281 Linwood Dr · Richlands, VA 24641

$98,000

4 bd · 4.0 ba · 10,316 sqft · SingleFamily public records · 209 Days on market

Built 1973 0.34 ac lot $9/sqft · 81% below area ↓ 57% since listing

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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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Schools +6.0/10.0
• Appreciation +4.1/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

FULL RENOVATION NEEDED - Discover the incredible potential of this spacious home located in the desirable Hidden Valley Subdivision in the Town of Richlands. Situated on 0.34 acres, this 4-bedroom, 4-full-bath property offers a generous 7,936 sq ft of total living space and is ready for a full renovation to restore its charm and functionality. Inside, you'll find large rooms with built-in displays, offering endless opportunities to create stunning, customized spaces. The expansive family room features three ceiling fans and a fireplace, making it the perfect gathering spot once restored. The oversized kitchen includes an island and a cozy breakfast nook—ready to be transformed into a show-stopping culinary space. The basement level provides exceptional square footage, including 2,380 sq ft of finished area and 1,599 sq ft of unfinished space, ideal for storage, workshops, or future expansion. This level also includes three garage bays, ensuring ample parking and workspace. The exterior features brick construction, a shingle roof, town water and sewer, an open deck, and a covered porch, offering multiple spots to enjoy the outdoors. This home presents a rare chance to bring your vision to life in a sought-after subdivision. Property is being sold AS-IS.

Key facts

• Three ceiling fans
• Large rooms
• Built-in displays

Tags

• 0.34 ACRES
• LARGE ROOMS
• BUILT-IN DISPLAYS
• EXPANSIVE FAMILY ROOM
• THREE CEILING FANS
• FIREPLACE

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $395 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $86k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 4.4% in Richlands — 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 66/100 on livability (#314 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, schools B+; Watch: crime C-, amenities F, commute 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; 4 units permitted in Tazewell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.9%/yr); year-one equity from $678 of loan paydown is wiped out by about $2k 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.
• At projected returns (-1.9% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 209 days — a 12% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $32k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $98k implies a 227% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $86,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 209 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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 B-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: 1.38% ✓
• Cap rate: 11.13%
• Cash-on-cash: 17.29%
• DSCR: 1.77
• GRM: 6.0

CMA / ARV

• ARV (median comp): $401,591
• List price: $98,000
• Delta: -75.60%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-1.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.0%
• Equity multiple: 1.51×
• Total profit: $14,032
• Equity at exit: $19,620

10-year hold

• IRR: 19.2%
• Equity multiple: 2.78×
• Total profit: $48,952
• Equity at exit: $17,331

Cash invested: $27,440 (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 24641

• Home prices YoY: -1.3%
• Active inventory: 46
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,355 medium
• Mortgage (P&I): −$514
• Tax from tax record: −$120 /mo · $1,443/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $395

Break-even live

Break-even rent $854

Max offer price $98,000

Occupancy floor 66%

Sensitivity live

Price	-10% $451	-5% $423	+0% $395	+5% $368	+10% $340
Rent	-10% $288	-5% $342	+0% $395	+5% $449	+10% $502
Rate	-1.0pp $445	-0.5pp $420	base $395	+0.5pp $370	+1.0pp $344

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $98,000 Active 209 DOM
2. 2026-06-19
   days on market $98,000 Active 207 DOM
3. 2026-06-18
   days on market $98,000 Active 206 DOM
4. 2026-06-17
   days on market $98,000 Active 205 DOM
5. 2026-06-16
   days on market $98,000 Active 204 DOM
6. 2026-06-15
   days on market $98,000 Active 203 DOM
7. 2026-06-14
   days on market $98,000 Active 201 DOM
8. 2026-06-12
   days on market $98,000 Active 200 DOM
9. 2026-06-09
   days on market $98,000 Active 197 DOM
10. 2026-06-08
    days on market $98,000 Active 196 DOM
11. 2026-06-07
    days on market $98,000 Active 195 DOM
12. 2026-06-03
    days on market $98,000 Active 191 DOM
13. 2026-06-02
    days on market $98,000 Active 190 DOM
14. 2026-06-01
    days on market $98,000 Active 189 DOM
15. 2026-05-31
    days on market $98,000 Active 188 DOM
16. 2026-05-30
    days on market $98,000 Active 187 DOM
17. 2026-04-10
    price $109,000 1278-char remark

    Show marketing remark (1278 chars)

    FULL RENOVATION NEEDED - Discover the incredible potential of this spacious home located in the desirable Hidden Valley Subdivision in the Town of Richlands. Situated on 0.34 acres, this 4-bedroom, 4-full-bath property offers a generous 7,936 sq ft of total living space and is ready for a full renovation to restore its charm and functionality. Inside, you'll find large rooms with built-in displays, offering endless opportunities to create stunning, customized spaces. The expansive family room features three ceiling fans and a fireplace, making it the perfect gathering spot once restored. The oversized kitchen includes an island and a cozy breakfast nook—ready to be transformed into a show-stopping culinary space. The basement level provides exceptional square footage, including 2,380 sq ft of finished area and 1,599 sq ft of unfinished space, ideal for storage, workshops, or future expansion. This level also includes three garage bays, ensuring ample parking and workspace. The exterior features brick construction, a shingle roof, town water and sewer, an open deck, and a covered porch, offering multiple spots to enjoy the outdoors. This home presents a rare chance to bring your vision to life in a sought-after subdivision. Property is being sold AS-IS.

18. 2026-03-06
    price $119,000 1278-char remark

    Show marketing remark (1278 chars)

    FULL RENOVATION NEEDED - Discover the incredible potential of this spacious home located in the desirable Hidden Valley Subdivision in the Town of Richlands. Situated on 0.34 acres, this 4-bedroom, 4-full-bath property offers a generous 7,936 sq ft of total living space and is ready for a full renovation to restore its charm and functionality. Inside, you'll find large rooms with built-in displays, offering endless opportunities to create stunning, customized spaces. The expansive family room features three ceiling fans and a fireplace, making it the perfect gathering spot once restored. The oversized kitchen includes an island and a cozy breakfast nook—ready to be transformed into a show-stopping culinary space. The basement level provides exceptional square footage, including 2,380 sq ft of finished area and 1,599 sq ft of unfinished space, ideal for storage, workshops, or future expansion. This level also includes three garage bays, ensuring ample parking and workspace. The exterior features brick construction, a shingle roof, town water and sewer, an open deck, and a covered porch, offering multiple spots to enjoy the outdoors. This home presents a rare chance to bring your vision to life in a sought-after subdivision. Property is being sold AS-IS.

19. 2025-11-24
    listed $129,700 Active 1278-char remark

    Show marketing remark (1278 chars)

    FULL RENOVATION NEEDED - Discover the incredible potential of this spacious home located in the desirable Hidden Valley Subdivision in the Town of Richlands. Situated on 0.34 acres, this 4-bedroom, 4-full-bath property offers a generous 7,936 sq ft of total living space and is ready for a full renovation to restore its charm and functionality. Inside, you'll find large rooms with built-in displays, offering endless opportunities to create stunning, customized spaces. The expansive family room features three ceiling fans and a fireplace, making it the perfect gathering spot once restored. The oversized kitchen includes an island and a cozy breakfast nook—ready to be transformed into a show-stopping culinary space. The basement level provides exceptional square footage, including 2,380 sq ft of finished area and 1,599 sq ft of unfinished space, ideal for storage, workshops, or future expansion. This level also includes three garage bays, ensuring ample parking and workspace. The exterior features brick construction, a shingle roof, town water and sewer, an open deck, and a covered porch, offering multiple spots to enjoy the outdoors. This home presents a rare chance to bring your vision to life in a sought-after subdivision. Property is being sold AS-IS.

20. 2025-07-24
    price $149,000
21. 2025-06-05
    price $159,000
22. 2025-04-08
    price $169,000
23. 2024-11-19
    price $189,000
24. 2019-03-01
    listed $55,000
25. 2018-12-19
    soldstatus $30,000
26. 2018-03-15
    listed $62,500
27. 2018-01-17
    soldstatus $229,500
28. 2016-06-09
    listed $255,000

ⓘ 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: $1,443 · $120/mo
• Projected year-2 tax: $1,443 · $120/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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 21 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: $16,260
• − Mortgage interest: −$5,490
• − Property taxes: −$1,443
• − Insurance: −$490
• − Repairs & maintenance: −$1,301
• − Management: −$1,301
• − Depreciation: −$2,851
• Taxable income: $3,385
• Est. tax owed @ 24.0%: −$812
• After-tax cash flow: $3,933/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 — Richlands

• Score: 66/100
• State rank: #314
• US rank: #11229

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Richlands, VA
• Population (ZIP): 5,417

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 (98%)
• Race & ethnicity: White 98% Asian 2%
• Common ancestry: Serbian 1% Italian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Other Indo-European 1%

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: ▼ -1.87%
• Current HPI: 141.9823
• 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

-57.3% since first listed

12 events — show timeline

• 2026-04-10 Price Changed $109,000 SWVAR
• 2026-03-06 Price Changed $119,000 SWVAR
• 2025-11-24 Listed $129,700 SWVAR
• 2025-07-24 Price Changed $149,000 SWVAR
• 2025-06-05 Price Changed $159,000 SWVAR
• 2025-04-08 Price Changed $169,000 SWVAR
• 2024-11-19 Price Changed $189,000 SWVAR
• 2019-03-01 Listed $55,000 SWVAR
• 2018-12-19 Sold (MLS) $30,000 SWVAR
• 2018-03-15 Listed $62,500 SWVAR
• 2018-01-17 Sold (Public Records) $229,500 Public Records
• 2016-06-09 Listed $255,000 SWVAR

Property tax history

-4.8%/yr

Latest (2025): $1,443 · +0.0% YoY. Source: county tax records.