165 W Railroad Ave · Craigsville, VA 24430

$94,500

4 bd · 1.0 ba · 1,993 sqft · SingleFamily public records · 214 Days on market

Built 1876 0.88 ac lot $47/sqft · 54% below area

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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 +30.0/30.0
• DSCR +10.0/10.0
• Appreciation +8.7/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Calling all investors and rehab specialists! This property offers solid bones and endless potential. Featuring 4 bedrooms, 1 bath, and a generous lot, it’s ready for your vision and improvements. With some TLC, this could be a great flip, rental, or long-term hold. Property sold as is.

Key facts

• 0.88 acre lot
• Built 1876
• Listed 213 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $94k.

Deal economics

• At list price, monthly cash flow is $-33 ($-395/yr) — negative.
• To cash-flow at today's rent, offer at most $89k (6.2% below list).
• Meets the 1% rule at list price ($1k rent vs $94k).
• Recommended offer: $83k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#431 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A; Watch: schools C-, crime C-, amenities F.
• Augusta County Public School District (rural): math 55% / reading 69% proficiency, ranked #52 of 131 in VA (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 16 active listings in the ZIP; 357 units permitted in Augusta County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($653 loan paydown + $7k appreciation (7.4% local appreciation)).
• At projected returns (7.4% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 214 days — a 12% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1876 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,160 (12.0% 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 214 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1876 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.34% ✓
• Cap rate: 11.72%
• Cash-on-cash: 19.39%
• DSCR: 1.86
• GRM: 6.2

CMA / ARV

• ARV (median comp): $206,915
• List price: $94,500
• Delta: -54.33%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
255 Railroad Ave W	0.15mi	3/1.5 (-1)	1,946 (-2%)	12mo	$275,000	$141	72
8 S Chestnut Ave	0.06mi	4/1.5	2,270 (+14%)	4mo	$132,000	$58	69
98 Oak St	0.47mi	3/3.0 (-1)	1,810 (-9%)	1mo	$265,000	$146	49
135 Central Ave N	0.73mi	3/2.0 (-1)	1,726 (-13%)	9mo	$307,500	$178	28

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

Projected returns pro-forma

7.43% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.7%
• Equity multiple: 2.27×
• Total profit: $33,694
• Equity at exit: $68,189

10-year hold

• IRR: 17.0%
• Equity multiple: 4.77×
• Total profit: $99,827
• Equity at exit: $132,054

Cash invested: $26,460 (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 24430

• Home prices YoY: 2.3%
• Active inventory: 16
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,262 medium
• Mortgage (P&I): −$496
• Tax from tax record: −$34 /mo · $412/yr
• Insurance: −$39
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $-33

Break-even live

Break-even rent $1,303

Max offer price $88,686

Occupancy floor 98%

Sensitivity live

Price	-10% $21	-5% $-6	+0% $-33	+5% $-60	+10% $-86
Rent	-10% $-133	-5% $-83	+0% $-33	+5% $17	+10% $67
Rate	-1.0pp $15	-0.5pp $-9	base $-33	+0.5pp $-57	+1.0pp $-82

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: $23,625
• Closing costs: $2,835
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $94,500 Active 214 DOM
2. 2026-06-18
   days on market $94,500 Active 213 DOM
3. 2026-06-17
   days on market $94,500 Active 212 DOM
4. 2026-06-16
   days on market $94,500 Active 211 DOM
5. 2026-06-15
   days on market $94,500 Active 210 DOM
6. 2026-06-14
   days on market $94,500 Active 208 DOM
7. 2026-06-13
   days on market $94,500 Active 207 DOM
8. 2026-06-10
   days on market $94,500 Active 205 DOM
9. 2026-06-09
   days on market $94,500 Active 204 DOM
10. 2026-06-08
    days on market $94,500 Active 203 DOM
11. 2026-06-07
    days on market $94,500 Active 202 DOM
12. 2026-06-05
    days on market $94,500 Active 199 DOM
13. 2026-06-03
    days on market $94,500 Active 198 DOM
14. 2026-06-02
    days on market $94,500 Active 197 DOM
15. 2026-06-01
    days on market $94,500 Active 196 DOM
16. 2026-05-31
    days on market $94,500 Active 195 DOM
17. 2026-05-30
    days on market $94,500 Active 194 DOM
18. 2026-04-27
    price $94,500 292-char remark

    Show marketing remark (292 chars)

    Calling all investors and rehab specialists! This property offers solid bones and endless potential. Featuring 4 bedrooms, 1 bath, and a generous lot, it’s ready for your vision and improvements. With some TLC, this could be a great flip, rental, or long-term hold. Property sold as is.

19. 2026-03-13
    price $97,500 292-char remark

    Show marketing remark (292 chars)

    Calling all investors and rehab specialists! This property offers solid bones and endless potential. Featuring 4 bedrooms, 1 bath, and a generous lot, it’s ready for your vision and improvements. With some TLC, this could be a great flip, rental, or long-term hold. Property sold as is.

20. 2026-01-20
    status Active 292-char remark

    Show marketing remark (292 chars)

    Calling all investors and rehab specialists! This property offers solid bones and endless potential. Featuring 4 bedrooms, 1 bath, and a generous lot, it’s ready for your vision and improvements. With some TLC, this could be a great flip, rental, or long-term hold. Property sold as is.

21. 2026-01-14
    status Pending 292-char remark

    Show marketing remark (292 chars)

    Calling all investors and rehab specialists! This property offers solid bones and endless potential. Featuring 4 bedrooms, 1 bath, and a generous lot, it’s ready for your vision and improvements. With some TLC, this could be a great flip, rental, or long-term hold. Property sold as is.

22. 2025-11-10
    listed $100,000 Active 292-char remark

    Show marketing remark (292 chars)

    Calling all investors and rehab specialists! This property offers solid bones and endless potential. Featuring 4 bedrooms, 1 bath, and a generous lot, it’s ready for your vision and improvements. With some TLC, this could be a great flip, rental, or long-term hold. Property sold as is.

23. 2016-10-19
    soldstatus $85,000
24. 2003-01-08
    soldstatus $31,350

ⓘ 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: $412 · $34/mo
• Projected year-2 tax: $775 · $65/mo
• Expected delta: +$363/yr (+$30/mo · 88.2%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,141
• − Mortgage interest: −$5,293
• − Property taxes: −$412
• − Insurance: −$5,998
• − Repairs & maintenance: −$1,211
• − Management: −$1,211
• − Depreciation: −$2,749
• Taxable loss: −$1,734
• Est. tax savings @ 24.0%: +$416
• After-tax cash flow: $21/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: Augusta County Public School District
• NCES district ID: 5100300
• Math proficiency: 55% ▼ -29.00%
• Reading proficiency: 69% ▼ -8.00%
• Median HH income: $53,562
• Composite: 53.02/100
• National rank: #1521
• State rank: #52 of 131 in VA

Livability — Craigsville

• Score: 60/100
• State rank: #431
• US rank: #18528

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Craigsville, VA
• Population (ZIP): 3,300

Population outlook (Augusta County) Hauer SSP2

• Today (2025): 77,558 people
• By 2030: 78,389 · +1.1%
• By 2040: 78,629 · +1.4%
• By 2050: 77,171 · -0.5%
• By 2075: 74,455 · -4.0%
• By 2100: 65,077 · -16.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Black 30% Hispanic / Latino 5% Two or more races 3% Native American 2%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 2% Slovak 1% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 6% French/Haitian/Cajun 1%

Political lean MEDSL · Augusta

• 2024 margin: Solid R (+47.5) · D 25.8% · R 73.3%
• 2008→2024 swing: -7.7pp toward R · 2008: -39.9pp · 2024: -47.5pp
• All cycles: 2024: R+47.5 2020: R+47.0 2016: R+49.2 2012: R+42.1 2008: R+39.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.43%
• Current HPI: 336.4087
• 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

+201.4% since first listed

7 events — show timeline

• 2026-04-27 Price Changed $94,500 GAAR
• 2026-03-13 Price Changed $97,500 GAAR
• 2026-01-20 Relisted — GAAR
• 2026-01-14 Pending — GAAR
• 2025-11-10 Listed $100,000 GAAR
• 2016-10-19 Sold (Public Records) $85,000 Public Records
• 2003-01-08 Sold (Public Records) $31,350 Public Records

Property tax history

+4.9%/yr

Latest (2025): $412 · +0.0% YoY. Source: county tax records.