625 Stoney Ridge Rd · Tazewell, VA 24630

$27,500

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 21 Days on market

Built 2023

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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 +6.0/10.0
• Appreciation +5.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

On a half an acre fenced lot well septic and electricity. Has A 10 x 20 building that has been turned into a tiny home. Located close to Hatfield and McCoy trails as well as Spearhead trails and close to back of the dragon. Country settings, but is still within 20 minutes of Claypool Hill and Bluefield.

Key facts

• Tiny home
• Country settings
• Fenced lot

Tags

• FENCED LOT
• 10 X 20 BUILDING
• TINY HOME
• CLOSE TO SPEARHEAD TRAILS
• CLOSE TO BACK OF THE DRAGON
• COUNTRY SETTINGS

Property features AI

Exterior

• Home design: Built in 2023
• Construction: Living area approximately 816
• Exterior features: Located in the North Tazewell subdivision

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $28k.

Deal economics

• At list price, monthly cash flow is $417 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($852 rent vs $28k).
• Recommended offer: $27k (1.5% below list) — sets the bar for market timing.
• Cap rate 27.4% 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: 29 active listings in the ZIP; 4 units permitted in Tazewell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $443 of equity ($190 loan paydown + $253 appreciation (0.9% local appreciation)).
• Tazewell County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.9% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($27k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $6k; list at $28k implies a 358% gain — meaningful room to come down on a strong offer.

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 $27,087 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 3.10% ✓
• Cap rate: 27.37%
• Cash-on-cash: 75.28%
• DSCR: 4.35
• GRM: 2.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 67.8%
• Equity multiple: 4.51×
• Total profit: $26,991
• Equity at exit: $9,272

10-year hold

• IRR: 69.0%
• Equity multiple: 9.17×
• Total profit: $62,915
• Equity at exit: $12,232

Cash invested: $7,700 (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 24630

• Home prices YoY: 0.6%
• Active inventory: 29
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $852 medium
• Mortgage (P&I): −$144
• Tax est. 1.5%: −$34 /mo · $412/yr
• Insurance: −$11
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $417

Break-even live

Break-even rent $325

Max offer price $27,500

Occupancy floor 46%

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: $6,875
• Closing costs: $825
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $27,500 Active 21 DOM
2. 2026-06-18
   days on market $27,500 Active 20 DOM
3. 2026-06-17
   days on market $27,500 Active 19 DOM
4. 2026-06-16
   days on market $27,500 Active 18 DOM
5. 2026-06-15
   days on market $27,500 Active 17 DOM
6. 2026-06-14
   days on market $27,500 Active 15 DOM
7. 2026-06-12
   days on market $27,500 Active 14 DOM
8. 2026-06-09
   days on market $27,500 Active 11 DOM
9. 2026-06-08
   days on market $27,500 Active 10 DOM
10. 2026-06-07
    days on market $27,500 Active 9 DOM
11. 2026-06-03
    days on market $27,500 Active 5 DOM
12. 2026-06-02
    days on market $27,500 Active 4 DOM
13. 2026-06-01
    days on market $27,500 Active 3 DOM
14. 2026-05-31
    days on market $27,500 Active 2 DOM
15. 2026-05-30
    listed $27,500 Active
16. 2024-09-10
    soldstatus $6,000
17. 2023-05-22
    soldstatus $2,900
18. 2023-05-22
    soldstatus $3,100

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 6 d/yr ≥92°F today · 17 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: $10,224
• − Mortgage interest: −$1,540
• − Property taxes: −$412
• − Insurance: −$935
• − Repairs & maintenance: −$818
• − Management: −$818
• − Depreciation: −$800
• Taxable income: $4,900
• Est. tax owed @ 24.0%: −$1,176
• After-tax cash flow: $3,823/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

• Population (ZIP): 5,920

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 (89%)
• Race & ethnicity: White 89% Two or more races 5% Black 4% Asian 1%
• Common ancestry: Serbian 1% Subsaharan African 1% Lithuanian 1%
• Foreign-born: 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: ▲ 0.92%
• Current HPI: 151.7146
• 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

+848.3% since first listed

4 events — show timeline

• 2026-05-30 Listed $27,500 FSBO.com
• 2024-09-10 Sold (Public Records) $6,000 Public Records
• 2023-05-22 Sold (Public Records) $3,100 Public Records
• 2023-05-22 Sold (Public Records) $2,900 Public Records

Property tax history

-4.1%/yr

Latest (2025): $35 · +0.0% YoY. Source: county tax records.