105 Highland Ave · Appalachia, VA 24216

$13,000

2 bd · 1.0 ba · 912 sqft · SingleFamily public records · 36 Days on market

0.30 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.3/10.0
• Appreciation +3.1/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Investor special! This small home has already been gutted down to the studs, offering a blank canvas and fresh start for your next project. Priced to sell at just $13,000, this property is perfect for investors, flippers, or anyone looking for an affordable fixer-upper opportunity in the heart of Appalachia. Conveniently located close to town, shopping, and local amenities while still surrounded by the beauty of the mountains. Bring your vision and transform this property into something special!

Key facts

• 0.3 acre lot
• Listed 36 days

Property features AI

Finance

• Other: Lot approximately 0.3 acres; Directions: From City of Norton, travel US-23 S for approx. 10 miles, turn left onto Highland St. Property on left; Not in a subdivision

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family house; Under construction; Residential property; Zoned R
• Construction: Vinyl siding exterior; See remarks for additional construction details
• Exterior features: Metal roof; Level topography

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: No central heating; No central cooling
• Interior features: 7 total rooms

🏗️ New construction. The $13,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $53,314.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $13k.

Deal economics

• At list price, monthly cash flow is $378 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($876 rent vs $13k).
• Recommended offer: $13k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#505 in VA) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A-; Watch: amenities F, commute F, employment 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.
• Zoned schools: Union Primary (math 72% / reading 79%, grade A, #207 of 1,108 statewide, top 19%, 861 students, 84% FRL); Union Middle (math 58% / reading 70%, grade B+, #127 of 342 statewide, top 37%, 583 students, 89% FRL); Union High (math 57% / reading 77%, grade B, #185 of 319 statewide, top 61%, 601 students, 86% FRL) — zoned schools average 86% FRL vs 55% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 26 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 $368 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($13k) is reasonable based on typical stale-listing flexibility.

Recommended offer $12,610 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.64% ✓
• Cap rate: 14.81%
• Cash-on-cash: 30.42%
• DSCR: 2.35
• GRM: 5.1

CMA / ARV

• ARV (median comp): $53,314
• List price: $13,000
• Delta: -75.62%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 25.1%
• Equity multiple: 2.03×
• Total profit: $15,446
• Equity at exit: $7,949

10-year hold

• IRR: 32.8%
• Equity multiple: 3.97×
• Total profit: $44,405
• Equity at exit: $4,610

Cash invested: $14,928 (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 24216

• Home prices YoY: -3.3%
• Active inventory: 26
• Price-to-rent: 1.2×

Monthly cashflow live

• Estimated rent: $876 medium
• Mortgage (P&I): −$280
• Tax from tax record: −$11 /mo · $137/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $378

Break-even live

Break-even rent $396

Max offer price $53,314

Occupancy floor 52%

Sensitivity live

Price	-10% $409	-5% $394	+0% $378	+5% $363	+10% $348
Rent	-10% $309	-5% $344	+0% $378	+5% $413	+10% $448
Rate	-1.0pp $405	-0.5pp $392	base $378	+0.5pp $365	+1.0pp $351

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: $13,328
• Closing costs: $1,599
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-13
   statusdays on market $13,000 Pending 36 DOM
2. 2026-06-12
   days on market $13,000 Active 35 DOM
3. 2026-06-09
   days on market $13,000 Active 32 DOM
4. 2026-06-08
   days on market $13,000 Active 31 DOM
5. 2026-06-08
   days on market $13,000 Active 30 DOM
6. 2026-06-07
   days on market $13,000 Active 29 DOM
7. 2026-06-03
   days on market $13,000 Active 26 DOM
8. 2026-06-02
   days on market $13,000 Active 25 DOM
9. 2026-06-01
   days on market $13,000 Active 24 DOM
10. 2026-05-31
    days on market $13,000 Active 23 DOM
11. 2026-05-08
    listed $13,000 Active 500-char remark
12. 2012-10-17
    soldstatus $1,672,916
13. 1993-12-15
    soldstatus $12,000
14. 1993-08-27
    soldstatus $12,000

ⓘ 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: $137 · $11/mo
• Projected year-2 tax: $137 · $11/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 23 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,506
• − Mortgage interest: −$2,986
• − Property taxes: −$137
• − Insurance: −$267
• − Repairs & maintenance: −$840
• − Management: −$840
• − Depreciation: −$1,551
• Taxable income: $3,885
• Est. tax owed @ 24.0%: −$932
• After-tax cash flow: $3,609/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 — Appalachia

• Score: 56/100
• State rank: #505
• US rank: #22417

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Appalachia, VA
• Population (ZIP): 2,356

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 (88%)
• Race & ethnicity: White 88% Two or more races 7% Black 5% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Portuguese 2% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

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: ▼ -3.82%
• Current HPI: 112.8878
• 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

+8.3% since first listed

5 events — show timeline

• 2026-06-13 Pending — TVRMLS
• 2026-05-08 Listed $13,000 TVRMLS
• 2012-10-17 Sold (Public Records) $1,672,916 Public Records
• 1993-12-15 Sold (Public Records) $12,000 Public Records
• 1993-08-27 Sold (Public Records) $12,000 Public Records

Property tax history

-1.5%/yr

Latest (2025): $137 · +0.0% YoY. Source: county tax records.