792 Adria Rd · Tazewell, VA 24630

$57,500

3 bd · 2.0 ba · 1,300 sqft · Manufactured · 68 Days on market

Built 2014 15 ac lot $44/sqft · 47% below area Est $108k · 47% under ↓ 8% since listing

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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 +6.0/10.0
• Appreciation +5.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Property is being sold As-Is. Check out this great fixer on 15 +/- acres in N. Tazewell Va. The home has 3 beds and 2 baths and is just waiting for the new owners to come in and bring it back to life. The property spans approximately 15 +/- acres and has a large creek running through it. The land is partly wooded and partly cleared at this time. The property is just a short drive to Hwy. 19/460 and very near downtown Tazewell and is close to Bluefield Va. This place has lots of potential and could be used as a primary residence or a rental property. Seller will NOT consider any owner financing or rent-to -own on this property. Seller shall make NO improvements to the property. Property is being sold AS-IS. Seller and Sellers Agent make NO guarantees. All information taken from third party sources and is deemed reliable but is NOT guaranteed. Subject to E & O. Buyer and or Buyers agent to verify everything written herein.

Key facts

• Partly cleared
• Large creek
• 15 acres

Tags

• 15 ACRES
• LARGE CREEK
• PARTLY WOODED
• PARTLY CLEARED
• SHORT DRIVE TO HWY 19 460
• NEAR DOWNTOWN TAZEWELL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $58k.

Deal economics

• At list price, monthly cash flow is $485 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Recommended offer: $54k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.4% vs local median 4.7% in Tazewell — 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 60/100 on livability (#458 in VA) — a middle-class / working-renter tenant base. Strengths: schools A+, cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Tazewell County Public School District (town): math 67% / reading 78% proficiency, ranked #21 of 131 in VA (top 16%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 29 active listings in the ZIP; 4 units permitted in Tazewell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $926 of equity ($398 loan paydown + $528 appreciation (0.9% local appreciation)).
• Tazewell County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.9% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($54k) is reasonable based on typical stale-listing flexibility.

Recommended offer $54,050 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.83% ✓
• Cap rate: 16.42%
• Cash-on-cash: 36.18%
• DSCR: 2.61
• GRM: 4.6

CMA / ARV

• ARV (median comp): $108,320
• List price: $57,500
• Delta: -46.92%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Projected returns pro-forma

0.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.5%
• Equity multiple: 2.97×
• Total profit: $31,745
• Equity at exit: $19,386

10-year hold

• IRR: 40.6%
• Equity multiple: 5.84×
• Total profit: $77,900
• Equity at exit: $25,576

Cash invested: $16,100 (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 24630

• Home prices YoY: 0.6%
• Active inventory: 29
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,050 medium
• Mortgage (P&I): −$302
• Tax from tax record: −$18 /mo · $220/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $485

Break-even live

Break-even rent $435

Max offer price $57,500

Occupancy floor 49%

Sensitivity live

Price	-10% $518	-5% $502	+0% $485	+5% $469	+10% $453
Rent	-10% $402	-5% $444	+0% $485	+5% $527	+10% $568
Rate	-1.0pp $514	-0.5pp $500	base $485	+0.5pp $471	+1.0pp $455

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: $14,375
• Closing costs: $1,725
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $57,500 Active 68 DOM
2. 2026-06-18
   days on market $57,500 Active 67 DOM
3. 2026-06-17
   days on market $57,500 Active 66 DOM
4. 2026-06-16
   days on market $57,500 Active 65 DOM
5. 2026-06-16
   price $57,500 Active 64 DOM
6. 2026-06-15
   days on market $59,900 Active 64 DOM
7. 2026-06-14
   days on market $59,900 Active 62 DOM
8. 2026-06-12
   days on market $59,900 Active 61 DOM
9. 2026-06-09
   days on market $59,900 Active 58 DOM
10. 2026-06-08
    days on market $59,900 Active 57 DOM
11. 2026-06-07
    days on market $59,900 Active 56 DOM
12. 2026-06-03
    days on market $59,900 Active 52 DOM
13. 2026-06-02
    days on market $59,900 Active 51 DOM
14. 2026-06-01
    days on market $59,900 Active 50 DOM
15. 2026-05-31
    days on market $59,900 Active 49 DOM
16. 2026-05-30
    days on market $59,900 Active 48 DOM
17. 2026-05-09
    status Pending 940-char remark

    Show marketing remark (940 chars)

    Property is being sold As-Is. Check out this great fixer on 15 +/- acres in N. Tazewell Va. The home has 3 beds and 2 baths and is just waiting for the new owners to come in and bring it back to life. The property spans approximately 15 +/- acres and has a large creek running through it. The land is partly wooded and partly cleared at this time. The property is just a short drive to Hwy. 19/460 and very near downtown Tazewell and is close to Bluefield Va. This place has lots of potential and could be used as a primary residence or a rental property. Seller will NOT consider any owner financing or rent-to -own on this property. Seller shall make NO improvements to the property. Property is being sold AS-IS. Seller and Sellers Agent make NO guarantees. All information taken from third party sources and is deemed reliable but is NOT guaranteed. Subject to E & O. Buyer and or Buyers agent to verify everything written herein.

18. 2026-04-21
    price $59,900 940-char remark

    Show marketing remark (940 chars)

    Property is being sold As-Is. Check out this great fixer on 15 +/- acres in N. Tazewell Va. The home has 3 beds and 2 baths and is just waiting for the new owners to come in and bring it back to life. The property spans approximately 15 +/- acres and has a large creek running through it. The land is partly wooded and partly cleared at this time. The property is just a short drive to Hwy. 19/460 and very near downtown Tazewell and is close to Bluefield Va. This place has lots of potential and could be used as a primary residence or a rental property. Seller will NOT consider any owner financing or rent-to -own on this property. Seller shall make NO improvements to the property. Property is being sold AS-IS. Seller and Sellers Agent make NO guarantees. All information taken from third party sources and is deemed reliable but is NOT guaranteed. Subject to E & O. Buyer and or Buyers agent to verify everything written herein.

19. 2026-03-30
    listed $65,000 Active 940-char remark

    Show marketing remark (940 chars)

    Property is being sold As-Is. Check out this great fixer on 15 +/- acres in N. Tazewell Va. The home has 3 beds and 2 baths and is just waiting for the new owners to come in and bring it back to life. The property spans approximately 15 +/- acres and has a large creek running through it. The land is partly wooded and partly cleared at this time. The property is just a short drive to Hwy. 19/460 and very near downtown Tazewell and is close to Bluefield Va. This place has lots of potential and could be used as a primary residence or a rental property. Seller will NOT consider any owner financing or rent-to -own on this property. Seller shall make NO improvements to the property. Property is being sold AS-IS. Seller and Sellers Agent make NO guarantees. All information taken from third party sources and is deemed reliable but is NOT guaranteed. Subject to E & O. Buyer and or Buyers agent to verify everything written herein.

ⓘ 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: $220 · $18/mo
• Projected year-2 tax: $472 · $39/mo
• Expected delta: +$251/yr (+$21/mo · 113.9%)

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

Taxation est. · year 1

• Rental income: $12,596
• − Mortgage interest: −$3,221
• − Property taxes: −$220
• − Insurance: −$288
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$1,673
• Taxable income: $5,179
• Est. tax owed @ 24.0%: −$1,243
• After-tax cash flow: $4,582/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: Tazewell County Public School District
• NCES district ID: 5103810
• Math proficiency: 67% ▼ -23.00%
• Reading proficiency: 78% ▼ -6.00%
• Median HH income: $37,003
• Composite: 60.16/100
• National rank: #865
• State rank: #21 of 131 in VA

Livability — Tazewell

• Score: 60/100
• State rank: #458
• US rank: #19535

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,920

Population outlook (Tazewell County) Hauer SSP2

• Today (2025): 38,275 people
• By 2030: 35,719 · -6.7%
• By 2040: 30,875 · -19.3%
• By 2050: 26,798 · -30.0%
• By 2075: 19,286 · -49.6%
• By 2100: 13,631 · -64.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 5% Black 4% Asian 1%
• Common ancestry: Serbian 1% Subsaharan African 1% Lithuanian 1%
• Foreign-born: 1%

Political lean MEDSL · Tazewell

• 2024 margin: Solid R (+68.9) · D 15.3% · R 84.2%
• 2008→2024 swing: -36.0pp toward R · 2008: -32.9pp · 2024: -68.9pp
• All cycles: 2024: R+68.9 2020: R+67.2 2016: R+66.3 2012: R+57.5 2008: R+32.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.92%
• Current HPI: 151.7146
• 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

-7.8% since first listed

3 events — show timeline

• 2026-05-09 Pending — TVRMLS
• 2026-04-21 Price Changed $59,900 TVRMLS
• 2026-03-30 Listed $65,000 TVRMLS

Property tax history

+9.5%/yr

Latest (2025): $220 · +0.0% YoY. Source: county tax records.