2312 Austinville Rd · Austinville, VA 24312

$89,999

3 bd · 1.0 ba · 1,116 sqft · SingleFamily public records · 64 Days on market

Built 1940 1.30 ac lot $81/sqft · 44% below area Est $160k · 44% under ↓ 2% since listing

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Why this score? — see what drove the A- 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 +29.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +8.3/10.0
• 1% rule +7.1/10.0
• Schools +6.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investor special opportunity at 2312 Austinville Road! This property is ready for renovation and offers strong potential for value-add improvements. Ideal for investors, flippers, or buyers looking to customize a home to their vision. Property is being sold as-is. Bring your ideas and unlock the possibilities this property has to offer. Right across the road from the new river you can see from the front porch . Just 1 Minute to the Austinville public boat ramp. Also, just 1 minute from the new river trail for hiking or riding bikes. The home also has a camper hook up installed on the property.

Key facts

• Front porch view
• Public boat ramp
• New river trail

Tags

• RENOVATION OPPORTUNITY
• VALUE-ADD IMPROVEMENTS
• FRONT PORCH VIEW
• PUBLIC BOAT RAMP
• NEW RIVER TRAIL
• CAMPER HOOK UP

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $323 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade A — affects rentability + tenant quality, not the cash-flow math above.
• Wythe County Public School District (rural): math 67% / reading 77% proficiency, ranked #20 of 131 in VA (top 15%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 33 active listings in the ZIP; 63 units permitted in Wythe County in 2024 (12 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($622 loan paydown + $6k appreciation (6.7% local appreciation)).
• Wythe County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.7% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 2 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: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,599 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 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 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.21% ✓
• Cap rate: 10.60%
• Cash-on-cash: 15.38%
• DSCR: 1.68
• GRM: 6.9

CMA / ARV

• ARV (median comp): $160,490
• List price: $89,999
• Delta: -43.92%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
426 Store Hill Rd	0.44mi	3/2.0	1,116 (0%)	10mo	$180,000	$161	67
438 Store Hill Rd	0.46mi	3/1.0	1,116 (0%)	23mo	$90,000	$81	60

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

Projected returns pro-forma

6.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.5%
• Equity multiple: 2.99×
• Total profit: $50,260
• Equity at exit: $60,556

10-year hold

• IRR: 27.1%
• Equity multiple: 6.19×
• Total profit: $130,830
• Equity at exit: $113,425

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 24312

• Home prices YoY: 4.4%
• Active inventory: 33
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,088 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$27 /mo · $324/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $323

Break-even live

Break-even rent $679

Max offer price $89,999

Occupancy floor 65%

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: —

Listing history 19 events

1. 2026-06-18
   days on market $89,999 Active 64 DOM
2. 2026-06-17
   days on market $89,999 Active 63 DOM
3. 2026-06-16
   days on market $89,999 Active 62 DOM
4. 2026-06-15
   days on market $89,999 Active 61 DOM
5. 2026-06-15
   days on market $89,999 Active 60 DOM
6. 2026-06-13
   days on market $89,999 Active 59 DOM
7. 2026-06-12
   days on market $89,999 Active 58 DOM
8. 2026-06-09
   days on market $89,999 Active 55 DOM
9. 2026-06-08
   days on market $89,999 Active 54 DOM
10. 2026-06-08
    days on market $89,999 Active 53 DOM
11. 2026-06-07
    days on market $89,999 Active 52 DOM
12. 2026-06-03
    days on market $89,999 Active 49 DOM
13. 2026-06-02
    days on market $89,999 Active 48 DOM
14. 2026-06-01
    days on market $89,999 Active 47 DOM
15. 2026-05-31
    days on market $89,999 Active 46 DOM
16. 2026-04-15
    listed $89,999 Active 601-char remark

    Show marketing remark (601 chars)

    Investor special opportunity at 2312 Austinville Road! This property is ready for renovation and offers strong potential for value-add improvements. Ideal for investors, flippers, or buyers looking to customize a home to their vision. Property is being sold as-is. Bring your ideas and unlock the possibilities this property has to offer. Right across the road from the new river you can see from the front porch . Just 1 Minute to the Austinville public boat ramp. Also, just 1 minute from the new river trail for hiking or riding bikes. The home also has a camper hook up installed on the property.

17. 2024-03-12
    price $74,000
18. 2024-02-27
    price $81,000
19. 2024-02-14
    listed $92,000 Active

ⓘ 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: $324 · $27/mo
• Projected year-2 tax: $738 · $61/mo
• Expected delta: +$414/yr (+$35/mo · 127.9%)

ⓘ 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 4/10 Moderate 7 d/yr ≥93°F today · 20 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: $13,055
• − Mortgage interest: −$5,041
• − Property taxes: −$324
• − Insurance: −$450
• − Repairs & maintenance: −$1,044
• − Management: −$1,044
• − Depreciation: −$2,618
• Taxable income: $2,533
• Est. tax owed @ 24.0%: −$608
• After-tax cash flow: $3,268/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: Wythe County Public School District
• NCES district ID: 5104110
• Math proficiency: 67% ▼ -23.00%
• Reading proficiency: 77% ▼ -9.00%
• Median HH income: $41,665
• Composite: 60.19/100
• National rank: #863
• State rank: #20 of 131 in VA

Livability — Austinville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 1,586

Population outlook (Wythe County) Hauer SSP2

• Today (2025): 29,176 people
• By 2030: 28,993 · -0.6%
• By 2040: 28,273 · -3.1%
• By 2050: 27,055 · -7.3%
• By 2075: 23,668 · -18.9%
• By 2100: 18,904 · -35.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Iranian 3% Italian 2%

Political lean MEDSL · Wythe

• 2024 margin: Solid R (+59.5) · D 19.9% · R 79.5%
• 2008→2024 swing: -26.7pp toward R · 2008: -32.8pp · 2024: -59.5pp
• All cycles: 2024: R+59.5 2020: R+57.0 2016: R+54.9 2012: R+36.8 2008: R+32.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.69%
• Current HPI: 158.1322
• 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

-2.2% since first listed

4 events — show timeline

• 2026-04-15 Listed $89,999 SWVAR
• 2024-03-12 Price Changed $74,000 NRVMLS
• 2024-02-27 Price Changed $81,000 NRVMLS
• 2024-02-14 Listed $92,000 NRVMLS

Property tax history

+3.7%/yr

Latest (2025): $324 · +0.0% YoY. Source: county tax records.