133 Forrest View Ln · Coeburn, VA 24230

$144,000

3 bd · 1.5 ba · 1,368 sqft · SingleFamily · 49 Days on market

Built 1972 Fair condition 5.74 ac lot $105/sqft · 7% above area Est $135k · 7% over ↓ 4% since listing

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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 +18.9/30.0
• DSCR +5.9/10.0
• Schools +5.1/10.0
• 1% rule +5.0/10.0
• Appreciation +5.0/10.0
• ARV discount +4.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Mountain Living with Endless Potential in Coeburn! Almost -6 Acres:| Beds: 3 | Baths: 1.5 Escape the hustle and bustle without sacrificing convenience! This charming, move-in-ready home offers the perfect blend of peaceful mountain living and town accessibility. Situated on nearly 6 sprawling acres, this property is a nature lover's dream with breathtaking mountain views and mature floral landscaping already in place. The Home Inside, you'll find a comfortable and clean layout featuring three bedrooms, a full bath, and a convenient half bath. Whether you want to move right in or bring your DIY vision to add a personal touch, this home is a solid canvas. Shared Driveway. Green Thumb's

Key facts

• Carport
• Nearly 6 acres
• Detached garage

Tags

• NEARLY 6 ACRES
• BREATHTAKING MOUNTAIN VIEWS
• MATURE FLORAL LANDSCAPING
• DEDICATED AREAS FOR GARDENING
• CARPORT
• DETACHED GARAGE

Property features AI

Finance

• HOA & community: Landscaping (association amenity)

Exterior

• Parking: Driveway; Carport; Gravel parking; Shared driveway
• Utilities: Public water; Septic tank; Electricity connected; Sewer connected; Phone available; Water connected
• Home design: Manufactured house (double wide); Single-story
• Construction: Vinyl siding; Metal roof; Block foundation; Built as a double wide manufactured home
• Exterior features: Front porch; Side porch; Back yard fencing; Garage(s) on property; Has view; Level, part wooded, sloped terrain

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump; Propane heating option; Has cooling
• Interior features: Laminate counters; Window treatments; Basement with exterior entry; Gas log fireplace in the living room
• Laundry & utility: Washer hookup; Electric dryer hookup; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $144k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $147 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $144k).
• Recommended offer: $140k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 5.4% in Coeburn — 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 63/100 on livability (#383 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B+, housing B; Watch: amenities F, commute F, employment F.
• Dickenson County Public School District (rural): math 59% / reading 66% proficiency, ranked #58 of 131 in VA (top 44%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Clintwood Elementary (math 67% / reading 62%, grade B, #416 of 1,108 statewide, top 41%, 425 students, 90% FRL); Ridgeview High (math 62% / reading 72%, grade B, #185 of 319 statewide, top 61%, 592 students, 89% FRL) — zoned schools average 89% FRL vs 52% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 46 active listings in the ZIP; 11 units permitted in Dickenson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($996 loan paydown + $98 appreciation (0.1% local appreciation)).
• Dickenson County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.1% appreciation + 3.0% rent growth), your $40k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,680 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.00% ✓
• Cap rate: 7.52%
• Cash-on-cash: 4.37%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (median comp): $134,935
• List price: $144,000
• Delta: 6.72%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

0.07% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.9%
• Equity multiple: 1.14×
• Total profit: $5,626
• Equity at exit: $42,304

10-year hold

• IRR: 8.2%
• Equity multiple: 1.90×
• Total profit: $36,447
• Equity at exit: $51,245

Cash invested: $40,320 (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 24230

• Home prices YoY: 0.1%
• Active inventory: 46
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,446 medium
• Mortgage (P&I): −$755
• Tax est. 1.5%: −$180 /mo · $2,160/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $147

Break-even live

Break-even rent $1,260

Max offer price $144,000

Occupancy floor 85%

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: $36,000
• Closing costs: $4,320
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $144,000 Active 49 DOM
2. 2026-06-17
   days on market $144,000 Active 48 DOM
3. 2026-06-16
   pricedays on market $144,000 Active 47 DOM
4. 2026-06-15
   days on market $150,000 Active 46 DOM
5. 2026-06-15
   days on market $150,000 Active 45 DOM
6. 2026-06-13
   days on market $150,000 Active 44 DOM
7. 2026-06-12
   statusdays on market $150,000 Active 43 DOM
8. 2026-06-08
   statusdays on market $150,000 Pending 42 DOM
9. 2026-06-03
   days on market $150,000 Active 40 DOM
10. 2026-06-02
    days on market $150,000 Active 39 DOM
11. 2026-06-01
    days on market $150,000 Active 38 DOM
12. 2026-05-31
    days on market $150,000 Active 37 DOM
13. 2026-04-24
    listed $150,000 Active 1369-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 2/10 Low 7 d/yr ≥93°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: $17,347
• − Mortgage interest: −$8,066
• − Property taxes: −$2,160
• − Insurance: −$720
• − Repairs & maintenance: −$1,388
• − Management: −$1,388
• − Depreciation: −$4,189
• Taxable loss: −$564
• Est. tax savings @ 24.0%: +$135
• After-tax cash flow: $1,898/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This home requires extensive repairs and maintenance, including roof replacement, exterior updates, and landscaping. However, with these improvements, it has the potential to significantly increase its resale value.

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible signs of wear and tear.
• Major exterior siding — The exterior siding shows signs of wear and discoloration, and the paint appears faded.
• Major flooring — The flooring in the interior appears to be in poor condition, with visible wear and tear.
• Major interior walls — The interior walls show signs of wear and discoloration, and the paint appears faded.
• Major landscaping — The landscaping appears to be in poor condition, with overgrown vegetation and a lack of maintenance.
• Major fencing — The fencing appears to be in poor condition, with visible wear and tear.

Value-add opportunities

• Resale roof replacement — A new roof will significantly improve the home's curb appeal and increase its resale value.
• Resale exterior siding and paint — Updating the exterior siding and repainting will improve the home's curb appeal and increase its resale value.
• Resale flooring — Replacing the flooring will improve the home's interior appearance and increase its resale value.
• Resale interior walls and paint — Repainting the interior walls will improve the home's interior appearance and increase its resale value.
• Resale landscaping — Landscaping the property will improve the home's curb appeal and increase its resale value.
• Resale fencing — Repairing or replacing the fencing will improve the home's curb appeal and increase its resale value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof appears to be in poor condition, with visible signs of wear and tear.	Major	$15,000–50,000
exterior siding · The exterior siding shows signs of wear and discoloration, and the paint appears faded.	Major	$15,000–50,000
flooring · The flooring in the interior appears to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
interior walls · The interior walls show signs of wear and discoloration, and the paint appears faded.	Major	$15,000–50,000
landscaping · The landscaping appears to be in poor condition, with overgrown vegetation and a lack of maintenance.	Major	$15,000–50,000
fencing · The fencing appears to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale roof replacement — A new roof will significantly improve the home's curb appeal and increase its resale value. ↑
• Resale exterior siding and paint — Updating the exterior siding and repainting will improve the home's curb appeal and increase its resale value. ↑
• Resale flooring — Replacing the flooring will improve the home's interior appearance and increase its resale value. ↑
• Resale interior walls and paint — Repainting the interior walls will improve the home's interior appearance and increase its resale value. ↑
• Resale landscaping — Landscaping the property will improve the home's curb appeal and increase its resale value. ↑
• Resale fencing — Repairing or replacing the fencing will improve the home's curb appeal and increase its resale value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Dickenson County Public School District
• NCES district ID: 5101140
• Math proficiency: 59% ▼ -31.00%
• Reading proficiency: 66% ▼ -17.00%
• Median HH income: $30,649
• Composite: 51.28/100
• National rank: #1749
• State rank: #58 of 131 in VA

Livability — Coeburn

• Score: 63/100
• State rank: #383
• US rank: #15422

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,057

Population outlook (Dickenson County) Hauer SSP2

• Today (2025): 13,554 people
• By 2030: 12,680 · -6.4%
• By 2040: 11,016 · -18.7%
• By 2050: 9,562 · -29.5%
• By 2075: 6,712 · -50.5%
• By 2100: 4,554 · -66.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Black 3% Hispanic / Latino 1%
• Common ancestry: Slovak 2% Italian 2% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Dickenson

• 2024 margin: Solid R (+62.2) · D 18.7% · R 80.9%
• 2008→2024 swing: -61.5pp toward R · 2008: -0.7pp · 2024: -62.2pp
• All cycles: 2024: R+62.2 2020: R+58.1 2016: R+56.2 2012: R+26.2 2008: R+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.07%
• Current HPI: 135.5947
• 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

-4.0% since first listed

4 events — show timeline

• 2026-06-15 Price Changed $144,000 TVRMLS
• 2026-06-12 Relisted — TVRMLS
• 2026-06-05 Pending — TVRMLS
• 2026-04-24 Listed $150,000 TVRMLS