316 Sunset Dr · Pearisburg, VA 24134

$91,000

4 bd · 1.0 ba · 1,332 sqft · SingleFamily public records · 103 Days on market

Built 1947 8,712 sqft lot $68/sqft · 52% below area

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

4 BEDROOM RANCH WITH CONVENIENT IN TOWN LOCATION WITH FULL BASEMENT. WITH A LITTLE TLC, THIS HOME COULD BE A GEM! ESTIMATE USED FOR ACREAGE. BUYER/BUYER'S AGENT TO VERIFY ALL INFORMATION.

Key facts

• 8,712 sq ft lot
• Built 1947
• Listed 102 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $91k.

Deal economics

• At list price, monthly cash flow is $516 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $91k).
• Recommended offer: $83k (9.0% below list) — sets the bar for market timing.

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+, schools A-; 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.
• 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 $629 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $14k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,810 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.50% ✓
• Cap rate: 13.10%
• Cash-on-cash: 24.30%
• DSCR: 2.08
• GRM: 5.6

CMA / ARV

• ARV (median comp): $191,320
• List price: $91,000
• Delta: -52.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
506 Tyler Ave	0.49mi	3/1.0 (-1)	1,350 (+1%)	8mo	$189,000	$140	63

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: 17.6%
• Equity multiple: 1.71×
• Total profit: $18,088
• Equity at exit: $13,568

10-year hold

• IRR: 26.0%
• Equity multiple: 3.28×
• Total profit: $57,970
• Equity at exit: $7,868

Cash invested: $25,480 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,362 medium
• Mortgage (P&I): −$477
• Tax from tax record: −$45 /mo · $539/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $516

Break-even live

Break-even rent $709

Max offer price $91,000

Occupancy floor 57%

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: $22,750
• Closing costs: $2,730
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $91,000 Active 103 DOM
2. 2026-06-18
   days on market $91,000 Active 102 DOM
3. 2026-06-17
   days on market $91,000 Active 101 DOM
4. 2026-06-16
   days on market $91,000 Active 100 DOM
5. 2026-06-15
   price $91,000 Active 99 DOM
6. 2026-06-15
   days on market $95,000 Active 99 DOM
7. 2026-06-14
   days on market $95,000 Active 97 DOM
8. 2026-06-13
   days on market $95,000 Active 96 DOM
9. 2026-06-10
   days on market $95,000 Active 94 DOM
10. 2026-06-03
    days on market $95,000 Active 90 DOM
11. 2026-06-02
    days on market $95,000 Active 89 DOM
12. 2026-06-01
    days on market $95,000 Active 88 DOM
13. 2026-05-31
    days on market $95,000 Active 87 DOM
14. 2026-05-30
    days on market $95,000 Active 86 DOM
15. 2026-05-15
    price $95,000 188-char remark

    Show marketing remark (188 chars)

    4 BEDROOM RANCH WITH CONVENIENT IN TOWN LOCATION WITH FULL BASEMENT. WITH A LITTLE TLC, THIS HOME COULD BE A GEM! ESTIMATE USED FOR ACREAGE. BUYER/BUYER'S AGENT TO VERIFY ALL INFORMATION.

16. 2026-04-09
    price $99,900 188-char remark

    Show marketing remark (188 chars)

    4 BEDROOM RANCH WITH CONVENIENT IN TOWN LOCATION WITH FULL BASEMENT. WITH A LITTLE TLC, THIS HOME COULD BE A GEM! ESTIMATE USED FOR ACREAGE. BUYER/BUYER'S AGENT TO VERIFY ALL INFORMATION.

17. 2026-03-05
    listed $104,900 Active 188-char remark

    Show marketing remark (188 chars)

    4 BEDROOM RANCH WITH CONVENIENT IN TOWN LOCATION WITH FULL BASEMENT. WITH A LITTLE TLC, THIS HOME COULD BE A GEM! ESTIMATE USED FOR ACREAGE. BUYER/BUYER'S AGENT TO VERIFY ALL INFORMATION.

18. 2025-10-10
    soldstatus $108,527
19. 2019-06-20
    soldstatus $97,500
20. 2019-06-19
    soldstatus $97,500 222-char remark

    Show marketing remark (222 chars)

    New Heat Pump & gas furnace! Beautifully remodeled Ranch w/ private back yard & 4 BDRMS! New carpeting. Fresh interior paint. Updated Bath w/ new tile. Great back deck. Insulated tilt-in windows. Move In Ready!

21. 2018-07-11
    listed $95,000 222-char remark

    Show marketing remark (222 chars)

    New Heat Pump & gas furnace! Beautifully remodeled Ranch w/ private back yard & 4 BDRMS! New carpeting. Fresh interior paint. Updated Bath w/ new tile. Great back deck. Insulated tilt-in windows. Move In Ready!

22. 2003-11-26
    soldstatus $64,000

ⓘ 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: $539 · $45/mo
• Projected year-2 tax: $746 · $62/mo
• Expected delta: +$208/yr (+$17/mo · 38.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 9 d/yr ≥95°F today · 27 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: $16,342
• − Mortgage interest: −$5,097
• − Property taxes: −$539
• − Insurance: −$455
• − Repairs & maintenance: −$1,307
• − Management: −$1,307
• − Depreciation: −$2,647
• Taxable income: $4,989
• Est. tax owed @ 24.0%: −$1,197
• After-tax cash flow: $4,993/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

• Census place: Pearisburg, VA
• 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

+48.4% since first listed

8 events — show timeline

• 2026-05-15 Price Changed $95,000 SWVAR
• 2026-04-09 Price Changed $99,900 SWVAR
• 2026-03-05 Listed $104,900 SWVAR
• 2025-10-10 Sold (Public Records) $108,527 Public Records
• 2019-06-20 Sold (Public Records) $97,500 Public Records
• 2019-06-19 Sold (MLS) $97,500 NRVMLS
• 2018-07-11 Listed $95,000 NRVMLS
• 2003-11-26 Sold (Public Records) $64,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $539 · +0.0% YoY. Source: county tax records.