10545 Pocahontas Trl · Callaghan, VA 24986

$84,900

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 34 Days on market

Built 1950

---

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 +26.5/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• 1% rule +5.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

This three bedroom, one bath cinderblock house would make a nice hunting camp or residence. The home is very close to national forest for hunting and Anthony's Creek is almost at your back door for trout fishing. The home sits on . 38+/- acres on Rt. 92 about 12 miles north of White Sulphur Springs. House is sold ''As Is''. It has a fuel oil furnace, electricity, septic, and a well. This location is only 6 miles from the Blue Bend National Campground and about 9 miles from the Greenbrier River at Anthony. The Greenbrier River is noted for smallmouth bass. catfish, trout, and several other gamefish. Sherwood Lake National Park is only 16 miles and has excellent fishing, boating, camping, hu

Key facts

• Fuel oil furnace
• Septic
• Well

Tags

• FUEL OIL FURNACE
• SEPTIC
• WELL
• BLUE BEND NATIONAL CAMPGROUND
• GREENBRIER RIVER
• SHERWOOD LAKE NATIONAL PARK

Property features AI

Finance

• HOA & community: Fishing nearby

Exterior

• Utilities: Well water
• Home design: Residential property; Camp subtype
• Construction: Block construction; Block foundation; Built with metal roofing
• Exterior features: Metal roof

Interior

• Kitchen: Refrigerator; Oven
• Flooring: Carpet; Vinyl; Concrete; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Ceiling fans (no central air)
• Interior features: Ceiling fans; Cathedral ceilings; Laminate countertops

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($916 rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#212 in VA) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: commute D, schools F, amenities F.
• Greenbrier County Schools (town): math 24% / reading 37% proficiency, ranked #31 of 55 in WV (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 74 units permitted in Greenbrier County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($587 loan paydown + $4k appreciation (5.0% local appreciation)).
• Greenbrier County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $82,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1950 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.08% ✓
• Cap rate: 9.48%
• Cash-on-cash: 11.38%
• DSCR: 1.51
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.98% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.6%
• Equity multiple: 2.42×
• Total profit: $33,775
• Equity at exit: $47,996

10-year hold

• IRR: 22.0%
• Equity multiple: 4.77×
• Total profit: $89,682
• Equity at exit: $82,738

Cash invested: $23,772 (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 24986

• Home prices YoY: 3.1%
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $916 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$18 /mo · $210/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $225

Break-even live

Break-even rent $631

Max offer price $84,900

Occupancy floor 70%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $84,900 Active 34 DOM
2. 2026-06-17
   days on market $84,900 Active 33 DOM
3. 2026-06-16
   days on market $84,900 Active 32 DOM
4. 2026-06-15
   days on market $84,900 Active 31 DOM
5. 2026-06-15
   days on market $84,900 Active 30 DOM
6. 2026-06-13
   days on market $84,900 Active 29 DOM
7. 2026-06-12
   days on market $84,900 Active 28 DOM
8. 2026-06-09
   days on market $84,900 Active 25 DOM
9. 2026-06-08
   days on market $84,900 Active 24 DOM
10. 2026-06-08
    days on market $84,900 Active 23 DOM
11. 2026-06-07
    days on market $84,900 Active 22 DOM
12. 2026-06-04
    days on market $84,900 Active 20 DOM
13. 2026-06-03
    days on market $84,900 Active 19 DOM
14. 2026-06-02
    days on market $84,900 Active 18 DOM
15. 2026-06-01
    days on market $84,900 Active 17 DOM
16. 2026-05-31
    days on market $84,900 Active 16 DOM
17. 2026-05-15
    listed $84,900 Active

ⓘ 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: $210 · $18/mo
• Projected year-2 tax: $696 · $58/mo
• Expected delta: +$486/yr (+$40/mo · 231.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥95°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: $10,990
• − Mortgage interest: −$4,756
• − Property taxes: −$210
• − Insurance: −$424
• − Repairs & maintenance: −$879
• − Management: −$879
• − Depreciation: −$2,470
• Taxable income: $1,372
• Est. tax owed @ 24.0%: −$329
• After-tax cash flow: $2,376/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: Greenbrier County Schools
• NCES district ID: 5400390
• Math proficiency: 24% ▼ -14.00%
• Reading proficiency: 37% ▼ -10.00%
• Median HH income: $37,088
• Composite: 25.34/100
• National rank: #7477
• State rank: #31 of 55 in WV

Livability — Callaghan

• Score: 71/100
• State rank: #212
• US rank: #6887

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,082

Population outlook (Greenbrier County) Hauer SSP2

• Today (2025): 35,394 people
• By 2030: 35,182 · -0.6%
• By 2040: 34,241 · -3.3%
• By 2050: 32,882 · -7.1%
• By 2075: 29,435 · -16.8%
• By 2100: 24,473 · -30.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Black 5% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Italian 5% Slovak 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% Arabic 1%

Political lean MEDSL · Greenbrier

• 2024 margin: Solid R (+42.1) · D 28.0% · R 70.1% · Other 1.9%
• 2008→2024 swing: -29.9pp toward R · 2008: -12.3pp · 2024: -42.1pp
• All cycles: 2024: R+42.1 2020: R+39.6 2016: R+41.2 2012: R+24.8 2008: R+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.98%
• Current HPI: 165.3067
• 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

• 2026-05-15 Listed $84,900 GVBOR

Property tax history

+2.0%/yr

Latest (2025): $210 · +5.3% YoY. Source: county tax records.