population outlook (Wythe County) Hauer SSP2

• Today (2025): 29,176 people
• By 2030: 28,993 · -0.6%
• By 2040: 28,273 · -3.1%
• By 2050: 27,055 · -7.3%
• By 2075: 23,668 · -18.9%
• By 2100: 18,904 · -35.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Black 4% Two or more races 2% Hispanic / Latino 2% Asian 1%
• Common ancestry: Serbian 2% Slovak 1% Italian 1%
• Foreign-born: 2%
• Languages at home: 98% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Wythe

• 2024 margin: Solid R (+59.5) · D 19.9% · R 79.5%
• 2008→2024 swing: -26.7pp toward R · 2008: -32.8pp · 2024: -59.5pp
• All cycles: 2024: R+59.5 2020: R+57.0 2016: R+54.9 2012: R+36.8 2008: R+32.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.18%
• Current HPI: 191.6387
• 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

2 events — show timeline

• 2026-06-18 Listed $115,000 NRVMLS
• 2026-06-17 Listed $115,000 SWVAR