301 Roberts St · Appalachia, VA 24216

$150,000

4 bd · 2.0 ba · 2,296 sqft · SingleFamily public records · 213 Days on market

Built 1935 5,662 sqft lot $65/sqft · 8% below area Est $163k · 8% under ↓ 6% 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 +18.5/30.0
• ARV discount +11.0/15.0
• Schools +6.3/10.0
• DSCR +5.8/10.0
• 1% rule +3.9/10.0
• Appreciation +3.1/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beautifully maintained 2 story Craftsman with 4 bedrooms, 2 baths, 2296 sq. ft. of heated space. Large eat-in kitchen, formal dining, large living room, large laundry room, enclosed back concrete porch and large rear deck. Large unfinished basement with walkout access. Metal roof, vinyl siding, double pane windows, 2 heat pumps, public water and sewer on fenced corner lot. Off-street parking in back.

Key facts

• 5,662 sq ft lot
• Parking
• Built 1935

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $86 ($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 $133k (11.2% below list).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#505 in VA) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A-; Watch: schools F, amenities F, commute F.
• Wise County Public School District (town): math 74% / reading 79% proficiency, ranked #11 of 131 in VA (top 8%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 25 active listings in the ZIP; 17 units permitted in Wise County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Wise County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 213 days — a 12% lower offer ($132k) 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 213 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.89% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.04%
• DSCR: 1.18
• GRM: 9.4

CMA / ARV

• ARV (median comp): $162,557
• List price: $150,000
• Delta: -7.72%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 Brown St	0.32mi	4/2.0	2,323 (+1%)	9mo	$137,800	$59	76
326 Park Ave	0.50mi	4/1.0	2,506 (+9%)	11mo	$168,000	$67	48

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: -12.4%
• Equity multiple: 0.55×
• Total profit: $-18,860
• Equity at exit: $22,365

10-year hold

• IRR: -3.4%
• Equity multiple: 0.77×
• Total profit: $-9,474
• Equity at exit: $12,969

Cash invested: $42,000 (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 24216

• Home prices YoY: -3.3%
• Active inventory: 25
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,332 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$62 /mo · $738/yr
• Insurance: −$62
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $86

Break-even live

Break-even rent $1,223

Max offer price $150,000

Occupancy floor 89%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $150,000 Active 213 DOM
2. 2026-06-17
   days on market $150,000 Active 212 DOM
3. 2026-06-16
   days on market $150,000 Active 211 DOM
4. 2026-06-15
   days on market $150,000 Active 210 DOM
5. 2026-06-15
   days on market $150,000 Active 209 DOM
6. 2026-06-13
   days on market $150,000 Active 208 DOM
7. 2026-06-12
   days on market $150,000 Active 207 DOM
8. 2026-06-09
   days on market $150,000 Active 204 DOM
9. 2026-06-08
   days on market $150,000 Active 203 DOM
10. 2026-06-08
    days on market $150,000 Active 202 DOM
11. 2026-06-07
    days on market $150,000 Active 201 DOM
12. 2026-06-03
    days on market $150,000 Active 198 DOM
13. 2026-06-02
    days on market $150,000 Active 197 DOM
14. 2026-06-01
    days on market $150,000 Active 196 DOM
15. 2026-05-31
    days on market $150,000 Active 195 DOM
16. 2026-02-25
    status Active 403-char remark

    Show marketing remark (403 chars)

    Beautifully maintained 2 story Craftsman with 4 bedrooms, 2 baths, 2296 sq. ft. of heated space. Large eat-in kitchen, formal dining, large living room, large laundry room, enclosed back concrete porch and large rear deck. Large unfinished basement with walkout access. Metal roof, vinyl siding, double pane windows, 2 heat pumps, public water and sewer on fenced corner lot. Off-street parking in back.

17. 2026-02-11
    historical Active Under Contract 403-char remark

    Show marketing remark (403 chars)

    Beautifully maintained 2 story Craftsman with 4 bedrooms, 2 baths, 2296 sq. ft. of heated space. Large eat-in kitchen, formal dining, large living room, large laundry room, enclosed back concrete porch and large rear deck. Large unfinished basement with walkout access. Metal roof, vinyl siding, double pane windows, 2 heat pumps, public water and sewer on fenced corner lot. Off-street parking in back.

18. 2025-11-13
    listed $150,000 Active 403-char remark

    Show marketing remark (403 chars)

    Beautifully maintained 2 story Craftsman with 4 bedrooms, 2 baths, 2296 sq. ft. of heated space. Large eat-in kitchen, formal dining, large living room, large laundry room, enclosed back concrete porch and large rear deck. Large unfinished basement with walkout access. Metal roof, vinyl siding, double pane windows, 2 heat pumps, public water and sewer on fenced corner lot. Off-street parking in back.

19. 2024-11-04
    soldstatus $138,000 Closed 464-char remark

    Show marketing remark (464 chars)

    Welcome Home! This Beautiful home has High ceilings throughout the entire residence! 2 options for washer and dryer hookups, 1 in the basement and 1 on the first floor. 1 car carport and additional parking available. 2 screened in porches front and back 371ft. New wiring throughout entire house updated in 2017 as well as the heat pumps. Come check this property out! Information taken from seller and public records should be verified by buyer and buyer's agent.

20. 2024-11-04
    soldstatus $138,000

    Show marketing remark (464 chars)

    Welcome Home! This Beautiful home has High ceilings throughout the entire residence! 2 options for washer and dryer hookups, 1 in the basement and 1 on the first floor. 1 car carport and additional parking available. 2 screened in porches front and back 371ft. New wiring throughout entire house updated in 2017 as well as the heat pumps. Come check this property out! Information taken from seller and public records should be verified by buyer and buyer's agent.

21. 2024-10-03
    historical Active Under Contract 464-char remark

    Show marketing remark (464 chars)

    Welcome Home! This Beautiful home has High ceilings throughout the entire residence! 2 options for washer and dryer hookups, 1 in the basement and 1 on the first floor. 1 car carport and additional parking available. 2 screened in porches front and back 371ft. New wiring throughout entire house updated in 2017 as well as the heat pumps. Come check this property out! Information taken from seller and public records should be verified by buyer and buyer's agent.

22. 2024-09-02
    price $152,000 464-char remark

    Show marketing remark (464 chars)

    Welcome Home! This Beautiful home has High ceilings throughout the entire residence! 2 options for washer and dryer hookups, 1 in the basement and 1 on the first floor. 1 car carport and additional parking available. 2 screened in porches front and back 371ft. New wiring throughout entire house updated in 2017 as well as the heat pumps. Come check this property out! Information taken from seller and public records should be verified by buyer and buyer's agent.

23. 2024-08-03
    listed $160,000 Active 464-char remark

    Show marketing remark (464 chars)

    Welcome Home! This Beautiful home has High ceilings throughout the entire residence! 2 options for washer and dryer hookups, 1 in the basement and 1 on the first floor. 1 car carport and additional parking available. 2 screened in porches front and back 371ft. New wiring throughout entire house updated in 2017 as well as the heat pumps. Come check this property out! Information taken from seller and public records should be verified by buyer and buyer's agent.

ⓘ 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: $738 · $62/mo
• Projected year-2 tax: $1,230 · $102/mo
• Expected delta: +$492/yr (+$41/mo · 66.6%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 8 d/yr ≥95°F today · 23 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $15,981
• − Mortgage interest: −$8,402
• − Property taxes: −$738
• − Insurance: −$1,416
• − Repairs & maintenance: −$1,278
• − Management: −$1,278
• − Depreciation: −$4,364
• Taxable loss: −$1,497
• Est. tax savings @ 24.0%: +$359
• After-tax cash flow: $1,390/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: Wise County Public School District
• NCES district ID: 5104080
• Math proficiency: 74% ▼ -20.00%
• Reading proficiency: 79% ▼ -7.00%
• Median HH income: $35,624
• Composite: 63.37/100
• National rank: #625
• State rank: #11 of 131 in VA

Livability — Appalachia

• Score: 56/100
• State rank: #505
• US rank: #22417

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

• Census place: Appalachia, VA
• Population (ZIP): 2,356

Population outlook (Wise County) Hauer SSP2

• Today (2025): 35,714 people
• By 2030: 33,742 · -5.5%
• By 2040: 29,870 · -16.4%
• By 2050: 26,233 · -26.5%
• By 2075: 18,296 · -48.8%
• By 2100: 12,147 · -66.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 7% Black 5% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Portuguese 2% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Wise

• 2024 margin: Solid R (+63.3) · D 18.1% · R 81.4%
• 2008→2024 swing: -35.6pp toward R · 2008: -27.7pp · 2024: -63.3pp
• All cycles: 2024: R+63.3 2020: R+61.7 2016: R+62.0 2012: R+48.8 2008: R+27.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.82%
• Current HPI: 112.8878
• 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

-6.2% since first listed

8 events — show timeline

• 2026-02-25 Relisted — TVRMLS
• 2026-02-11 Contingent — TVRMLS
• 2025-11-13 Listed $150,000 TVRMLS
• 2024-11-04 Sold (Public Records) $138,000 Public Records
• 2024-11-04 Sold (MLS) $138,000 TVRMLS
• 2024-10-03 Contingent — TVRMLS
• 2024-09-02 Price Changed $152,000 TVRMLS
• 2024-08-03 Listed $160,000 TVRMLS

Property tax history

+6.0%/yr

Latest (2025): $738 · +56.9% YoY. Source: county tax records.