262 Lowe St · Buchanan, VA 24066

$145,000

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 73 Days on market

Built 1995 0.26 ac lot $116/sqft · 49% below area Est $286k · 49% under

---

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 +19.2/30.0
• ARV discount +15.0/15.0
• Schools +6.8/10.0
• DSCR +6.1/10.0
• 1% rule +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 BED, 1 BATH - is Ready for the next chapter and has income rental history too! Features an amazing start to your buyer or investor! A covered front porch invites you into a spacious newly carpeted living. Each room can fit any size bed & features ample spacious closets. The main bedroom includes a large bathroom with dual sinks! This bathroom has a step built into the tub or shower for easier entry/exit. The wide eat in kitchen offers a built in bar, ample storage space, direct access to the washer & dryer leading to the back porch & a separate sunroom for whatever you need. The back yard has a older shed. The front yard features a carport, a corner bench and a butterfly bush ready to bloom.

Key facts

• Covered front porch
• Built in bar
• Wide eat in kitchen

Tags

• COVERED FRONT PORCH
• AMPLE SPACIOUS CLOSETS
• LARGE BATHROOM WITH DUAL SINKS
• STEP BUILT INTO THE TUB
• WIDE EAT IN KITCHEN
• BUILT IN BAR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $-270 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $97k (32.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (8.2% below list).
• Recommended offer: $97k (32.8% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 69/100 on livability (#244 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, schools A-; Watch: employment D+, amenities F, commute F.
• Botetourt County Public School District (rural): math 76% / reading 82% proficiency, ranked #6 of 131 in VA (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: 41 active listings in the ZIP; 116 units permitted in Botetourt County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Botetourt County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 9y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,388 (32.8% 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. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.92% ✗
• Cap rate: 7.59%
• Cash-on-cash: 4.64%
• DSCR: 1.21
• GRM: 9.1

CMA / ARV

• ARV (median comp): $286,500
• List price: $145,000
• Delta: -49.39%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -30.0%
• Equity multiple: 0.00×
• Total profit: $-40,446
• Equity at exit: $21,620

10-year hold

• IRR: -30.5%
• Equity multiple: -0.39×
• Total profit: $-56,446
• Equity at exit: $12,537

Cash invested: $40,600 (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 24066

• Home prices YoY: -21.8%
• Active inventory: 41
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,331 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$74 /mo · $883/yr
• Insurance: −$60
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $-270

Break-even live

Break-even rent $1,672

Max offer price $97,388

Occupancy floor —

Sensitivity live

Price	-10% $-187	-5% $-228	+0% $-270	+5% $-311	+10% $-352
Rent	-10% $-375	-5% $-322	+0% $-270	+5% $-217	+10% $-164
Rate	-1.0pp $-196	-0.5pp $-233	base $-270	+0.5pp $-307	+1.0pp $-345

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-05
   statusdays on market $145,000 Pending 73 DOM
2. 2026-04-09
   status Active 720-char remark

   Show marketing remark (720 chars)

   3 BED, 1 BATH - is Ready for the next chapter and has income rental history too! Features an amazing start to your buyer or investor! A covered front porch invites you into a spacious newly carpeted living. Each room can fit any size bed & features ample spacious closets. The main bedroom includes a large bathroom with dual sinks! This bathroom has a step built into the tub or shower for easier entry/exit. The wide eat in kitchen offers a built in bar, ample storage space, direct access to the washer & dryer leading to the back porch & a separate sunroom for whatever you need. The back yard has a older shed. The front yard features a carport, a corner bench and a butterfly bush ready to bloom.

3. 2026-04-04
   status Pending 720-char remark

   Show marketing remark (720 chars)

   3 BED, 1 BATH - is Ready for the next chapter and has income rental history too! Features an amazing start to your buyer or investor! A covered front porch invites you into a spacious newly carpeted living. Each room can fit any size bed & features ample spacious closets. The main bedroom includes a large bathroom with dual sinks! This bathroom has a step built into the tub or shower for easier entry/exit. The wide eat in kitchen offers a built in bar, ample storage space, direct access to the washer & dryer leading to the back porch & a separate sunroom for whatever you need. The back yard has a older shed. The front yard features a carport, a corner bench and a butterfly bush ready to bloom.

4. 2026-03-08
   price $145,000 720-char remark

   Show marketing remark (720 chars)

   3 BED, 1 BATH - is Ready for the next chapter and has income rental history too! Features an amazing start to your buyer or investor! A covered front porch invites you into a spacious newly carpeted living. Each room can fit any size bed & features ample spacious closets. The main bedroom includes a large bathroom with dual sinks! This bathroom has a step built into the tub or shower for easier entry/exit. The wide eat in kitchen offers a built in bar, ample storage space, direct access to the washer & dryer leading to the back porch & a separate sunroom for whatever you need. The back yard has a older shed. The front yard features a carport, a corner bench and a butterfly bush ready to bloom.

5. 2026-03-06
   listed $155,000 Active 720-char remark

   Show marketing remark (720 chars)

   3 BED, 1 BATH - is Ready for the next chapter and has income rental history too! Features an amazing start to your buyer or investor! A covered front porch invites you into a spacious newly carpeted living. Each room can fit any size bed & features ample spacious closets. The main bedroom includes a large bathroom with dual sinks! This bathroom has a step built into the tub or shower for easier entry/exit. The wide eat in kitchen offers a built in bar, ample storage space, direct access to the washer & dryer leading to the back porch & a separate sunroom for whatever you need. The back yard has a older shed. The front yard features a carport, a corner bench and a butterfly bush ready to bloom.

6. 2024-12-24
   historical
7. 2024-10-23
   status Active
8. 2024-08-12
   historical
9. 2024-06-24
   listed $159,000 Active
10. 2024-05-20
    historical
11. 2023-09-26
    listed $159,000 Active
12. 2023-07-12
    status Active
13. 2023-06-14
    status Pending
14. 2023-06-14
    historical
15. 2023-03-16
    listed $154,950 Active
16. 2022-07-12
    status Active
17. 2022-06-20
    status Pending
18. 2022-06-20
    historical
19. 2022-04-01
    listed $120,000 Active
20. 2021-12-31
    historical
21. 2021-06-29
    listed $120,000
22. 2021-03-14
    historical
23. 2020-05-22
    listed $97,985
24. 2017-12-31
    historical
25. 2017-07-14
    listed $109,350

ⓘ 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: $883 · $74/mo
• Projected year-2 tax: $1,189 · $99/mo
• Expected delta: +$306/yr (+$25/mo · 34.6%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,971
• − Mortgage interest: −$8,122
• − Property taxes: −$883
• − Insurance: −$5,844
• − Repairs & maintenance: −$1,278
• − Management: −$1,278
• − Depreciation: −$4,218
• Taxable loss: −$5,651
• Est. tax savings @ 24.0%: +$1,356
• After-tax cash flow: $-1,878/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: Botetourt County Public School District
• NCES district ID: 5100420
• Math proficiency: 76% ▼ -14.00%
• Reading proficiency: 82% ▼ -2.00%
• Median HH income: $63,125
• Composite: 68.07/100
• National rank: #355
• State rank: #6 of 131 in VA

Livability — Buchanan

• Score: 69/100
• State rank: #244
• US rank: #8227

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Buchanan, VA
• City population: 5,234
• Population (ZIP): 5,234

Population outlook (Botetourt County) Hauer SSP2

• Today (2025): 34,273 people
• By 2030: 34,457 · +0.5%
• By 2040: 34,051 · -0.6%
• By 2050: 32,841 · -4.2%
• By 2075: 30,720 · -10.4%
• By 2100: 26,395 · -23.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Serbian 2% Slovak 2% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Botetourt

• 2024 margin: Solid R (+45.1) · D 27.0% · R 72.2%
• 2008→2024 swing: -11.9pp toward R · 2008: -33.2pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+44.5 2016: R+47.6 2012: R+38.6 2008: R+33.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -43.35%
• Current HPI: 155.1053
• 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

+32.6% since first listed

24 events — show timeline

• 2026-04-09 Relisted — MLSRV
• 2026-04-04 Pending — MLSRV
• 2026-03-08 Price Changed $145,000 MLSRV
• 2026-03-06 Listed $155,000 MLSRV
• 2024-12-24 Listing Removed — MLSRV
• 2024-10-23 Relisted — MLSRV
• 2024-08-12 Listing Removed — MLSRV
• 2024-06-24 Listed $159,000 MLSRV
• 2024-05-20 Listing Removed — MLSRV
• 2023-09-26 Listed $159,000 MLSRV
• 2023-07-12 Relisted — MLSRV
• 2023-06-14 Pending — MLSRV
• 2023-06-14 Listing Removed — MLSRV
• 2023-03-16 Listed $154,950 MLSRV
• 2022-07-12 Relisted — MLSRV
• 2022-06-20 Pending — MLSRV
• 2022-06-20 Listing Removed — MLSRV
• 2022-04-01 Listed $120,000 MLSRV
• 2021-12-31 Listing Removed — MLSRV
• 2021-06-29 Listed $120,000 MLSRV
• 2021-03-14 Listing Removed — MLSRV
• 2020-05-22 Listed $97,985 MLSRV
• 2017-12-31 Listing Removed — MLSRV
• 2017-07-14 Listed $109,350 MLSRV

Property tax history

+2.1%/yr

Latest (2025): $883 · +0.0% YoY. Source: county tax records.