2231 Foxfire Rd · Vansant, VA 24656

$20,000

2 bd · 1.0 ba · 1,332 sqft · Other public records · 1 Days on market

Built 1975

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.8/10.0
• Appreciation +4.2/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Discover the beauty and potential of this stunning 13.97-acre property nestled in the peaceful Virginia countryside. With convenient paved road access, this expansive parcel offers both privacy and accessibility & acirc; & euro; & rdquo; perfect for your dream home, investment, or retreat. The property is already equipped with essential utilities, including a well, septic system, and water pump, providing a strong foundation for future development. An old existing home is on site, offering the opportunity to renovate and restore its charm or start fresh and build new to suit your vision. Whether you & acirc; & euro; & trade; re looking for a quiet escape, a homestead

Key facts

• Water pump
• Well
• Paved road access

Tags

• 13.97-ACRE PROPERTY
• PAVED ROAD ACCESS
• ESSENTIAL UTILITIES
• WELL
• SEPTIC SYSTEM
• WATER PUMP

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $20k.

Deal economics

• At list price, monthly cash flow is $763 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).

Location & tenants

• Location reads 54/100 on livability (#523 in VA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Buchanan County Public School District (rural): math 52% / reading 65% proficiency, ranked #76 of 131 in VA (top 58%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 8 active listings in the ZIP; 12 units permitted in Buchanan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.5%/yr); year-one equity from $138 of loan paydown is wiped out by about $306 of value loss. Plan a longer hold.
• Buchanan County population projected at -32% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.5% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $20,000

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
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: 5.57% ✓
• Cap rate: 52.08%
• Cash-on-cash: 163.53%
• DSCR: 8.28
• GRM: 1.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.53% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 9.33×
• Total profit: $46,629
• Equity at exit: $4,323

10-year hold

• IRR: —
• Equity multiple: 19.64×
• Total profit: $104,360
• Equity at exit: $4,123

Cash invested: $5,600 (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 24656

• Home prices YoY: -1.4%
• Active inventory: 8
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,114 medium
• Mortgage (P&I): −$105
• Tax from tax record: −$4 /mo · $49/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $763

Break-even live

Break-even rent $148

Max offer price $20,000

Occupancy floor 27%

Sensitivity live

Price	-10% $774	-5% $769	+0% $763	+5% $757	+10% $752
Rent	-10% $675	-5% $719	+0% $763	+5% $807	+10% $851
Rate	-1.0pp $773	-0.5pp $768	base $763	+0.5pp $758	+1.0pp $753

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Tax reassessment forecast VA · Resets to sale price

• Current annual tax: $49 · $4/mo
• Projected year-2 tax: $164 · $14/mo
• Expected delta: +$115/yr (+$10/mo · 236.4%)

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

Taxation est. · year 1

• Rental income: $13,374
• − Mortgage interest: −$1,120
• − Property taxes: −$49
• − Insurance: −$100
• − Repairs & maintenance: −$1,070
• − Management: −$1,070
• − Depreciation: −$582
• Taxable income: $9,383
• Est. tax owed @ 24.0%: −$2,252
• After-tax cash flow: $6,906/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: Buchanan County Public School District
• NCES district ID: 5100510
• Math proficiency: 52% ▼ -27.00%
• Reading proficiency: 65% ▼ -7.00%
• Median HH income: $29,669
• Composite: 47.84/100
• National rank: #2221
• State rank: #76 of 131 in VA

Livability — Vansant

• Score: 54/100
• State rank: #523
• US rank: #24092

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,664

Population outlook (Buchanan County) Hauer SSP2

• Today (2025): 20,160 people
• By 2030: 18,734 · -7.1%
• By 2040: 16,071 · -20.3%
• By 2050: 13,815 · -31.5%
• By 2075: 10,376 · -48.5%
• By 2100: 8,432 · -58.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Slovak 3% Serbian 1% Portuguese 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Buchanan

• 2024 margin: Solid R (+70.6) · D 14.5% · R 85.1%
• 2008→2024 swing: -65.1pp toward R · 2008: -5.5pp · 2024: -70.6pp
• All cycles: 2024: R+70.6 2020: R+67.6 2016: R+60.4 2012: R+34.7 2008: R+5.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.53%
• Current HPI: 108.8925
• 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

Property tax history

-6.7%/yr

Latest (2024): $49 · +0.0% YoY. Source: county tax records.