462 Trout Stream Rd · Basye, VA 26810

$140,000

2 bd · 1.0 ba · 1,372 sqft · Other public records · 56 Days on market

Built 1985 2.28 ac lot

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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 +18.1/30.0
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• DSCR +5.7/10.0
• 1% rule +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Tranquility in the heart of Lost River Valley with million acre George Washington National Forest around the corner. It's a little slice of heaven, just under two hours from DC metro area. Make it yours! New Metal roof. About one mile from Trout Pond (shown in pictures). Being Sold AS IS. Recently inherited property. .. priced to sell quickly.

Key facts

• Metal roof
• Trout pond
• 2.28 acre lot

Tags

• METAL ROOF
• TROUT POND

Property features AI

Finance

• Other: Ownership: Fee simple

Exterior

• Parking: Driveway
• Utilities: Well water; On-site septic
• Home design: Detached structure; Above-grade finished area approximately 972 (estimated)
• Construction: Wood siding exterior; Crawl space foundation; Other structures above and below grade; Year built reported by assessor
• Exterior features: Outside city limits; Directions: Continue on Trout Stream Rd. House on right

Interior

• Bedrooms: 2 bedrooms on main level
• Bathrooms: 1 full bathroom on main level; 1 full bathroom total
• Heating & cooling: Cooling fuel: other; Electric hot water
• Interior features: Estimated living area; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $140k.

Deal economics

• At list price, monthly cash flow is $123 ($1k/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 $120k (14.3% below list).
• Recommended offer: $120k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 2.2% in Basye — 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 66/100 on livability (#319 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools F, amenities F, commute F.
• Hardy County Schools (rural): math 22% / reading 37% proficiency, ranked #34 of 55 in WV (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 1 comparable units currently listed for rent nearby; 150 units permitted in Hardy County in 2024 (65 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($968 loan paydown + $3k appreciation (2.2% local appreciation)).
• Hardy County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.2% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago 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.
• Current owner paid $50k; list at $140k implies a 180% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $120,000 (14.3% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 0.86% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.77%
• DSCR: 1.17
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.9%
• Equity multiple: 1.49×
• Total profit: $19,150
• Equity at exit: $57,118

10-year hold

• IRR: 11.9%
• Equity multiple: 2.64×
• Total profit: $64,149
• Equity at exit: $83,735

Cash invested: $39,200 (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 26810

• Home prices YoY: 1.1%
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$32 /mo · $390/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $123

Break-even live

Break-even rent $1,044

Max offer price $140,000

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
249 Meadow View Dr Lost City, WV	2.0	1.0	1168	$1,200	$1.03	24d	1	0.87mi

Listing history 28 events

1. 2026-06-18
   days on market $140,000 Active 56 DOM
2. 2026-06-17
   days on market $140,000 Active 55 DOM
3. 2026-06-16
   days on market $140,000 Active 54 DOM
4. 2026-06-15
   days on market $140,000 Active 53 DOM
5. 2026-06-15
   days on market $140,000 Active 52 DOM
6. 2026-06-13
   days on market $140,000 Active 51 DOM
7. 2026-06-12
   days on market $140,000 Active 50 DOM
8. 2026-06-09
   days on market $140,000 Active 47 DOM
9. 2026-06-08
   days on market $140,000 Active 46 DOM
10. 2026-06-08
    days on market $140,000 Active 45 DOM
11. 2026-06-07
    days on market $140,000 Active 44 DOM
12. 2026-06-04
    days on market $140,000 Active 42 DOM
13. 2026-06-03
    days on market $140,000 Active 41 DOM
14. 2026-06-02
    days on market $140,000 Active 40 DOM
15. 2026-06-01
    days on market $140,000 Active 39 DOM
16. 2026-05-31
    days on market $140,000 Active 38 DOM
17. 2026-04-23
    listed $140,000 Active
18. 2025-10-27
    historical
19. 2025-09-30
    historical Active Under Contract
20. 2025-09-18
    price $140,000
21. 2025-08-20
    listed $145,000 Active
22. 2024-06-19
    historical
23. 2024-06-05
    price $155,000
24. 2024-05-23
    price $160,000
25. 2024-05-17
    price $170,000
26. 2024-05-13
    price $180,000
27. 2024-04-12
    listed $185,000 Active
28. 2000-04-14
    soldstatus $50,000

ⓘ 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: $390 · $32/mo
• Projected year-2 tax: $1,148 · $96/mo
• Expected delta: +$758/yr (+$63/mo · 194.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥90°F today · 18 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: $14,400
• − Mortgage interest: −$7,842
• − Property taxes: −$390
• − Insurance: −$700
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$4,073
• Taxable loss: −$908
• Est. tax savings @ 24.0%: +$218
• After-tax cash flow: $1,694/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: Hardy County Schools
• NCES district ID: 5400480
• Math proficiency: 22% ▼ -9.00%
• Reading proficiency: 37% ▼ -5.00%
• Median HH income: $37,412
• Composite: 24.53/100
• National rank: #7646
• State rank: #34 of 55 in WV

Livability — Basye

• Score: 66/100
• State rank: #319
• US rank: #11652

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 327

Population outlook (Hardy County) Hauer SSP2

• Today (2025): 13,424 people
• By 2030: 13,009 · -3.1%
• By 2040: 12,015 · -10.5%
• By 2050: 11,041 · -17.8%
• By 2075: 9,433 · -29.7%
• By 2100: 8,269 · -38.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Two or more races 28%
• Common ancestry: Iranian 5%

Political lean MEDSL · Hardy

• 2024 margin: Solid R (+57.7) · D 20.2% · R 77.9% · Other 1.8%
• 2008→2024 swing: -30.4pp toward R · 2008: -27.3pp · 2024: -57.7pp
• All cycles: 2024: R+57.7 2020: R+54.9 2016: R+54.7 2012: R+39.7 2008: R+27.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.25%
• Current HPI: 217.1907
• 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

+180.0% since first listed

12 events — show timeline

• 2026-04-23 Listed $140,000 BRIGHT MLS
• 2025-10-27 Listing Removed — BRIGHT MLS
• 2025-09-30 Contingent — BRIGHT MLS
• 2025-09-18 Price Changed $140,000 BRIGHT MLS
• 2025-08-20 Listed $145,000 BRIGHT MLS
• 2024-06-19 Listing Removed — BRIGHT MLS
• 2024-06-05 Price Changed $155,000 BRIGHT MLS
• 2024-05-23 Price Changed $160,000 BRIGHT MLS
• 2024-05-17 Price Changed $170,000 BRIGHT MLS
• 2024-05-13 Price Changed $180,000 BRIGHT MLS
• 2024-04-12 Listed $185,000 BRIGHT MLS
• 2000-04-14 Sold (Public Records) $50,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $390 · +15.8% YoY. Source: county tax records.