472 Carline Ave · Tazewell, VA 24651

$122,000

3 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 228 Days on market

Built 2001 8,712 sqft lot $81/sqft · 24% below area Est $160k · 24% under ↓ 5% since listing

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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 +16.0/30.0
• ARV discount +15.0/15.0
• Schools +6.0/10.0
• DSCR +4.9/10.0
• 1% rule +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.6/10.0

Listing remarks MLS

This well-maintained home features an open floor plan with three bedrooms, two full baths, and a spacious living area. Conveniently located near schools, restaurants, and offices, this property offers comfort and accessibility in the heart of Tazewell. Whether you're a first-time homebuyer, looking to downsize, or seeking an investment opportunity, this home is an excellent choice.

Key facts

• Near schools
• Open floor plan
• Near offices

Tags

• OPEN FLOOR PLAN
• CONVENIENTLY LOCATED
• NEAR SCHOOLS
• NEAR RESTAURANTS
• NEAR OFFICES
• HEART OF TAZEWELL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $122k.

Deal economics

• At list price, monthly cash flow is $-7 ($-83/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (18.0% below list).
• Recommended offer: $100k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 4.7% in Tazewell — 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 60/100 on livability (#458 in VA) — a middle-class / working-renter tenant base. Strengths: schools A+, cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Tazewell County Public School District (town): math 67% / reading 78% proficiency, ranked #21 of 131 in VA (top 16%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 46 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4 units permitted in Tazewell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $843 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Tazewell County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 228 days — a 12% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $7k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,000 (18.0% 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 228 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.09%
• DSCR: 1.09
• GRM: 10.2

CMA / ARV

• ARV (median comp): $159,900
• List price: $122,000
• Delta: -23.70%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -16.7%
• Equity multiple: 0.41×
• Total profit: $-20,222
• Equity at exit: $18,191

10-year hold

• IRR: -8.6%
• Equity multiple: 0.47×
• Total profit: $-18,229
• Equity at exit: $10,548

Cash invested: $34,160 (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 24651

• Home prices YoY: -5.4%
• Active inventory: 46
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$640
• Tax from tax record: −$40 /mo · $478/yr
• Insurance: −$51
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $-7

Break-even live

Break-even rent $1,009

Max offer price $120,781

Occupancy floor 96%

Sensitivity live

Price	-10% $62	-5% $28	+0% $-7	+5% $-41	+10% $-76
Rent	-10% $-86	-5% $-46	+0% $-7	+5% $33	+10% $72
Rate	-1.0pp $55	-0.5pp $24	base $-7	+0.5pp $-39	+1.0pp $-71

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: $30,500
• Closing costs: $3,660
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
224 Wausau St Tazewell, VA	3.0	1.0	1050	$1,000	$0.95	44d	1	0.77mi

Listing history 19 events

1. 2026-06-19
   days on market $122,000 Active 228 DOM
2. 2026-06-18
   days on market $122,000 Active 227 DOM
3. 2026-06-17
   days on market $122,000 Active 226 DOM
4. 2026-06-16
   days on market $122,000 Active 225 DOM
5. 2026-06-15
   days on market $122,000 Active 224 DOM
6. 2026-06-14
   days on market $122,000 Active 222 DOM
7. 2026-06-12
   days on market $122,000 Active 221 DOM
8. 2026-06-09
   days on market $122,000 Active 218 DOM
9. 2026-06-08
   days on market $122,000 Active 217 DOM
10. 2026-06-07
    days on market $122,000 Active 216 DOM
11. 2026-06-03
    days on market $122,000 Active 212 DOM
12. 2026-06-02
    days on market $122,000 Active 211 DOM
13. 2026-06-01
    days on market $122,000 Active 210 DOM
14. 2026-05-31
    days on market $122,000 Active 209 DOM
15. 2026-05-30
    days on market $122,000 Active 208 DOM
16. 2026-05-04
    status Active 384-char remark

    Show marketing remark (384 chars)

    This well-maintained home features an open floor plan with three bedrooms, two full baths, and a spacious living area. Conveniently located near schools, restaurants, and offices, this property offers comfort and accessibility in the heart of Tazewell. Whether you're a first-time homebuyer, looking to downsize, or seeking an investment opportunity, this home is an excellent choice.

17. 2026-05-04
    price $122,000 384-char remark

    Show marketing remark (384 chars)

    This well-maintained home features an open floor plan with three bedrooms, two full baths, and a spacious living area. Conveniently located near schools, restaurants, and offices, this property offers comfort and accessibility in the heart of Tazewell. Whether you're a first-time homebuyer, looking to downsize, or seeking an investment opportunity, this home is an excellent choice.

18. 2026-05-01
    historical 384-char remark

    Show marketing remark (384 chars)

    This well-maintained home features an open floor plan with three bedrooms, two full baths, and a spacious living area. Conveniently located near schools, restaurants, and offices, this property offers comfort and accessibility in the heart of Tazewell. Whether you're a first-time homebuyer, looking to downsize, or seeking an investment opportunity, this home is an excellent choice.

19. 2025-10-30
    listed $129,000 Active 384-char remark

    Show marketing remark (384 chars)

    This well-maintained home features an open floor plan with three bedrooms, two full baths, and a spacious living area. Conveniently located near schools, restaurants, and offices, this property offers comfort and accessibility in the heart of Tazewell. Whether you're a first-time homebuyer, looking to downsize, or seeking an investment opportunity, this home is an excellent choice.

ⓘ 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: $478 · $40/mo
• Projected year-2 tax: $1,000 · $83/mo
• Expected delta: +$522/yr (+$44/mo · 109.3%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 22 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: $12,000
• − Mortgage interest: −$6,834
• − Property taxes: −$478
• − Insurance: −$1,408
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$3,549
• Taxable loss: −$2,188
• Est. tax savings @ 24.0%: +$525
• After-tax cash flow: $442/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: Tazewell County Public School District
• NCES district ID: 5103810
• Math proficiency: 67% ▼ -23.00%
• Reading proficiency: 78% ▼ -6.00%
• Median HH income: $37,003
• Composite: 60.16/100
• National rank: #865
• State rank: #21 of 131 in VA

Livability — Tazewell

• Score: 60/100
• State rank: #458
• US rank: #19535

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tazewell, VA
• Population (ZIP): 5,683

Population outlook (Tazewell County) Hauer SSP2

• Today (2025): 38,275 people
• By 2030: 35,719 · -6.7%
• By 2040: 30,875 · -19.3%
• By 2050: 26,798 · -30.0%
• By 2075: 19,286 · -49.6%
• By 2100: 13,631 · -64.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Black 5% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Serbian 3% Slovak 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Tazewell

• 2024 margin: Solid R (+68.9) · D 15.3% · R 84.2%
• 2008→2024 swing: -36.0pp toward R · 2008: -32.9pp · 2024: -68.9pp
• All cycles: 2024: R+68.9 2020: R+67.2 2016: R+66.3 2012: R+57.5 2008: R+32.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -8.72%
• Current HPI: 153.2259
• 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

-5.4% since first listed

4 events — show timeline

• 2026-05-04 Relisted — SWVAR
• 2026-05-04 Price Changed $122,000 SWVAR
• 2026-05-01 Delisted — SWVAR
• 2025-10-30 Listed $129,000 SWVAR

Property tax history

+3.4%/yr

Latest (2025): $478 · +0.0% YoY. Source: county tax records.