6458 Piney Woods Rd · Snowville, VA 24149

$452,500

4 bd · 2.0 ba · 3,240 sqft · SingleFamily public records · 91 Days on market

Built 1940 1.16 ac lot $140/sqft · 13% below area Est $541k · 16% under

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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 +14.9/15.0
• Appreciation +10.0/10.0
• Schools +5.4/10.0
• Cash flow +3.7/30.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

A truly unique Riner property offering character, space, and stunning mountain views. Originally constructed as a barn and thoughtfully converted into a spacious residence, this distinctive home offers over 3,200 sq ft of living space with 4 bedrooms and 3 updated full baths. A primary bedroom on both levels. New flooring through most of the home. The property sits on over 1 acre, providing privacy and beautiful surroundings in the highly desirable Riner community and Auburn School District. Outdoor living is a highlight with a large patio area, deck, and balcony perfectly positioned to take in the scenic views. Additional features include a detached storage building, attached storage area, double carport, and a whole-home generator for added peace of mind. A rare opportunity to own a one-of-a-kind home with space, character, and a peaceful country setting while still being convenient to Blacksburg, Christiansburg, Radford, Floyd and area amenities.

Key facts

• Large patio area
• Converted barn
• Whole-home generator

Tags

• MOUNTAIN VIEWS
• CONVERTED BARN
• LARGE PATIO AREA
• DETACHED STORAGE BUILDING
• WHOLE-HOME GENERATOR
• PEACEFUL COUNTRY SETTING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $452k.

Deal economics

• At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (52.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (60.5% below list).
• Recommended offer: $179k (60.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#507 in VA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing B; Watch: amenities F, commute F, employment F.
• Montgomery County Public School District (urban): math 57% / reading 70% proficiency, ranked #47 of 131 in VA (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 34 active listings in the ZIP; 323 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $48k of equity ($3k loan paydown + $45k appreciation (10.0% local appreciation)).
• Montgomery County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$78k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($412k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $180k; list at $452k implies a 151% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $178,960 (60.5% 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. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 60% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.40% ✗
• Cap rate: 2.76%
• Cash-on-cash: -12.61%
• DSCR: 0.44
• GRM: 21.1

CMA / ARV

• ARV (median comp): $541,083
• List price: $452,500
• Delta: -16.37%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6266 Piney Woods Rd	0.47mi	3/3.0 (-1)	3,196 (-1%)	7mo	$476,000	$149	61

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.5%
• Equity multiple: 2.27×
• Total profit: $161,423
• Equity at exit: $407,648

10-year hold

• IRR: 15.0%
• Equity multiple: 5.28×
• Total profit: $541,648
• Equity at exit: $879,108

Cash invested: $126,700 (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 24149

• Home prices YoY: 7.7%
• Active inventory: 34
• Price-to-rent: 21.1×

Monthly cashflow live

• Estimated rent: $1,790 medium
• Mortgage (P&I): −$2,373
• Tax from tax record: −$184 /mo · $2,207/yr
• Insurance: −$189
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $-1,332

Break-even live

Break-even rent $3,475

Max offer price $217,261

Occupancy floor —

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: $113,125
• Closing costs: $13,575
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $452,500 Active 91 DOM
2. 2026-06-18
   days on market $452,500 Active 90 DOM
3. 2026-06-17
   days on market $452,500 Active 89 DOM
4. 2026-06-16
   days on market $452,500 Active 88 DOM
5. 2026-06-15
   days on market $452,500 Active 87 DOM
6. 2026-06-14
   days on market $452,500 Active 85 DOM
7. 2026-06-13
   pricedays on market $452,500 Active 84 DOM
8. 2026-06-10
   days on market $462,500 Active 82 DOM
9. 2026-06-09
   days on market $462,500 Active 81 DOM
10. 2026-06-08
    days on market $462,500 Active 80 DOM
11. 2026-06-07
    days on market $462,500 Active 79 DOM
12. 2026-06-05
    days on market $462,500 Active 76 DOM
13. 2026-06-03
    days on market $462,500 Active 75 DOM
14. 2026-06-02
    days on market $462,500 Active 74 DOM
15. 2026-06-01
    days on market $462,500 Active 73 DOM
16. 2026-05-31
    days on market $462,500 Active 72 DOM
17. 2026-05-30
    days on market $462,500 Active 71 DOM
18. 2026-04-15
    price $472,500 963-char remark

    Show marketing remark (963 chars)

    A truly unique Riner property offering character, space, and stunning mountain views. Originally constructed as a barn and thoughtfully converted into a spacious residence, this distinctive home offers over 3,200 sq ft of living space with 4 bedrooms and 3 updated full baths. A primary bedroom on both levels. New flooring through most of the home. The property sits on over 1 acre, providing privacy and beautiful surroundings in the highly desirable Riner community and Auburn School District. Outdoor living is a highlight with a large patio area, deck, and balcony perfectly positioned to take in the scenic views. Additional features include a detached storage building, attached storage area, double carport, and a whole-home generator for added peace of mind. A rare opportunity to own a one-of-a-kind home with space, character, and a peaceful country setting while still being convenient to Blacksburg, Christiansburg, Radford, Floyd and area amenities.

19. 2026-03-19
    listed $487,500 Active 963-char remark

    Show marketing remark (963 chars)

    A truly unique Riner property offering character, space, and stunning mountain views. Originally constructed as a barn and thoughtfully converted into a spacious residence, this distinctive home offers over 3,200 sq ft of living space with 4 bedrooms and 3 updated full baths. A primary bedroom on both levels. New flooring through most of the home. The property sits on over 1 acre, providing privacy and beautiful surroundings in the highly desirable Riner community and Auburn School District. Outdoor living is a highlight with a large patio area, deck, and balcony perfectly positioned to take in the scenic views. Additional features include a detached storage building, attached storage area, double carport, and a whole-home generator for added peace of mind. A rare opportunity to own a one-of-a-kind home with space, character, and a peaceful country setting while still being convenient to Blacksburg, Christiansburg, Radford, Floyd and area amenities.

20. 2026-03-12
    listed $487,500 Active 963-char remark

    Show marketing remark (963 chars)

    A truly unique Riner property offering character, space, and stunning mountain views. Originally constructed as a barn and thoughtfully converted into a spacious residence, this distinctive home offers over 3,200 sq ft of living space with 4 bedrooms and 3 updated full baths. A primary bedroom on both levels. New flooring through most of the home. The property sits on over 1 acre, providing privacy and beautiful surroundings in the highly desirable Riner community and Auburn School District. Outdoor living is a highlight with a large patio area, deck, and balcony perfectly positioned to take in the scenic views. Additional features include a detached storage building, attached storage area, double carport, and a whole-home generator for added peace of mind. A rare opportunity to own a one-of-a-kind home with space, character, and a peaceful country setting while still being convenient to Blacksburg, Christiansburg, Radford, Floyd and area amenities.

21. 2006-10-16
    soldstatus $180,000
22. 2004-05-26
    soldstatus $165,000
23. 2004-05-26
    soldstatus $165,000
24. 2003-08-29
    soldstatus $121,000
25. 2003-08-29
    soldstatus $121,000

ⓘ 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: $2,207 · $184/mo
• Projected year-2 tax: $3,711 · $309/mo
• Expected delta: +$1,503/yr (+$125/mo · 68.1%)

ⓘ 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 7 d/yr ≥95°F today · 20 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: $21,475
• − Mortgage interest: −$25,347
• − Property taxes: −$2,207
• − Insurance: −$2,262
• − Repairs & maintenance: −$1,718
• − Management: −$1,718
• − Depreciation: −$13,164
• Taxable loss: −$24,941
• Est. tax savings @ 24.0%: +$5,986
• After-tax cash flow: $-9,994/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: Montgomery County Public School District
• NCES district ID: 5102520
• Math proficiency: 57% ▼ -29.00%
• Reading proficiency: 70% ▼ -11.00%
• Median HH income: $46,618
• Composite: 53.6/100
• National rank: #1440
• State rank: #47 of 131 in VA

Livability — Snowville

• Score: 56/100
• State rank: #507
• US rank: #22589

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,935

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 105,748 people
• By 2030: 110,301 · +4.3%
• By 2040: 115,652 · +9.4%
• By 2050: 119,651 · +13.1%
• By 2075: 126,005 · +19.2%
• By 2100: 129,771 · +22.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Serbian 4% Romanian 1% Slovak 1%
• Foreign-born: 0%

Political lean MEDSL · Montgomery

• 2024 margin: Toss-up / Even · D 50.9% · R 47.4% · Other 1.7%
• 2008→2024 swing: -1.4pp toward R · 2008: 4.9pp · 2024: 3.5pp
• All cycles: 2024: D+3.5 2020: D+5.8 2016: D+1.3 2012: R+0.2 2008: D+4.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 21.40%
• Current HPI: 299.9381
• 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

+290.5% since first listed

8 events — show timeline

• 2026-04-15 Price Changed $472,500 NRVMLS
• 2026-03-19 Listed $487,500 MLSRV
• 2026-03-12 Listed $487,500 NRVMLS
• 2006-10-16 Sold (Public Records) $180,000 Public Records
• 2004-05-26 Sold (Public Records) $165,000 Public Records
• 2004-05-26 Sold (Public Records) $165,000 Public Records
• 2003-08-29 Sold (Public Records) $121,000 Public Records
• 2003-08-29 Sold (Public Records) $121,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $2,207 · +1.3% YoY. Source: county tax records.