226 Buckeye St · Saltville, VA 24370

$59,500

3 bd · 1.0 ba · 948 sqft · SingleFamily public records · 44 Days on market

Built 1955 8,712 sqft lot $63/sqft · 33% below area Est $88k · 33% under ↓ 12% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.1/10.0
• Schools +4.5/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Cozy one level living at its best! 3 bedroom, 1 bath home perfect for first-time buyers, downsizers, or anyone who values easy, single-level living with no stairs to climb. Eat in kitchen with plenty of room for casual meals, morning coffee, or famiy gathering. Effecient heating with a reliable monitor system, stay warm and confortable all winter long with peace of mind.

Key facts

• 8,712 sq ft lot
• Built 1955
• Listed 44 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Residential property; Zoned R1
• Construction: Masonite exterior
• Exterior features: Shingle roof

Interior

• Kitchen: Refrigerator
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; Space heaters; Ceiling fan(s)
• Interior features: Insulated windows; Crawl space basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $392 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($953 rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#206 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Smyth County Public School District (rural): math 46% / reading 63% proficiency, ranked #89 of 131 in VA (top 68%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Saltville Elementary (math 52% / reading 62%, grade C+, #597 of 1,108 statewide, top 57%, 195 students, 102% FRL); Northwood High (math 62% / reading 77%, grade B, #159 of 319 statewide, top 53%, 240 students, 87% FRL) — zoned schools average 94% FRL vs 54% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 32 active listings in the ZIP; 38 units permitted in Smyth County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $585 of equity ($411 loan paydown + $174 appreciation (0.3% local appreciation)).
• Smyth County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.3% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,715 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.60% ✓
• Cap rate: 14.19%
• Cash-on-cash: 28.22%
• DSCR: 2.26
• GRM: 5.2

CMA / ARV

• ARV (median comp): $88,435
• List price: $59,500
• Delta: -32.72%
• 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
312 Davidson St	0.42mi	2/1.0 (-1)	840 (-11%)	3mo	$122,000	$145	54
209 5th Ave	0.51mi	3/1.0	1,080 (+14%)	11mo	$152,000	$141	44

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

Projected returns pro-forma

0.29% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.2%
• Equity multiple: 2.44×
• Total profit: $24,018
• Equity at exit: $18,152

10-year hold

• IRR: 32.5%
• Equity multiple: 4.70×
• Total profit: $61,724
• Equity at exit: $22,531

Cash invested: $16,660 (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 24370

• Home prices YoY: 0.1%
• Active inventory: 32
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $953 medium
• Mortgage (P&I): −$312
• Tax from tax record: −$24 /mo · $288/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $392

Break-even live

Break-even rent $457

Max offer price $59,500

Occupancy floor 54%

Sensitivity live

Price	-10% $425	-5% $409	+0% $392	+5% $375	+10% $358
Rent	-10% $317	-5% $354	+0% $392	+5% $429	+10% $467
Rate	-1.0pp $422	-0.5pp $407	base $392	+0.5pp $376	+1.0pp $361

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: $14,875
• Closing costs: $1,785
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $59,500 Active 44 DOM
2. 2026-06-18
   days on market $59,500 Active 42 DOM
3. 2026-06-17
   days on market $59,500 Active 41 DOM
4. 2026-06-16
   days on market $59,500 Active 40 DOM
5. 2026-06-15
   days on market $59,500 Active 39 DOM
6. 2026-06-15
   days on market $59,500 Active 38 DOM
7. 2026-06-13
   days on market $59,500 Active 37 DOM
8. 2026-06-12
   days on market $59,500 Active 36 DOM
9. 2026-06-09
   days on market $59,500 Active 33 DOM
10. 2026-06-08
    days on market $59,500 Active 32 DOM
11. 2026-06-08
    days on market $59,500 Active 31 DOM
12. 2026-06-07
    days on market $59,500 Active 30 DOM
13. 2026-06-03
    days on market $59,500 Active 27 DOM
14. 2026-06-02
    days on market $59,500 Active 26 DOM
15. 2026-06-01
    days on market $59,500 Active 25 DOM
16. 2026-05-31
    days on market $59,500 Active 24 DOM
17. 2026-05-05
    listed $59,500 Active 373-char remark
18. 2025-10-03
    price $66,000
19. 2025-06-16
    price $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: $288 · $24/mo
• Projected year-2 tax: $488 · $41/mo
• Expected delta: +$200/yr (+$17/mo · 69.5%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 8 d/yr ≥93°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,432
• − Mortgage interest: −$3,333
• − Property taxes: −$288
• − Insurance: −$298
• − Repairs & maintenance: −$915
• − Management: −$915
• − Depreciation: −$1,731
• Taxable income: $3,953
• Est. tax owed @ 24.0%: −$949
• After-tax cash flow: $3,753/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: Smyth County Public School District
• NCES district ID: 5103520
• Math proficiency: 46% ▼ -38.00%
• Reading proficiency: 63% ▼ -14.00%
• Median HH income: $36,901
• Composite: 45.2/100
• National rank: #2672
• State rank: #89 of 131 in VA

Livability — Saltville

• Score: 72/100
• State rank: #206
• US rank: #6370

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Saltville, VA
• Population (ZIP): 5,740

Population outlook (Smyth County) Hauer SSP2

• Today (2025): 29,740 people
• By 2030: 28,593 · -3.9%
• By 2040: 26,091 · -12.3%
• By 2050: 23,629 · -20.5%
• By 2075: 18,365 · -38.2%
• By 2100: 13,697 · -53.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Hispanic / Latino 2%
• Common ancestry: Serbian 2% Slovak 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Smyth

• 2024 margin: Solid R (+60.5) · D 19.4% · R 79.9%
• 2008→2024 swing: -31.4pp toward R · 2008: -29.1pp · 2024: -60.5pp
• All cycles: 2024: R+60.5 2020: R+56.3 2016: R+55.2 2012: R+33.0 2008: R+29.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.29%
• Current HPI: 218.7537
• 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

-12.5% since first listed

3 events — show timeline

• 2026-05-05 Listed $59,500 SWVAR
• 2025-10-03 Price Changed $66,000 SWVAR
• 2025-06-16 Price Changed $68,000 SWVAR

Property tax history

+4.4%/yr

Latest (2025): $288 · +0.0% YoY. Source: county tax records.