1235 W W Monroe St · Wytheville, VA 24382

$169,500

2 bd · 2.0 ba · 1,048 sqft · SingleFamily public records · 110 Days on market

Built 1950 3,920 sqft lot $162/sqft · 8% below area Est $171k · at est. ↓ 23% since listing

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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 +12.5/30.0
• ARV discount +8.0/15.0
• Schools +6.0/10.0
• Livability +3.8/5.0
• DSCR +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1235 W Monroe Street. This vibrant 2-bedroom, 2-bath home is anything but cookie-cutter. From the moment you step inside, the refinished hardwood floors set a warm, inviting tone that flows throughout the home. The layout is refreshingly functional, offering defined spaces that still feel open and connected, perfect for everyday living and easy entertaining. The kitchen is truly the heart of the home, featuring custom cabinetry, stylish finishes, and a design that balances personality with practicality. Both bedrooms are generously sized, giving you flexibility for guests, a home office, or simply room to breathe. Each bathroom has been tastefully updated, blending comfort with modern touches. Downstairs, you'll love the convenience of a drive-under garage, providing secure parking, extra storage, and easy access no matter the weather. Colorful, character-filled, and completely move-in ready, 1235 W Monroe Street offers the kind of personality you just don't find every day. If you've been waiting for something with style, warmth, and substance, this is it.

Key facts

• Custom cabinetry
• Drive-under garage
• 3,920 sq ft lot

Tags

• REFINISHED HARDWOOD FLOORS
• CUSTOM CABINETRY
• DRIVE-UNDER GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-26 ($-310/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (27.5% below list).
• Recommended offer: $123k (27.5% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.3% in Wytheville — 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 76/100 on livability (#116 in VA, #3,571 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, schools A; Watch: employment D, amenities F, commute F.
• Wythe County Public School District (rural): math 67% / reading 77% proficiency, ranked #20 of 131 in VA (top 15%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 155 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 63 units permitted in Wythe County in 2024 (12 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 $5k of value loss. Plan a longer hold.
• Wythe County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($154k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,901 (27.5% 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. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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.
9. 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.
10. 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: 0.73% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.65%
• DSCR: 0.97
• GRM: 11.5

CMA / ARV

• ARV (median comp): $171,231
• List price: $169,500
• Delta: -1.01%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
260 N 26th St	0.16mi	3/1.0 (+1)	1,050 (+0%)	5mo	$210,000	$200	79
165 N 22nd St	0.03mi	2/2.0	960 (-8%)	17mo	$169,500	$177	70
1465 W Railroad Ave	0.38mi	2/1.0	1,008 (-4%)	3mo	$85,000	$84	70
1210 W Monroe St	0.03mi	2/1.0	912 (-13%)	5mo	$192,000	$211	69
1135 W Spiller St	0.16mi	2/2.0	900 (-14%)	9mo	$229,000	$254	62
365 S 12th St	0.46mi	3/1.0 (+1)	1,029 (-2%)	6mo	$215,000	$209	61
665 W Un	0.57mi	3/1.0 (+1)	1,029 (-2%)	2mo	$70,000	$68	60
215 S 12th St	0.42mi	2/2.0	946 (-10%)	6mo	$95,000	$100	60
505 W Jefferson St	0.70mi	3/1.0 (+1)	1,000 (-5%)	3mo	$170,000	$170	48
835 W Madison St	0.64mi	2/1.0	1,184 (+13%)	4mo	$42,000	$35	41
805 W Madison St	0.66mi	2/1.0	1,182 (+13%)	5mo	$60,000	$51	40
625 S 8th St	0.71mi	3/2.0 (+1)	1,138 (+9%)	13mo	$185,000	$163	37

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: -17.4%
• Equity multiple: 0.38×
• Total profit: $-29,199
• Equity at exit: $25,273

10-year hold

• IRR: -9.6%
• Equity multiple: 0.41×
• Total profit: $-27,904
• Equity at exit: $14,655

Cash invested: $47,460 (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 24382

• Home prices YoY: -25.7%
• Active inventory: 155
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,229 medium
• Mortgage (P&I): −$889
• Tax from tax record: −$37 /mo · $447/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $-26

Break-even live

Break-even rent $1,262

Max offer price $164,940

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: $42,375
• Closing costs: $5,085
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 W Marshall St Unit 2 Wytheville, VA	2.0	1.0	900	$1,250	$1.39	43d	1	1.04mi
1380 Old Stage Rd Unit 5 Wytheville, VA	2.0	2.0	800	$1,200	$1.50	43d	1	1.28mi

Listing history 23 events

1. 2026-06-18
   days on market $169,500 Active 110 DOM
2. 2026-06-17
   days on market $169,500 Active 109 DOM
3. 2026-06-17
   price $169,500 Active 108 DOM
4. 2026-06-16
   days on market $169,900 Active 108 DOM
5. 2026-06-15
   days on market $169,900 Active 107 DOM
6. 2026-06-15
   days on market $169,900 Active 106 DOM
7. 2026-06-13
   days on market $169,900 Active 105 DOM
8. 2026-06-12
   days on market $169,900 Active 104 DOM
9. 2026-06-09
   days on market $169,900 Active 101 DOM
10. 2026-06-08
    days on market $169,900 Active 100 DOM
11. 2026-06-08
    days on market $169,900 Active 99 DOM
12. 2026-06-07
    days on market $169,900 Active 98 DOM
13. 2026-06-03
    days on market $169,900 Active 95 DOM
14. 2026-06-02
    days on market $169,900 Active 94 DOM
15. 2026-06-01
    days on market $169,900 Active 93 DOM
16. 2026-05-31
    days on market $169,900 Active 92 DOM
17. 2026-05-13
    price $169,900 1083-char remark

    Show marketing remark (1083 chars)

    Welcome to 1235 W Monroe Street. This vibrant 2-bedroom, 2-bath home is anything but cookie-cutter. From the moment you step inside, the refinished hardwood floors set a warm, inviting tone that flows throughout the home. The layout is refreshingly functional, offering defined spaces that still feel open and connected, perfect for everyday living and easy entertaining. The kitchen is truly the heart of the home, featuring custom cabinetry, stylish finishes, and a design that balances personality with practicality. Both bedrooms are generously sized, giving you flexibility for guests, a home office, or simply room to breathe. Each bathroom has been tastefully updated, blending comfort with modern touches. Downstairs, you'll love the convenience of a drive-under garage, providing secure parking, extra storage, and easy access no matter the weather. Colorful, character-filled, and completely move-in ready, 1235 W Monroe Street offers the kind of personality you just don't find every day. If you've been waiting for something with style, warmth, and substance, this is it.

18. 2026-04-20
    price $175,000 1083-char remark

    Show marketing remark (1083 chars)

    Welcome to 1235 W Monroe Street. This vibrant 2-bedroom, 2-bath home is anything but cookie-cutter. From the moment you step inside, the refinished hardwood floors set a warm, inviting tone that flows throughout the home. The layout is refreshingly functional, offering defined spaces that still feel open and connected, perfect for everyday living and easy entertaining. The kitchen is truly the heart of the home, featuring custom cabinetry, stylish finishes, and a design that balances personality with practicality. Both bedrooms are generously sized, giving you flexibility for guests, a home office, or simply room to breathe. Each bathroom has been tastefully updated, blending comfort with modern touches. Downstairs, you'll love the convenience of a drive-under garage, providing secure parking, extra storage, and easy access no matter the weather. Colorful, character-filled, and completely move-in ready, 1235 W Monroe Street offers the kind of personality you just don't find every day. If you've been waiting for something with style, warmth, and substance, this is it.

19. 2026-03-16
    price $180,000 1083-char remark

    Show marketing remark (1083 chars)

    Welcome to 1235 W Monroe Street. This vibrant 2-bedroom, 2-bath home is anything but cookie-cutter. From the moment you step inside, the refinished hardwood floors set a warm, inviting tone that flows throughout the home. The layout is refreshingly functional, offering defined spaces that still feel open and connected, perfect for everyday living and easy entertaining. The kitchen is truly the heart of the home, featuring custom cabinetry, stylish finishes, and a design that balances personality with practicality. Both bedrooms are generously sized, giving you flexibility for guests, a home office, or simply room to breathe. Each bathroom has been tastefully updated, blending comfort with modern touches. Downstairs, you'll love the convenience of a drive-under garage, providing secure parking, extra storage, and easy access no matter the weather. Colorful, character-filled, and completely move-in ready, 1235 W Monroe Street offers the kind of personality you just don't find every day. If you've been waiting for something with style, warmth, and substance, this is it.

20. 2026-02-27
    listed $185,000 Active 1083-char remark

    Show marketing remark (1083 chars)

    Welcome to 1235 W Monroe Street. This vibrant 2-bedroom, 2-bath home is anything but cookie-cutter. From the moment you step inside, the refinished hardwood floors set a warm, inviting tone that flows throughout the home. The layout is refreshingly functional, offering defined spaces that still feel open and connected, perfect for everyday living and easy entertaining. The kitchen is truly the heart of the home, featuring custom cabinetry, stylish finishes, and a design that balances personality with practicality. Both bedrooms are generously sized, giving you flexibility for guests, a home office, or simply room to breathe. Each bathroom has been tastefully updated, blending comfort with modern touches. Downstairs, you'll love the convenience of a drive-under garage, providing secure parking, extra storage, and easy access no matter the weather. Colorful, character-filled, and completely move-in ready, 1235 W Monroe Street offers the kind of personality you just don't find every day. If you've been waiting for something with style, warmth, and substance, this is it.

21. 2025-11-19
    price $189,000
22. 2025-09-25
    price $199,900
23. 2025-09-03
    price $219,900

ⓘ 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: $447 · $37/mo
• Projected year-2 tax: $1,390 · $116/mo
• Expected delta: +$943/yr (+$79/mo · 211.1%)

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

Taxation est. · year 1

• Rental income: $14,748
• − Mortgage interest: −$9,495
• − Property taxes: −$447
• − Insurance: −$848
• − Repairs & maintenance: −$1,180
• − Management: −$1,180
• − Depreciation: −$4,931
• Taxable loss: −$3,331
• Est. tax savings @ 24.0%: +$800
• After-tax cash flow: $490/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: Wythe County Public School District
• NCES district ID: 5104110
• Math proficiency: 67% ▼ -23.00%
• Reading proficiency: 77% ▼ -9.00%
• Median HH income: $41,665
• Composite: 60.19/100
• National rank: #863
• State rank: #20 of 131 in VA

Livability — Wytheville

• Score: 76/100
• State rank: #116
• US rank: #3571

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wytheville, VA
• City population: 14,751
• Population (ZIP): 14,751

Population outlook (Wythe County) Hauer SSP2

• Today (2025): 29,176 people
• By 2030: 28,993 · -0.6%
• By 2040: 28,273 · -3.1%
• By 2050: 27,055 · -7.3%
• By 2075: 23,668 · -18.9%
• By 2100: 18,904 · -35.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Black 4% Two or more races 2% Hispanic / Latino 2% Asian 1%
• Common ancestry: Serbian 2% Slovak 1% Italian 1%
• Foreign-born: 2%
• Languages at home: 98% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Wythe

• 2024 margin: Solid R (+59.5) · D 19.9% · R 79.5%
• 2008→2024 swing: -26.7pp toward R · 2008: -32.8pp · 2024: -59.5pp
• All cycles: 2024: R+59.5 2020: R+57.0 2016: R+54.9 2012: R+36.8 2008: R+32.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.18%
• Current HPI: 191.6387
• 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

-22.7% since first listed

7 events — show timeline

• 2026-05-13 Price Changed $169,900 SWVAR
• 2026-04-20 Price Changed $175,000 SWVAR
• 2026-03-16 Price Changed $180,000 SWVAR
• 2026-02-27 Listed $185,000 SWVAR
• 2025-11-19 Price Changed $189,000 SWVAR
• 2025-09-25 Price Changed $199,900 SWVAR
• 2025-09-03 Price Changed $219,900 SWVAR

Property tax history

+4.2%/yr

Latest (2025): $447 · +0.0% YoY. Source: county tax records.