7834 Brown Mountain Rd · Jewell Ridge, VA 24622

$69,000

2 bd · 1.0 ba · 980 sqft · Other public records · 48 Days on market

Built 1930 9.90 ac lot ↓ 20% 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 +28.0/30.0
• DSCR +9.9/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Appreciation +5.4/10.0
• Schools +4.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Tucked away in the mountains of Southwest Virginia, this nearly 10-acre retreat offers the perfect blend of privacy, recreation, and income potential. Whether you're looking for a hunting property, weekend getaway, Airbnb opportunity, or a peaceful place to unplug, this property checks all the boxes. The land features excellent hunting terrain, mountain views, and room to explore, while the existing cabin provides a rustic basecamp with tons of character and potential. The home could benefit from updates and improvements, making this an ideal opportunity for investors, outdoorsmen, or buyers looking to create their own mountain escape. Rare chance to own usable acreage with income potential in the heart of Buchanan County.

Key facts

• 9.9 acre lot
• Built 1930
• Listed 48 days

Property features AI

Finance

• Other: Property sits on approximately 9.9 acres

Exterior

• Utilities: Water source: see remarks
• Home design: Single-family residence; House structure type
• Construction: Metal roof; Construction materials: see remarks; 980 sq. ft. living area; Zoning: A2; Built status: not specified
• Exterior features: Sloped topography

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating (details: see remarks)
• Interior features: Total of 4 rooms; Property listed as a fixer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $69k.

Deal economics

• At list price, monthly cash flow is $214 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($875 rent vs $69k).
• Recommended offer: $67k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Buchanan County Public School District (rural): math 52% / reading 65% proficiency, ranked #76 of 131 in VA (top 58%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Twin Valley Elementary/Middle (math 52% / reading 72%, grade B, #480 of 1,108 statewide, top 46%, 286 students, 92% FRL); Twin Valley High (math 47% / reading 72%, grade C+, #247 of 319 statewide, top 80%, 194 students, 97% FRL) — zoned schools average 94% FRL vs 62% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 4 active listings in the ZIP; 12 units permitted in Buchanan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($477 loan paydown + $530 appreciation (0.8% local appreciation)).
• Buchanan County population projected at -32% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.8% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.27% ✓
• Cap rate: 10.02%
• Cash-on-cash: 13.32%
• DSCR: 1.59
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.77% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.6%
• Equity multiple: 1.73×
• Total profit: $14,186
• Equity at exit: $22,728

10-year hold

• IRR: 18.3%
• Equity multiple: 3.17×
• Total profit: $42,006
• Equity at exit: $29,573

Cash invested: $19,320 (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 24622

• Home prices YoY: 0.7%
• Active inventory: 4
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $875 medium
• Mortgage (P&I): −$362
• Tax est. 1.5%: −$86 /mo · $1,035/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $214

Break-even live

Break-even rent $604

Max offer price $69,000

Occupancy floor 70%

Sensitivity live

Price	-10% $262	-5% $238	+0% $214	+5% $191	+10% $167
Rent	-10% $145	-5% $180	+0% $214	+5% $249	+10% $284
Rate	-1.0pp $249	-0.5pp $232	base $214	+0.5pp $197	+1.0pp $178

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $69,000 Active 48 DOM
2. 2026-06-21
   days on market $69,000 Active 47 DOM
3. 2026-06-18
   days on market $69,000 Active 45 DOM
4. 2026-06-17
   days on market $69,000 Active 44 DOM
5. 2026-06-16
   days on market $69,000 Active 43 DOM
6. 2026-06-15
   days on market $69,000 Active 42 DOM
7. 2026-06-15
   days on market $69,000 Active 41 DOM
8. 2026-06-13
   days on market $69,000 Active 40 DOM
9. 2026-06-12
   days on market $69,000 Active 39 DOM
10. 2026-06-09
    days on market $69,000 Active 36 DOM
11. 2026-06-08
    days on market $69,000 Active 35 DOM
12. 2026-06-08
    days on market $69,000 Active 34 DOM
13. 2026-06-07
    days on market $69,000 Active 33 DOM
14. 2026-06-03
    days on market $69,000 Active 30 DOM
15. 2026-06-02
    days on market $69,000 Active 29 DOM
16. 2026-06-01
    days on market $69,000 Active 28 DOM

    Show marketing remark (732 chars)

    Tucked away in the mountains of Southwest Virginia, this nearly 10-acre retreat offers the perfect blend of privacy, recreation, and income potential. Whether you're looking for a hunting property, weekend getaway, Airbnb opportunity, or a peaceful place to unplug, this property checks all the boxes. The land features excellent hunting terrain, mountain views, and room to explore, while the existing cabin provides a rustic basecamp with tons of character and potential. The home could benefit from updates and improvements, making this an ideal opportunity for investors, outdoorsmen, or buyers looking to create their own mountain escape. Rare chance to own usable acreage with income potential in the heart of Buchanan County.

17. 2026-05-31
    days on market $69,000 Active 27 DOM
18. 2026-05-13
    price $64,000 884-char remark

    Show marketing remark (732 chars)

    Tucked away in the mountains of Southwest Virginia, this nearly 10-acre retreat offers the perfect blend of privacy, recreation, and income potential. Whether you're looking for a hunting property, weekend getaway, Airbnb opportunity, or a peaceful place to unplug, this property checks all the boxes. The land features excellent hunting terrain, mountain views, and room to explore, while the existing cabin provides a rustic basecamp with tons of character and potential. The home could benefit from updates and improvements, making this an ideal opportunity for investors, outdoorsmen, or buyers looking to create their own mountain escape. Rare chance to own usable acreage with income potential in the heart of Buchanan County.

19. 2026-05-04
    listed $69,000 Active 884-char remark

    Show marketing remark (732 chars)

    Tucked away in the mountains of Southwest Virginia, this nearly 10-acre retreat offers the perfect blend of privacy, recreation, and income potential. Whether you're looking for a hunting property, weekend getaway, Airbnb opportunity, or a peaceful place to unplug, this property checks all the boxes. The land features excellent hunting terrain, mountain views, and room to explore, while the existing cabin provides a rustic basecamp with tons of character and potential. The home could benefit from updates and improvements, making this an ideal opportunity for investors, outdoorsmen, or buyers looking to create their own mountain escape. Rare chance to own usable acreage with income potential in the heart of Buchanan County.

20. 2026-05-04
    listed $69,000 Active 176-char remark

    Show marketing remark (732 chars)

    Tucked away in the mountains of Southwest Virginia, this nearly 10-acre retreat offers the perfect blend of privacy, recreation, and income potential. Whether you're looking for a hunting property, weekend getaway, Airbnb opportunity, or a peaceful place to unplug, this property checks all the boxes. The land features excellent hunting terrain, mountain views, and room to explore, while the existing cabin provides a rustic basecamp with tons of character and potential. The home could benefit from updates and improvements, making this an ideal opportunity for investors, outdoorsmen, or buyers looking to create their own mountain escape. Rare chance to own usable acreage with income potential in the heart of Buchanan County.

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 1/10 Low 7 d/yr ≥92°F today · 18 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: $10,501
• − Mortgage interest: −$3,865
• − Property taxes: −$1,035
• − Insurance: −$345
• − Repairs & maintenance: −$840
• − Management: −$840
• − Depreciation: −$2,007
• Taxable income: $1,569
• Est. tax owed @ 24.0%: −$377
• After-tax cash flow: $2,197/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: Buchanan County Public School District
• NCES district ID: 5100510
• Math proficiency: 52% ▼ -27.00%
• Reading proficiency: 65% ▼ -7.00%
• Median HH income: $29,669
• Composite: 47.84/100
• National rank: #2221
• State rank: #76 of 131 in VA

Livability — Jewell Ridge

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 606

Population outlook (Buchanan County) Hauer SSP2

• Today (2025): 20,160 people
• By 2030: 18,734 · -7.1%
• By 2040: 16,071 · -20.3%
• By 2050: 13,815 · -31.5%
• By 2075: 10,376 · -48.5%
• By 2100: 8,432 · -58.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 6%
• Common ancestry: Serbian 1%

Political lean MEDSL · Buchanan

• 2024 margin: Solid R (+70.6) · D 14.5% · R 85.1%
• 2008→2024 swing: -65.1pp toward R · 2008: -5.5pp · 2024: -70.6pp
• All cycles: 2024: R+70.6 2020: R+67.6 2016: R+60.4 2012: R+34.7 2008: R+5.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.77%
• Current HPI: 112.1189
• 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

-20.3% since first listed

5 events — show timeline

• 2026-06-01 Price Changed $55,000 SWVAR
• 2026-05-20 Price Changed $59,000 SWVAR
• 2026-05-13 Price Changed $64,000 SWVAR
• 2026-05-04 Listed $69,000 TVRMLS
• 2026-05-04 Listed $69,000 SWVAR

Property tax history

+0.2%/yr

Latest (2025): $135 · +0.0% YoY. Source: county tax records.