6426 Baptist Valley Rd · Tazewell, VA 24630

$134,900

3 bd · 1.5 ba · 1,622 sqft · SingleFamily public records · 127 Days on market

Built 1968 0.34 ac lot $83/sqft · 13% below area Est $155k · 13% under ↓ 23% since listing

---

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 +15.7/30.0
• ARV discount +13.2/15.0
• Schools +6.0/10.0
• Appreciation +5.5/10.0
• DSCR +4.8/10.0
• 1% rule +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Vinyl siding rancher, built in 1968 on a nice level lot with three bedrooms, 1.5 baths, large living room, kitchen and dining combo area. Kitchen offers plenty of counter space and solid wood cabinetry plus a pantry. A full unfinished basement offers plenty of storage, a workshop area, and space for additional future living space. Basement can be accessed from both the inside and out. A one car attached garage and two storage buildings. Home is being sold AS IS.

Key facts

• Solid wood cabinetry
• Attached garage
• Workshop area

Tags

• VINYL SIDING
• LEVEL LOT
• SOLID WOOD CABINETRY
• FULL UNFINISHED BASEMENT
• WORKSHOP AREA
• ATTACHED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $59 ($711/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 $112k (17.3% below list).
• Recommended offer: $112k (17.3% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 4.7% in Tazewell — 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 60/100 on livability (#458 in VA) — a middle-class / working-renter tenant base. Strengths: schools A+, cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Tazewell County Public School District (town): math 67% / reading 78% proficiency, ranked #21 of 131 in VA (top 16%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 29 active listings in the ZIP; 4 units permitted in Tazewell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($933 loan paydown + $1k appreciation (0.9% local appreciation)).
• Tazewell County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.9% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $115k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $111,558 (17.3% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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. 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: 0.83% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.88%
• DSCR: 1.08
• GRM: 10.1

CMA / ARV

• ARV (median comp): $154,507
• List price: $134,900
• Delta: -12.69%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6388 Baptist Valley Rd	0.04mi	3/2.0	1,649 (+2%)	12mo	$155,000	$94	83
7062 Baptist Valley Rd	0.68mi	3/2.0	1,440 (-11%)	15mo	$150,000	$104	35

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

Projected returns pro-forma

0.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.0%
• Equity multiple: 1.15×
• Total profit: $5,709
• Equity at exit: $45,482

10-year hold

• IRR: 7.5%
• Equity multiple: 1.91×
• Total profit: $34,298
• Equity at exit: $60,004

Cash invested: $37,772 (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 24630

• Home prices YoY: 0.6%
• Active inventory: 29
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,116 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$58 /mo · $701/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $59

Break-even live

Break-even rent $1,041

Max offer price $134,900

Occupancy floor 90%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $134,900 Active 127 DOM
2. 2026-06-18
   days on market $134,900 Active 126 DOM
3. 2026-06-17
   days on market $134,900 Active 125 DOM
4. 2026-06-16
   days on market $134,900 Active 124 DOM
5. 2026-06-15
   days on market $134,900 Active 123 DOM
6. 2026-06-14
   days on market $134,900 Active 121 DOM
7. 2026-06-12
   pricedays on market $134,900 Active 120 DOM
8. 2026-06-09
   days on market $144,800 Active 117 DOM
9. 2026-06-08
   days on market $144,800 Active 116 DOM
10. 2026-06-07
    days on market $144,800 Active 115 DOM
11. 2026-06-03
    days on market $144,800 Active 111 DOM
12. 2026-06-02
    days on market $144,800 Active 110 DOM
13. 2026-06-01
    days on market $144,800 Active 109 DOM
14. 2026-05-31
    days on market $144,800 Active 108 DOM
15. 2026-05-30
    days on market $144,800 Active 107 DOM
16. 2026-03-19
    soldstatus $114,900
17. 2026-03-14
    price $144,800 466-char remark

    Show marketing remark (466 chars)

    Vinyl siding rancher, built in 1968 on a nice level lot with three bedrooms, 1.5 baths, large living room, kitchen and dining combo area. Kitchen offers plenty of counter space and solid wood cabinetry plus a pantry. A full unfinished basement offers plenty of storage, a workshop area, and space for additional future living space. Basement can be accessed from both the inside and out. A one car attached garage and two storage buildings. Home is being sold AS IS.

18. 2026-02-12
    listed $149,900 Active 466-char remark

    Show marketing remark (466 chars)

    Vinyl siding rancher, built in 1968 on a nice level lot with three bedrooms, 1.5 baths, large living room, kitchen and dining combo area. Kitchen offers plenty of counter space and solid wood cabinetry plus a pantry. A full unfinished basement offers plenty of storage, a workshop area, and space for additional future living space. Basement can be accessed from both the inside and out. A one car attached garage and two storage buildings. Home is being sold AS IS.

ⓘ 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: $701 · $58/mo
• Projected year-2 tax: $1,106 · $92/mo
• Expected delta: +$405/yr (+$34/mo · 57.8%)

ⓘ 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 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 21 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: $13,387
• − Mortgage interest: −$7,556
• − Property taxes: −$701
• − Insurance: −$674
• − Repairs & maintenance: −$1,071
• − Management: −$1,071
• − Depreciation: −$3,924
• Taxable loss: −$1,611
• Est. tax savings @ 24.0%: +$387
• After-tax cash flow: $1,098/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: Tazewell County Public School District
• NCES district ID: 5103810
• Math proficiency: 67% ▼ -23.00%
• Reading proficiency: 78% ▼ -6.00%
• Median HH income: $37,003
• Composite: 60.16/100
• National rank: #865
• State rank: #21 of 131 in VA

Livability — Tazewell

• Score: 60/100
• State rank: #458
• US rank: #19535

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,920

Population outlook (Tazewell County) Hauer SSP2

• Today (2025): 38,275 people
• By 2030: 35,719 · -6.7%
• By 2040: 30,875 · -19.3%
• By 2050: 26,798 · -30.0%
• By 2075: 19,286 · -49.6%
• By 2100: 13,631 · -64.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 5% Black 4% Asian 1%
• Common ancestry: Serbian 1% Subsaharan African 1% Lithuanian 1%
• Foreign-born: 1%

Political lean MEDSL · Tazewell

• 2024 margin: Solid R (+68.9) · D 15.3% · R 84.2%
• 2008→2024 swing: -36.0pp toward R · 2008: -32.9pp · 2024: -68.9pp
• All cycles: 2024: R+68.9 2020: R+67.2 2016: R+66.3 2012: R+57.5 2008: R+32.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.92%
• Current HPI: 151.7146
• 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

-23.3% since first listed

3 events — show timeline

• 2026-03-19 Sold (Public Records) $114,900 Public Records
• 2026-03-14 Price Changed $144,800 SWVAR
• 2026-02-12 Listed $149,900 SWVAR

Property tax history

+3.4%/yr

Latest (2025): $701 · +0.0% YoY. Source: county tax records.