113 Doak St · Bluefield, VA 24605

$90,000

2 bd · 1.0 ba · 1,117 sqft · SingleFamily public records · 58 Days on market

Built 1920 0.28 ac lot $81/sqft · 14% below area Est $105k · 14% under

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Why this score? — see what drove the C+ 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 +21.5/30.0
• ARV discount +14.0/15.0
• DSCR +6.8/10.0
• Schools +6.0/10.0
• 1% rule +4.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable starter home or investment opportunity with 2 bedrooms and 1 bath on the main floor. Laundry on the main floor. Partial unfinished basement with workshop area. Driveway and carport for off-street parking. Close to Dudley primary school. Property includes three outbuildings in poor condition that have been used for storage. Real and personal property are being sold in AS IS condition.

Key facts

• Back yard
• Deck
• 0.28 acre lot

Tags

• DECK
• BACK YARD

Property features AI

Exterior

• Parking: Gravel parking area
• Utilities: Public water; Septic tank
• Home design: Single-family residence; One story
• Construction: Frame construction
• Exterior features: Front porch; Storm door(s)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Space heater; Window cooling unit(s)
• Interior features: Storm windows; Partial, unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $134 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $85k (5.6% below list).
• Recommended offer: $85k (5.6% below list) — sets the bar for 1% rule.
• Cap rate 8.1% vs local median 4.1% in Bluefield — 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 62/100 on livability (#408 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment C-, amenities F, commute 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.
• Zoned schools: Dudley Primary (357 students, 82% FRL); Graham Middle (math 65% / reading 78%, grade A, #72 of 342 statewide, top 22%, 372 students, 82% FRL); Graham High (math 92% / reading 98%, grade A+, #1 of 319 statewide, top 0%, 529 students, 83% FRL) — zoned schools average 83% FRL vs 47% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 46 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4 units permitted in Tazewell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Tazewell County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,000 (5.6% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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: 0.94% ✗
• Cap rate: 8.09%
• Cash-on-cash: 6.40%
• DSCR: 1.28
• GRM: 8.8

CMA / ARV

• ARV (median comp): $105,174
• List price: $90,000
• Delta: -14.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1907 Kimball Ave	0.05mi	2/1.0	1,022 (-8%)	16mo	$30,000	$29	70
1708 Virginia Ave	0.33mi	3/1.0 (+1)	1,120 (+0%)	13mo	$34,000	$30	69
1912 Virginia Ave	0.20mi	3/1.0 (+1)	1,040 (-7%)	7mo	$90,000	$87	68
319 Edgewood Rd	0.66mi	3/1.0 (+1)	1,064 (-5%)	1mo	$116,000	$109	55
322 Circle St	0.62mi	2/1.0	1,188 (+6%)	13mo	$105,000	$88	50
310 Edgewood Rd	0.73mi	2/1.0	951 (-15%)	5mo	$95,445	$100	37
110 Hillcrest Dr	0.75mi	2/1.0	1,256 (+12%)	10mo	$16,500	$13	36

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: -6.5%
• Equity multiple: 0.76×
• Total profit: $-6,058
• Equity at exit: $13,419

10-year hold

• IRR: 3.1%
• Equity multiple: 1.22×
• Total profit: $5,594
• Equity at exit: $7,782

Cash invested: $25,200 (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 24605

• Home prices YoY: -27.8%
• Active inventory: 46
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $850 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$28 /mo · $331/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $134

Break-even live

Break-even rent $680

Max offer price $90,000

Occupancy floor 79%

Sensitivity live

Price	-10% $185	-5% $160	+0% $134	+5% $109	+10% $84
Rent	-10% $67	-5% $101	+0% $134	+5% $168	+10% $202
Rate	-1.0pp $180	-0.5pp $157	base $134	+0.5pp $111	+1.0pp $87

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
117 Aspen Ct Bluefield, VA	2.0	1.0	766	$850	$1.11	45d	1	1.44mi

Listing history 25 events

1. 2026-06-21
   days on market $90,000 Active 58 DOM
2. 2026-06-19
   days on market $90,000 Active 56 DOM
3. 2026-06-18
   days on market $90,000 Active 55 DOM
4. 2026-06-17
   days on market $90,000 Active 54 DOM
5. 2026-06-16
   days on market $90,000 Active 53 DOM
6. 2026-06-15
   days on market $90,000 Active 52 DOM
7. 2026-06-14
   pricedays on market $90,000 Active 50 DOM
8. 2026-06-12
   days on market $95,000 Active 49 DOM
9. 2026-06-09
   days on market $95,000 Active 46 DOM
10. 2026-06-08
    days on market $95,000 Active 45 DOM
11. 2026-06-07
    days on market $95,000 Active 44 DOM
12. 2026-06-03
    days on market $95,000 Active 40 DOM
13. 2026-06-02
    days on market $95,000 Active 39 DOM
14. 2026-06-01
    days on market $95,000 Active 38 DOM
15. 2026-05-31
    days on market $95,000 Active 37 DOM
16. 2026-05-30
    days on market $95,000 Active 36 DOM
17. 2026-04-24
    listed $95,000 Active 546-char remark
18. 2024-10-25
    soldstatus $74,750 397-char remark

    Show marketing remark (397 chars)

    Affordable starter home or investment opportunity with 2 bedrooms and 1 bath on the main floor. Laundry on the main floor. Partial unfinished basement with workshop area. Driveway and carport for off-street parking. Close to Dudley primary school. Property includes three outbuildings in poor condition that have been used for storage. Real and personal property are being sold in AS IS condition.

19. 2024-10-25
    soldstatus $74,750 Closed

    Show marketing remark (397 chars)

    Affordable starter home or investment opportunity with 2 bedrooms and 1 bath on the main floor. Laundry on the main floor. Partial unfinished basement with workshop area. Driveway and carport for off-street parking. Close to Dudley primary school. Property includes three outbuildings in poor condition that have been used for storage. Real and personal property are being sold in AS IS condition.

20. 2024-10-24
    status Pending

    Show marketing remark (397 chars)

    Affordable starter home or investment opportunity with 2 bedrooms and 1 bath on the main floor. Laundry on the main floor. Partial unfinished basement with workshop area. Driveway and carport for off-street parking. Close to Dudley primary school. Property includes three outbuildings in poor condition that have been used for storage. Real and personal property are being sold in AS IS condition.

21. 2024-09-18
    historical Active Under Contract

    Show marketing remark (397 chars)

    Affordable starter home or investment opportunity with 2 bedrooms and 1 bath on the main floor. Laundry on the main floor. Partial unfinished basement with workshop area. Driveway and carport for off-street parking. Close to Dudley primary school. Property includes three outbuildings in poor condition that have been used for storage. Real and personal property are being sold in AS IS condition.

22. 2024-08-05
    listed $74,500 Active

    Show marketing remark (397 chars)

    Affordable starter home or investment opportunity with 2 bedrooms and 1 bath on the main floor. Laundry on the main floor. Partial unfinished basement with workshop area. Driveway and carport for off-street parking. Close to Dudley primary school. Property includes three outbuildings in poor condition that have been used for storage. Real and personal property are being sold in AS IS condition.

23. 2024-08-05
    listed $74,500 397-char remark

    Show marketing remark (397 chars)

    Affordable starter home or investment opportunity with 2 bedrooms and 1 bath on the main floor. Laundry on the main floor. Partial unfinished basement with workshop area. Driveway and carport for off-street parking. Close to Dudley primary school. Property includes three outbuildings in poor condition that have been used for storage. Real and personal property are being sold in AS IS condition.

24. 2007-01-19
    soldstatus $45,000
25. 2006-10-19
    listed $44,900

ⓘ 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: $331 · $28/mo
• Projected year-2 tax: $738 · $62/mo
• Expected delta: +$407/yr (+$34/mo · 123.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 8 d/yr ≥90°F today · 24 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: $10,200
• − Mortgage interest: −$5,041
• − Property taxes: −$331
• − Insurance: −$450
• − Repairs & maintenance: −$816
• − Management: −$816
• − Depreciation: −$2,618
• Taxable income: $128
• Est. tax owed @ 24.0%: −$31
• After-tax cash flow: $1,583/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 — Bluefield

• Score: 62/100
• State rank: #408
• US rank: #17014

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,839

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 (87%)
• Race & ethnicity: White 87% Black 7% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Hispanic 3% Iranian 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 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: ▼ -53.91%
• Current HPI: 140.337
• 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

+100.4% since first listed

10 events — show timeline

• 2026-06-13 Price Changed $90,000 MTCBOR
• 2026-04-24 Listed $95,000 MTCBOR
• 2024-10-25 Sold (MLS) $74,750 SWVAR
• 2024-10-25 Sold (MLS) $74,750 MTCBOR
• 2024-10-24 Pending — SWVAR
• 2024-09-18 Contingent — SWVAR
• 2024-08-05 Listed $74,500 SWVAR
• 2024-08-05 Listed $74,500 MTCBOR
• 2007-01-19 Sold (MLS) $45,000 MTCBOR
• 2006-10-19 Listed $44,900 MTCBOR

Property tax history

+2.0%/yr

Latest (2025): $331 · +0.0% YoY. Source: county tax records.