227 & 229 Sunny Ridge Rd · Pearisburg, VA 24134

$79,000

2 bd · 1.0 ba · 850 sqft · SingleFamily public records · 11 Days on market

Built 2004 1.57 ac lot

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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 +25.9/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Schools +5.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special! Combined tax assessed value of $176,900. Incredible opportunity to purchase 2 adjacent properties at 227 & 229 Sunny Ridge Rd in Pearisburg, totaling 1.57 acres. This package offers tremendous potential for investors, flippers, or buyers looking for a renovation project. Both homes need work and are being sold as-is, presenting the chance to add value through repairs and improvements. 227 Sunny Ridge Rd features a new electric hot water heater, providing a head start on updates. The properties share a well and offer plenty of space, privacy, and potential in a convenient Giles County location. Whether you're looking to renovate, rent, resell, or redevelop, opportunit

Key facts

• Privacy
• Share a well
• Plenty of space

Tags

• NEW ELECTRIC HOT WATER HEATER
• 1.57 ACRES
• GILES COUNTY LOCATION
• SHARE A WELL
• PLENTY OF SPACE
• PRIVACY

Property features AI

Finance

• Other: No additional financial information provided
• Financial info: No investor or rental income details provided
• HOA & community: No HOA information provided

Exterior

• Parking: No parking information provided
• Security: No security features listed
• Utilities: Shared well for water; Septic tank for sewer
• Home design: Single-family detached residence; One-level (single story)
• Construction: Vinyl siding; Built area above grade approximately 1,522; Crawl space foundation
• Exterior features: Deck; Lot spans approximately 1.57 acres

Interior

• Kitchen: No appliances specified beyond electric water heater
• Bedrooms: Total of 10 rooms (bedrooms included in room count)
• Flooring: No flooring information provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Electric heating; Forced air heating
• Interior features: Electric water heater; Crawl space with dirt floor basement
• Laundry & utility: No laundry appliances specified

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $195 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($858 rent vs $79k).

Location & tenants

• Location reads 74/100 on livability (#154 in VA, #4,875 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F.
• Giles County Public School District (rural): math 56% / reading 68% proficiency, ranked #54 of 131 in VA (top 41%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Giles High (math 54% / reading 74%, grade B-, #220 of 319 statewide, top 70%, 656 students, 38% FRL) — zoned schools at 38% FRL track the district average.
• Market conditions: 37 active listings in the ZIP; 25 units permitted in Giles County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Giles County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $79,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.09% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.59%
• DSCR: 1.47
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -0.5%
• Equity multiple: 0.98×
• Total profit: $-394
• Equity at exit: $11,779

10-year hold

• IRR: 9.2%
• Equity multiple: 1.70×
• Total profit: $15,561
• Equity at exit: $6,830

Cash invested: $22,120 (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 24134

• Home prices YoY: -22.0%
• Active inventory: 37
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $858 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$35 /mo · $425/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $195

Break-even live

Break-even rent $611

Max offer price $79,000

Occupancy floor 72%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-19
   days on market $79,000 Active 11 DOM
2. 2026-06-18
   days on market $79,000 Active 10 DOM
3. 2026-06-17
   days on market $79,000 Active 9 DOM
4. 2026-06-16
   days on market $79,000 Active 8 DOM
5. 2026-06-15
   days on market $79,000 Active 7 DOM
6. 2026-06-14
   days on market $79,000 Active 5 DOM
7. 2026-06-13
   days on market $79,000 Active 4 DOM
8. 2026-06-10
   days on market $79,000 Active 2 DOM
9. 2026-06-09
   remarks 695-char remark
10. 2026-06-09
    listed $79,000 Active 1 DOM

ⓘ 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: $425 · $35/mo
• Projected year-2 tax: $648 · $54/mo
• Expected delta: +$223/yr (+$19/mo · 52.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 20 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: $10,296
• − Mortgage interest: −$4,425
• − Property taxes: −$425
• − Insurance: −$395
• − Repairs & maintenance: −$824
• − Management: −$824
• − Depreciation: −$2,298
• Taxable income: $1,105
• Est. tax owed @ 24.0%: −$265
• After-tax cash flow: $2,077/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: Giles County Public School District
• NCES district ID: 5101590
• Math proficiency: 56% ▼ -26.00%
• Reading proficiency: 68% ▼ -8.00%
• Median HH income: $45,394
• Composite: 52.25/100
• National rank: #1600
• State rank: #54 of 131 in VA

Livability — Pearisburg

• Score: 74/100
• State rank: #154
• US rank: #4875

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,296

Population outlook (Giles County) Hauer SSP2

• Today (2025): 15,868 people
• By 2030: 15,306 · -3.5%
• By 2040: 14,149 · -10.8%
• By 2050: 13,059 · -17.7%
• By 2075: 10,837 · -31.7%
• By 2100: 8,648 · -45.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Black 5% Asian 1%
• Common ancestry: Lithuanian 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · German/W. Germanic 2% Tagalog/Filipino 1%

Political lean MEDSL · Giles

• 2024 margin: Solid R (+54.5) · D 22.4% · R 76.9%
• 2008→2024 swing: -38.2pp toward R · 2008: -16.3pp · 2024: -54.5pp
• All cycles: 2024: R+54.5 2020: R+51.4 2016: R+48.6 2012: R+25.6 2008: R+16.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.90%
• Current HPI: 208.9095
• 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

1 event — show timeline

• 2026-06-08 Listed $79,000 NRVMLS

Property tax history

+1.0%/yr

Latest (2025): $425 · +0.0% YoY. Source: county tax records.