6004 Powell River Rd. Rd · Wise, VA 24293

$99,000

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 229 Days on market

Built 2014 10,454 sqft lot $76/sqft · 75% above area ↓ 23% 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 +27.2/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Schools +6.3/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.3/10.0

Listing remarks MLS

WOW! Wow! Wow! Great Buy! Reduced $20,000, another 10000 ! - Motivated Seller! Well-maintained 2014 ranch offering 3 bedrooms and 2 full baths, situated on a manageable 0.24-acre lot with significant road frontage. This home is in great condition and features a welcoming covered front porch--perfect for relaxing--as well as a convenient single car carport. The property includes a shared septic system, All furniture is included with the home. Move-in ready with great value--don't miss this opportunity! Buyers and buyers agents to verify information contained in this listing. Subject to Errors & Omissions.

Key facts

• Covered front porch
• 1 car carport
• 0.24 acre lot

Tags

• COVERED FRONT PORCH
• 1 CAR CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 5.1% in Wise — 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 77/100 on livability (#99 in VA, #3,153 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, cost of living A+, health & safety A; Watch: employment D+, amenities F, commute F.
• Wise County Public School District (town): math 74% / reading 79% proficiency, ranked #11 of 131 in VA (top 8%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 42 active listings in the ZIP; 17 units permitted in Wise County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Wise County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 229 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 229 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.13% ✓
• Cap rate: 9.72%
• Cash-on-cash: 12.25%
• DSCR: 1.54
• GRM: 7.4

CMA / ARV

• ARV (median comp): $58,778
• List price: $99,000
• Delta: 68.43%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -2.2%
• Equity multiple: 0.92×
• Total profit: $-2,250
• Equity at exit: $14,761

10-year hold

• IRR: 7.5%
• Equity multiple: 1.57×
• Total profit: $15,814
• Equity at exit: $8,560

Cash invested: $27,720 (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 24293

• Home prices YoY: -5.8%
• Active inventory: 42
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,115 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$38 /mo · $453/yr
• Insurance: −$41
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $216

Break-even live

Break-even rent $841

Max offer price $99,000

Occupancy floor 76%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $99,000 Active 229 DOM
2. 2026-06-17
   days on market $99,000 Active 228 DOM
3. 2026-06-16
   days on market $99,000 Active 227 DOM
4. 2026-06-15
   days on market $99,000 Active 226 DOM
5. 2026-06-15
   days on market $99,000 Active 225 DOM
6. 2026-06-13
   days on market $99,000 Active 224 DOM
7. 2026-06-12
   days on market $99,000 Active 223 DOM
8. 2026-06-09
   days on market $99,000 Active 220 DOM
9. 2026-06-08
   days on market $99,000 Active 219 DOM
10. 2026-06-08
    days on market $99,000 Active 218 DOM
11. 2026-06-07
    days on market $99,000 Active 217 DOM
12. 2026-06-03
    days on market $99,000 Active 214 DOM
13. 2026-06-02
    days on market $99,000 Active 213 DOM
14. 2026-06-01
    days on market $99,000 Active 212 DOM
15. 2026-05-31
    days on market $99,000 Active 211 DOM
16. 2026-05-06
    price $99,000 619-char remark

    Show marketing remark (619 chars)

    WOW! Wow! Wow! Great Buy! Reduced $20,000, another 10000 ! - Motivated Seller! Well-maintained 2014 ranch offering 3 bedrooms and 2 full baths, situated on a manageable 0.24-acre lot with significant road frontage. This home is in great condition and features a welcoming covered front porch--perfect for relaxing--as well as a convenient single car carport. The property includes a shared septic system, All furniture is included with the home. Move-in ready with great value--don't miss this opportunity! Buyers and buyers agents to verify information contained in this listing. Subject to Errors & Omissions.

17. 2026-02-26
    price $109,000 619-char remark

    Show marketing remark (619 chars)

    WOW! Wow! Wow! Great Buy! Reduced $20,000, another 10000 ! - Motivated Seller! Well-maintained 2014 ranch offering 3 bedrooms and 2 full baths, situated on a manageable 0.24-acre lot with significant road frontage. This home is in great condition and features a welcoming covered front porch--perfect for relaxing--as well as a convenient single car carport. The property includes a shared septic system, All furniture is included with the home. Move-in ready with great value--don't miss this opportunity! Buyers and buyers agents to verify information contained in this listing. Subject to Errors & Omissions.

18. 2026-01-13
    price $119,000 619-char remark

    Show marketing remark (619 chars)

    WOW! Wow! Wow! Great Buy! Reduced $20,000, another 10000 ! - Motivated Seller! Well-maintained 2014 ranch offering 3 bedrooms and 2 full baths, situated on a manageable 0.24-acre lot with significant road frontage. This home is in great condition and features a welcoming covered front porch--perfect for relaxing--as well as a convenient single car carport. The property includes a shared septic system, All furniture is included with the home. Move-in ready with great value--don't miss this opportunity! Buyers and buyers agents to verify information contained in this listing. Subject to Errors & Omissions.

19. 2025-11-10
    status Active 619-char remark

    Show marketing remark (619 chars)

    WOW! Wow! Wow! Great Buy! Reduced $20,000, another 10000 ! - Motivated Seller! Well-maintained 2014 ranch offering 3 bedrooms and 2 full baths, situated on a manageable 0.24-acre lot with significant road frontage. This home is in great condition and features a welcoming covered front porch--perfect for relaxing--as well as a convenient single car carport. The property includes a shared septic system, All furniture is included with the home. Move-in ready with great value--don't miss this opportunity! Buyers and buyers agents to verify information contained in this listing. Subject to Errors & Omissions.

20. 2025-11-07
    historical 619-char remark

    Show marketing remark (619 chars)

    WOW! Wow! Wow! Great Buy! Reduced $20,000, another 10000 ! - Motivated Seller! Well-maintained 2014 ranch offering 3 bedrooms and 2 full baths, situated on a manageable 0.24-acre lot with significant road frontage. This home is in great condition and features a welcoming covered front porch--perfect for relaxing--as well as a convenient single car carport. The property includes a shared septic system, All furniture is included with the home. Move-in ready with great value--don't miss this opportunity! Buyers and buyers agents to verify information contained in this listing. Subject to Errors & Omissions.

21. 2025-10-28
    listed $129,000 Active 619-char remark

    Show marketing remark (619 chars)

    WOW! Wow! Wow! Great Buy! Reduced $20,000, another 10000 ! - Motivated Seller! Well-maintained 2014 ranch offering 3 bedrooms and 2 full baths, situated on a manageable 0.24-acre lot with significant road frontage. This home is in great condition and features a welcoming covered front porch--perfect for relaxing--as well as a convenient single car carport. The property includes a shared septic system, All furniture is included with the home. Move-in ready with great value--don't miss this opportunity! Buyers and buyers agents to verify information contained in this listing. Subject to Errors & Omissions.

ⓘ 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: $453 · $38/mo
• Projected year-2 tax: $812 · $68/mo
• Expected delta: +$359/yr (+$30/mo · 79.3%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 21 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: $13,383
• − Mortgage interest: −$5,546
• − Property taxes: −$453
• − Insurance: −$1,292
• − Repairs & maintenance: −$1,071
• − Management: −$1,071
• − Depreciation: −$2,880
• Taxable income: $1,071
• Est. tax owed @ 24.0%: −$257
• After-tax cash flow: $2,341/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: Wise County Public School District
• NCES district ID: 5104080
• Math proficiency: 74% ▼ -20.00%
• Reading proficiency: 79% ▼ -7.00%
• Median HH income: $35,624
• Composite: 63.37/100
• National rank: #625
• State rank: #11 of 131 in VA

Livability — Wise

• Score: 77/100
• State rank: #99
• US rank: #3153

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,622

Population outlook (Wise County) Hauer SSP2

• Today (2025): 35,714 people
• By 2030: 33,742 · -5.5%
• By 2040: 29,870 · -16.4%
• By 2050: 26,233 · -26.5%
• By 2075: 18,296 · -48.8%
• By 2100: 12,147 · -66.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Serbian 4% Slovak 4% Lithuanian 2%
• Foreign-born: 1% · Canada, South Korea

Political lean MEDSL · Wise

• 2024 margin: Solid R (+63.3) · D 18.1% · R 81.4%
• 2008→2024 swing: -35.6pp toward R · 2008: -27.7pp · 2024: -63.3pp
• All cycles: 2024: R+63.3 2020: R+61.7 2016: R+62.0 2012: R+48.8 2008: R+27.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -9.49%
• Current HPI: 153.7377
• 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

6 events — show timeline

• 2026-05-06 Price Changed $99,000 TVRMLS
• 2026-02-26 Price Changed $109,000 TVRMLS
• 2026-01-13 Price Changed $119,000 TVRMLS
• 2025-11-10 Relisted — TVRMLS
• 2025-11-07 Delisted — TVRMLS
• 2025-10-28 Listed $129,000 TVRMLS

Property tax history

+6.3%/yr

Latest (2025): $453 · +0.0% YoY. Source: county tax records.