12 Poplar St · Honaker, VA 24260

$99,000

3 bd · 1.5 ba · 1,196 sqft · SingleFamily public records · 20 Days on market

Built 1970 8,712 sqft lot

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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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• Schools +5.4/10.0
• Appreciation +4.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

3 BDRM, 1.5 BATHS ON TOP OF THE HILL BEHIND THE BANK OF HONAKER. VERY NEAR SCHOOLS, BANKING, PHARMACY AND POST OFFICE. METAL ROOF AND HEAT PUMP NEW IN 2021. NICE PRIVATE BACKYARD AND DRIVEWAY FOR EASY ACCESS. NO APPLIANCES CONVEY. GREAT FIRST HOME.

Key facts

• Metal roof
• Heat pump
• Private backyard

Tags

• METAL ROOF
• HEAT PUMP
• PRIVATE BACKYARD
• DRIVEWAY FOR EASY ACCESS

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Aluminum siding
• Exterior features: Metal roof; Cleared corner lot; Irregular lot shape

Interior

• Flooring: Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump
• Interior features: Vinyl flooring; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#436 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: amenities F, commute F, employment F.
• Russell County Public School District (rural): math 58% / reading 73% proficiency, ranked #44 of 131 in VA (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Honaker Elementary (math 76% / reading 79%, grade A, #170 of 1,108 statewide, top 15%, 579 students, 90% FRL); Honaker High (math 47% / reading 77%, grade B-, #231 of 319 statewide, top 75%, 435 students, 90% FRL) — zoned schools average 90% FRL vs 49% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 19 active listings in the ZIP; 35 units permitted in Russell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $357 of equity ($684 loan paydown + $-327 appreciation (-0.3% local appreciation)).
• Russell County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.3% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $84k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $97,515 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.04% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.45%
• DSCR: 1.42
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $31,096
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
96 Edgewood Ln	0.34mi	3/1.0	1,093 (-9%)	8mo	$28,000	$26	61

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.33% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.3%
• Equity multiple: 1.34×
• Total profit: $9,433
• Equity at exit: $27,120

10-year hold

• IRR: 12.7%
• Equity multiple: 2.34×
• Total profit: $37,229
• Equity at exit: $31,328

Cash invested: $27,720 (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 24260

• Home prices YoY: -0.2%
• Active inventory: 19
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,025 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$31 /mo · $374/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $218

Break-even live

Break-even rent $749

Max offer price $99,000

Occupancy floor 74%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-19
   days on market $99,000 Active 20 DOM
2. 2026-06-18
   days on market $99,000 Active 19 DOM
3. 2026-06-17
   days on market $99,000 Active 18 DOM
4. 2026-06-16
   days on market $99,000 Active 17 DOM
5. 2026-06-15
   days on market $99,000 Active 16 DOM
6. 2026-06-14
   days on market $99,000 Active 14 DOM
7. 2026-06-13
   pricedays on market $99,000 Active 13 DOM
8. 2026-06-10
   days on market $109,000 Active 11 DOM
9. 2026-06-09
   days on market $109,000 Active 10 DOM
10. 2026-06-08
    days on market $109,000 Active 9 DOM
11. 2026-06-07
    days on market $109,000 Active 8 DOM
12. 2026-06-02
    days on market $109,000 Active 3 DOM
13. 2026-06-01
    days on market $109,000 Active 2 DOM
14. 2026-05-30
    remarks 248-char remark
15. 2026-05-30
    listed $109,000 Active 1 DOM

ⓘ 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: $374 · $31/mo
• Projected year-2 tax: $812 · $68/mo
• Expected delta: +$438/yr (+$37/mo · 117.3%)

ⓘ 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 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°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: $12,300
• − Mortgage interest: −$5,546
• − Property taxes: −$374
• − Insurance: −$495
• − Repairs & maintenance: −$984
• − Management: −$984
• − Depreciation: −$2,880
• Taxable income: $1,038
• Est. tax owed @ 24.0%: −$249
• After-tax cash flow: $2,370/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: Russell County Public School District
• NCES district ID: 5103420
• Math proficiency: 58% ▼ -32.00%
• Reading proficiency: 73% ▼ -10.00%
• Median HH income: $34,970
• Composite: 54.14/100
• National rank: #1384
• State rank: #44 of 131 in VA

Livability — Honaker

• Score: 60/100
• State rank: #436
• US rank: #18694

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Honaker, VA
• Population (ZIP): 5,070

Population outlook (Russell County) Hauer SSP2

• Today (2025): 25,787 people
• By 2030: 24,485 · -5.0%
• By 2040: 21,750 · -15.7%
• By 2050: 19,214 · -25.5%
• By 2075: 14,500 · -43.8%
• By 2100: 10,629 · -58.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98%
• Common ancestry: Lithuanian 2% Serbian 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Russell

• 2024 margin: Solid R (+67.5) · D 16.1% · R 83.6%
• 2008→2024 swing: -54.8pp toward R · 2008: -12.7pp · 2024: -67.5pp
• All cycles: 2024: R+67.5 2020: R+63.5 2016: R+58.9 2012: R+37.0 2008: R+12.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.33%
• Current HPI: 141.8847
• 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

+29.8% since first listed

2 events — show timeline

• 2026-05-19 Listed $109,000 SWVAR
• 2023-03-17 Sold (Public Records) $84,000 Public Records

Property tax history

+0.5%/yr

Latest (2024): $374 · +0.0% YoY. Source: county tax records.