2176 Horn Cir · Vinton, VA 24179

$325,000

4 bd · 2.0 ba · 1,611 sqft · SingleFamily public records · 30 Days on market

Built 1987 0.62 ac lot $202/sqft · 47% above area Est $311k · at est.

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Why this score? — see what drove the D- 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 +12.4/30.0
• Schools +6.4/10.0
• ARV discount +5.5/15.0
• Livability +4.0/5.0
• DSCR +3.7/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

100% USDA FINANCING ELIGIBLE! Tucked at the end of a quiet cul-de-sac in Roanoke County, this home offers a setting that's hard to replicate. Outside you're met with the kind of backdrop most people have to drive to find, backing directly to federally protected land and the scenic Blue Ridge Parkway. Whether it's morning coffee to the songs of nature, evening walks, or simply enjoying the open space behind you, this is a home that invites you to slow down and step outside. You'll still enjoy the ease of a neighborhood community and city convenience, but with a level of privacy and connection to the outdoors that feels more like a getaway. Thoughtfully cared for and perfectly positioned, this home is ideal for those who value community, fresh air, and a little extra breathing room.

Key facts

• Quiet cul-de-sac
• Level of privacy
• 0.62 acre lot

Tags

• QUIET CUL-DE-SAC
• FEDERALLY PROTECTED LAND
• SCENIC BLUE RIDGE PARKWAY
• LEVEL OF PRIVACY
• CONNECTION TO THE OUTDOORS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-55 ($-662/yr) — negative.
• To cash-flow at today's rent, offer at most $315k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $255k (21.5% below list).
• Recommended offer: $255k (21.5% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.8% in Vinton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 80/100 on livability (#61 in VA, #1,742 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, commute F.
• Roanoke County Public School District (suburban): math 71% / reading 78% proficiency, ranked #9 of 131 in VA (top 7%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 158 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 360 units permitted in Roanoke County in 2024 (228 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Roanoke County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 26y 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 $275k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $255,000 (21.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.78% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.73%
• DSCR: 0.97
• GRM: 10.6

CMA / ARV

• ARV (median comp): $311,496
• List price: $325,000
• Delta: 4.34%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2159 Beavers Ln	0.07mi	4/2.0	1,650 (+2%)	1mo	$350,000	$212	91
1740 Parker Ln	0.22mi	3/2.0 (-1)	1,400 (-13%)	1mo	$319,950	$229	62
617 Mcgeorge Dr	0.74mi	3/2.0 (-1)	1,677 (+4%)	7mo	$299,000	$178	48
716 Arcadia Cir	0.71mi	3/2.5 (-1)	1,762 (+9%)	10mo	$324,950	$184	36
1027 Alison Ln	0.66mi	3/2.5 (-1)	1,796 (+12%)	11mo	$345,000	$192	34

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: -17.5%
• Equity multiple: 0.38×
• Total profit: $-56,250
• Equity at exit: $48,459

10-year hold

• IRR: -9.6%
• Equity multiple: 0.41×
• Total profit: $-53,792
• Equity at exit: $28,100

Cash invested: $91,000 (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 24179

• Active inventory: 158
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,550 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$230 /mo · $2,759/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$536
• Net cashflow: $-55

Break-even live

Break-even rent $2,620

Max offer price $315,249

Occupancy floor 97%

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2641 Parkview Dr Vinton, VA	4.0	2.0	2200	$2,550	$1.16	13d	1	1.49mi

Listing history 19 events

1. 2026-05-18
   status Pending 791-char remark

   Show marketing remark (791 chars)

   100% USDA FINANCING ELIGIBLE! Tucked at the end of a quiet cul-de-sac in Roanoke County, this home offers a setting that's hard to replicate. Outside you're met with the kind of backdrop most people have to drive to find, backing directly to federally protected land and the scenic Blue Ridge Parkway. Whether it's morning coffee to the songs of nature, evening walks, or simply enjoying the open space behind you, this is a home that invites you to slow down and step outside. You'll still enjoy the ease of a neighborhood community and city convenience, but with a level of privacy and connection to the outdoors that feels more like a getaway. Thoughtfully cared for and perfectly positioned, this home is ideal for those who value community, fresh air, and a little extra breathing room.

2. 2026-04-15
   listed $325,000 Active 791-char remark

   Show marketing remark (791 chars)

   100% USDA FINANCING ELIGIBLE! Tucked at the end of a quiet cul-de-sac in Roanoke County, this home offers a setting that's hard to replicate. Outside you're met with the kind of backdrop most people have to drive to find, backing directly to federally protected land and the scenic Blue Ridge Parkway. Whether it's morning coffee to the songs of nature, evening walks, or simply enjoying the open space behind you, this is a home that invites you to slow down and step outside. You'll still enjoy the ease of a neighborhood community and city convenience, but with a level of privacy and connection to the outdoors that feels more like a getaway. Thoughtfully cared for and perfectly positioned, this home is ideal for those who value community, fresh air, and a little extra breathing room.

3. 2023-08-04
   soldstatus $275,000 Closed 382-char remark

   Show marketing remark (382 chars)

   Welcome Home! Your perfectly situated abode awaits you. Tucked away in the perfect setting, at the end of a cul-de-sac with the privacy of a wooded back yard. Boasting with beauty, this home features three upstairs bedrooms and two bathrooms, with an additional bedroom downstairs. Two living areas, a spacious dining area and over half an acre to explore. Schedule your tour today!

4. 2023-07-28
   soldstatus $275,000
5. 2023-06-23
   status Pending 382-char remark

   Show marketing remark (382 chars)

   Welcome Home! Your perfectly situated abode awaits you. Tucked away in the perfect setting, at the end of a cul-de-sac with the privacy of a wooded back yard. Boasting with beauty, this home features three upstairs bedrooms and two bathrooms, with an additional bedroom downstairs. Two living areas, a spacious dining area and over half an acre to explore. Schedule your tour today!

6. 2023-06-19
   price $277,450 382-char remark

   Show marketing remark (382 chars)

   Welcome Home! Your perfectly situated abode awaits you. Tucked away in the perfect setting, at the end of a cul-de-sac with the privacy of a wooded back yard. Boasting with beauty, this home features three upstairs bedrooms and two bathrooms, with an additional bedroom downstairs. Two living areas, a spacious dining area and over half an acre to explore. Schedule your tour today!

7. 2023-06-03
   listed $279,950 Active 382-char remark

   Show marketing remark (382 chars)

   Welcome Home! Your perfectly situated abode awaits you. Tucked away in the perfect setting, at the end of a cul-de-sac with the privacy of a wooded back yard. Boasting with beauty, this home features three upstairs bedrooms and two bathrooms, with an additional bedroom downstairs. Two living areas, a spacious dining area and over half an acre to explore. Schedule your tour today!

8. 2014-02-07
   soldstatus $159,950
9. 2014-02-07
   soldstatus $159,950
10. 2013-12-06
    listed $159,950
11. 2013-11-01
    soldstatus $101,652
12. 2013-09-01
    listed $130,000
13. 2010-01-25
    historical
14. 2009-10-23
    listed $169,950
15. 2000-06-01
    soldstatus $106,500
16. 2000-06-01
    soldstatus $106,500
17. 2000-04-21
    listed $106,500
18. 1998-10-01
    soldstatus $101,000
19. 1987-07-01
    soldstatus $68,000

ⓘ 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: $2,759 · $230/mo
• Projected year-2 tax: $2,759 · $230/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,600
• − Mortgage interest: −$18,205
• − Property taxes: −$2,759
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,448
• − Management: −$2,448
• − Depreciation: −$9,455
• Taxable loss: −$6,340
• Est. tax savings @ 24.0%: +$1,522
• After-tax cash flow: $859/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: Roanoke County Public School District
• NCES district ID: 5103330
• Math proficiency: 71% ▼ -19.00%
• Reading proficiency: 78% ▼ -6.00%
• Median HH income: $60,526
• Composite: 64.08/100
• National rank: #578
• State rank: #9 of 131 in VA

Livability — Vinton

• Score: 80/100
• State rank: #61
• US rank: #1742

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 18,834

Population outlook (Roanoke County) Hauer SSP2

• Today (2025): 98,162 people
• By 2030: 99,793 · +1.7%
• By 2040: 101,965 · +3.9%
• By 2050: 103,328 · +5.3%
• By 2075: 108,641 · +10.7%
• By 2100: 104,845 · +6.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 4% Black 3% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Roanoke

• 2024 margin: Strong R (+22.5) · D 38.2% · R 60.7% · Other 1.1%
• 2008→2024 swing: -1.4pp toward R · 2008: -21.1pp · 2024: -22.5pp
• All cycles: 2024: R+22.5 2020: R+21.8 2016: R+28.1 2012: R+25.6 2008: R+21.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -117.89%
• Current HPI: 186.9964
• 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

+377.9% since first listed

19 events — show timeline

• 2026-05-18 Pending — MLSRV
• 2026-04-15 Listed $325,000 MLSRV
• 2023-08-04 Sold (MLS) $275,000 MLSRV
• 2023-07-28 Sold (Public Records) $275,000 Public Records
• 2023-06-23 Pending — MLSRV
• 2023-06-19 Price Changed $277,450 MLSRV
• 2023-06-03 Listed $279,950 MLSRV
• 2014-02-07 Sold (Public Records) $159,950 Public Records
• 2014-02-07 Sold (MLS) $159,950 MLSRV
• 2013-12-06 Listed $159,950 MLSRV
• 2013-11-01 Sold (MLS) $101,652 MLSRV
• 2013-09-01 Listed $130,000 MLSRV
• 2010-01-25 Listing Removed — MLSRV
• 2009-10-23 Listed $169,950 MLSRV
• 2000-06-01 Sold (Public Records) $106,500 Public Records
• 2000-06-01 Sold (MLS) $106,500 MLSRV
• 2000-04-21 Listed $106,500 MLSRV
• 1998-10-01 Sold (Public Records) $101,000 Public Records
• 1987-07-01 Sold (Public Records) $68,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $2,759 · +5.0% YoY. Source: county tax records.