133 Wausau St · Tazewell, VA 24651

$52,000

3 bd · 1.5 ba · 1,308 sqft · SingleFamily public records · 239 Days on market

Built 1967 0.25 ac lot $40/sqft · 54% below area ↓ 25% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.6/10.0

Listing remarks MLS

HOUSE IS BEING SOLD AS IS WHERE IS.

Key facts

• 0.25 acre lot
• Built 1967
• Listed 238 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $52k.

Deal economics

• At list price, monthly cash flow is $461 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $52k).
• Recommended offer: $46k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.9% 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: 46 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4 units permitted in Tazewell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $360 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Tazewell County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 239 days — a 12% lower offer ($46k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $45,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 239 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 1967 — 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: 1.92% ✓
• Cap rate: 16.93%
• Cash-on-cash: 38.00%
• DSCR: 2.69
• GRM: 4.3

CMA / ARV

• ARV (median comp): $113,721
• List price: $52,000
• Delta: -54.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
195 Forest Hill Dr	0.65mi	2/2.0 (-1)	1,365 (+4%)	0mo	$195,000	$143	55
161 Brook St	0.49mi	3/1.0	1,196 (-9%)	11mo	$90,000	$75	52
123 Payne St	0.69mi	3/1.5	1,250 (-4%)	13mo	$155,000	$124	50
764 Dogwood Rd	0.64mi	3/1.0	1,260 (-4%)	16mo	$80,000	$63	49
593 Tazewell Ave	0.46mi	3/2.0	1,200 (-8%)	17mo	$129,500	$108	48
847 Dogwood Rd	0.64mi	3/2.0	1,450 (+11%)	10mo	$159,500	$110	42
171 Saint Andrews Dr	0.70mi	3/2.0	1,400 (+7%)	14mo	$189,900	$136	42
145 Division St	0.73mi	3/2.0	1,452 (+11%)	10mo	$150,000	$103	37
144 Payne St	0.66mi	3/1.0	1,484 (+14%)	21mo	$137,000	$92	27

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: 34.0%
• Equity multiple: 2.44×
• Total profit: $20,937
• Equity at exit: $7,753

10-year hold

• IRR: 40.9%
• Equity multiple: 4.85×
• Total profit: $56,031
• Equity at exit: $4,496

Cash invested: $14,560 (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 24651

• Home prices YoY: -5.4%
• Active inventory: 46
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$273
• Tax from tax record: −$35 /mo · $415/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $461

Break-even live

Break-even rent $416

Max offer price $52,000

Occupancy floor 49%

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: $13,000
• Closing costs: $1,560
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
224 Wausau St Tazewell, VA	3.0	1.0	1050	$1,000	$0.95	43d	1	0.10mi

Listing history 17 events

1. 2026-06-19
   days on market $52,000 Active 239 DOM
2. 2026-06-18
   days on market $52,000 Active 238 DOM
3. 2026-06-17
   days on market $52,000 Active 237 DOM
4. 2026-06-16
   days on market $52,000 Active 236 DOM
5. 2026-06-15
   days on market $52,000 Active 235 DOM
6. 2026-06-14
   days on market $52,000 Active 233 DOM
7. 2026-06-12
   days on market $52,000 Active 232 DOM
8. 2026-06-09
   days on market $52,000 Active 229 DOM
9. 2026-06-08
   days on market $52,000 Active 228 DOM
10. 2026-06-07
    days on market $52,000 Active 227 DOM
11. 2026-06-03
    days on market $52,000 Active 223 DOM
12. 2026-06-02
    days on market $52,000 Active 222 DOM
13. 2026-06-01
    days on market $52,000 Active 221 DOM
14. 2026-05-31
    days on market $52,000 Active 220 DOM
15. 2026-05-30
    days on market $52,000 Active 219 DOM
16. 2026-01-13
    price $52,000 35-char remark

    Show marketing remark (35 chars)

    HOUSE IS BEING SOLD AS IS WHERE IS.

17. 2025-10-23
    listed $69,500 Active 35-char remark

    Show marketing remark (35 chars)

    HOUSE IS BEING SOLD AS IS WHERE 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: $415 · $35/mo
• Projected year-2 tax: $426 · $36/mo
• Expected delta: +$12/yr (+$1/mo · 2.8%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥89°F today · 24 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: $12,000
• − Mortgage interest: −$2,913
• − Property taxes: −$415
• − Insurance: −$260
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$1,513
• Taxable income: $4,980
• Est. tax owed @ 24.0%: −$1,195
• After-tax cash flow: $4,338/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

• Census place: Tazewell, VA
• Population (ZIP): 5,683

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 (91%)
• Race & ethnicity: White 91% Black 5% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Serbian 3% Slovak 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

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: ▼ -8.72%
• Current HPI: 153.2259
• 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

-25.2% since first listed

2 events — show timeline

• 2026-01-13 Price Changed $52,000 SWVAR
• 2025-10-23 Listed $69,500 SWVAR

Property tax history

+1.3%/yr

Latest (2025): $415 · +0.0% YoY. Source: county tax records.