778 Macks Mountain Rd NW · Snowville, VA 24105

$99,900

3 bd · 1.0 ba · 1,283 sqft · SingleFamily public records · 166 Days on market

Built 1941 2.00 ac lot $78/sqft · 40% below area Est $166k · 40% under ↓ 50% 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 +25.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• Appreciation +6.5/10.0
• 1% rule +5.6/10.0
• Schools +5.3/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

MULTIPLE OFFERS DUE BY NOON 05.15.2026. What a Great Opportunity! Featuring 3 Bedrooms 1 Bath, Large Rooms, lots of sunlight.

Key facts

• 2 acre lot
• 4 parking spots
• Built 1941

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $219 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#507 in VA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing B; Watch: amenities F, commute F, employment F.
• Floyd County Public School District (rural): math 56% / reading 70% proficiency, ranked #51 of 131 in VA (top 39%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 5 active listings in the ZIP; 69 units permitted in Floyd County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($691 loan paydown + $3k appreciation (3.0% local appreciation)).
• Floyd County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 166 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $34k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 166 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 1941 — 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. 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.
6. 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.
7. 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: 1.06% ✓
• Cap rate: 8.93%
• Cash-on-cash: 9.42%
• DSCR: 1.42
• GRM: 7.8

CMA / ARV

• ARV (median comp): $165,604
• List price: $99,900
• Delta: -39.68%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

2.99% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.3%
• Equity multiple: 1.93×
• Total profit: $25,951
• Equity at exit: $44,884

10-year hold

• IRR: 17.8%
• Equity multiple: 3.60×
• Total profit: $72,812
• Equity at exit: $69,144

Cash invested: $27,972 (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 24105

• Home prices YoY: 2.7%
• Active inventory: 5
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,061 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$53 /mo · $638/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $219

Break-even live

Break-even rent $783

Max offer price $99,900

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-03
   status $99,900 Pending 166 DOM
2. 2026-06-02
   days on market $99,900 Active 166 DOM
3. 2026-06-01
   days on market $99,900 Active 165 DOM
4. 2026-05-31
   days on market $99,900 Active 164 DOM
5. 2026-05-30
   days on market $99,900 Active 163 DOM
6. 2026-05-11
   price $99,900 127-char remark

   Show marketing remark (127 chars)

   MULTIPLE OFFERS DUE BY NOON 05.15.2026. What a Great Opportunity! Featuring 3 Bedrooms 1 Bath, Large Rooms, lots of sunlight.

7. 2026-04-09
   price $109,900 127-char remark

   Show marketing remark (127 chars)

   MULTIPLE OFFERS DUE BY NOON 05.15.2026. What a Great Opportunity! Featuring 3 Bedrooms 1 Bath, Large Rooms, lots of sunlight.

8. 2026-03-04
   price $119,900 127-char remark

   Show marketing remark (127 chars)

   MULTIPLE OFFERS DUE BY NOON 05.15.2026. What a Great Opportunity! Featuring 3 Bedrooms 1 Bath, Large Rooms, lots of sunlight.

9. 2026-02-02
   price $129,900 127-char remark

   Show marketing remark (127 chars)

   MULTIPLE OFFERS DUE BY NOON 05.15.2026. What a Great Opportunity! Featuring 3 Bedrooms 1 Bath, Large Rooms, lots of sunlight.

10. 2025-12-18
    price $139,900 127-char remark

    Show marketing remark (127 chars)

    MULTIPLE OFFERS DUE BY NOON 05.15.2026. What a Great Opportunity! Featuring 3 Bedrooms 1 Bath, Large Rooms, lots of sunlight.

11. 2025-12-18
    listed $133,875 Active 127-char remark

    Show marketing remark (127 chars)

    MULTIPLE OFFERS DUE BY NOON 05.15.2026. What a Great Opportunity! Featuring 3 Bedrooms 1 Bath, Large Rooms, lots of sunlight.

12. 2025-11-01
    historical
13. 2025-09-16
    listed $133,875 Active
14. 2023-10-13
    soldstatus $199,900 Closed
15. 2023-10-13
    soldstatus $199,900
16. 2023-10-10
    soldstatus $199,900 Closed
17. 2023-10-08
    status Pending
18. 2023-08-29
    listed $199,900 Active
19. 2023-08-16
    listed $199,900 Active
20. 2022-09-08
    listed $199,900 Active

ⓘ 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: $638 · $53/mo
• Projected year-2 tax: $819 · $68/mo
• Expected delta: +$181/yr (+$15/mo · 28.4%)

ⓘ 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 2/10 Low 7 d/yr ≥92°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $12,731
• − Mortgage interest: −$5,596
• − Property taxes: −$638
• − Insurance: −$500
• − Repairs & maintenance: −$1,019
• − Management: −$1,019
• − Depreciation: −$2,906
• Taxable income: $1,055
• Est. tax owed @ 24.0%: −$253
• After-tax cash flow: $2,380/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: Floyd County Public School District
• NCES district ID: 5101350
• Math proficiency: 56% ▼ -26.00%
• Reading proficiency: 70% ▼ -7.00%
• Median HH income: $44,955
• Composite: 53.03/100
• National rank: #1519
• State rank: #51 of 131 in VA

Livability — Snowville

• Score: 56/100
• State rank: #507
• US rank: #22589

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

• Population (ZIP): 379

Population outlook (Floyd County) Hauer SSP2

• Today (2025): 16,207 people
• By 2030: 16,340 · +0.8%
• By 2040: 16,267 · +0.4%
• By 2050: 15,661 · -3.4%
• By 2075: 13,756 · -15.1%
• By 2100: 11,078 · -31.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Iranian 5% Serbian 5% Slovak 3%

Political lean MEDSL · Floyd

• 2024 margin: Solid R (+37.2) · D 30.8% · R 68.1% · Other 1.1%
• 2008→2024 swing: -17.2pp toward R · 2008: -20.0pp · 2024: -37.2pp
• All cycles: 2024: R+37.2 2020: R+34.2 2016: R+37.5 2012: R+25.4 2008: R+20.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.99%
• Current HPI: 115.0396
• 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

-50.0% since first listed

15 events — show timeline

• 2026-05-11 Price Changed $99,900 MLSRV
• 2026-04-09 Price Changed $109,900 MLSRV
• 2026-03-04 Price Changed $119,900 MLSRV
• 2026-02-02 Price Changed $129,900 MLSRV
• 2025-12-18 Price Changed $139,900 MLSRV
• 2025-12-18 Listed $133,875 MLSRV
• 2025-11-01 Listing Removed — MLSRV
• 2025-09-16 Listed $133,875 MLSRV
• 2023-10-13 Sold (Public Records) $199,900 Public Records
• 2023-10-13 Sold (MLS) $199,900 NRVMLS
• 2023-10-10 Sold (MLS) $199,900 SWVAR
• 2023-10-08 Pending — NRVMLS
• 2023-08-29 Listed $199,900 SWVAR
• 2023-08-16 Listed $199,900 NRVMLS
• 2022-09-08 Listed $199,900 NRVMLS

Property tax history

+3.5%/yr

Latest (2026): $638 · +0.0% YoY. Source: county tax records.