16135 Pocahontas Trl · Emory, VA 24361

$90,900

3 bd · 2.0 ba · 2,016 sqft · SingleFamily public records · 42 Days on market

Built 1960 2.04 ac lot $45/sqft · 75% below area ↓ 5% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• Schools +6.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Once a beloved family home for over 20 years, this home is ready for a new chapter with the help of a DIY enthusiast, investor or flipper. Tucked away at the end of the road is this 3 bedroom, 2 bath fixer upper on a little over 2 acres. The first floor features a living room, dining room, kitchen with a dine in option, primary bedroom, full bathroom & an optional 4th bedroom space with construction of a wall. Upstairs you'll find a full bath, 2 additional bedrooms and a bonus room. Step outside on one of the covered porches and connect to nature with visiting wildlife and enjoy the mountain view. Part of the home was originally a single wide mobile home. Septic perked for 2 bathroom.

Key facts

• Covered porches
• Bonus room
• Mountain view

Tags

• COVERED PORCHES
• MOUNTAIN VIEW
• BONUS ROOM
• OPTIONAL 4TH BEDROOM SPACE

Property features AI

Finance

• Other: Zoning: A1; Lot approximately 2.04 acres (dimensions 329 x 218 x 359 x 260)

Exterior

• Parking: Driveway (gravel)
• Utilities: Private well water; Septic tank; Propane; Electricity connected; Water connected; Cable available/connected; Phone connected
• Home design: Single-family residential property; House / Manufactured house; One and one-half stories; Property listed as fixer
• Construction: Block foundation; Block construction; Vinyl siding; Metal roof; Built as a manufactured house
• Exterior features: Covered front and rear porches; Front porch; Rear porch; Metal roof; Has view; Partially wooded, rolling slope

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator; Eat-in kitchen
• Bedrooms: Total of 7 rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Hardwood; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Heat pump cooling; Ceiling fans
• Interior features: Eat-in kitchen; Insulated windows; Window treatments; Crawl space
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $91k.

Deal economics

• At list price, monthly cash flow is $852 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $91k).
• Recommended offer: $88k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#159 in VA, #4,933 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: commute C-, health & safety C-, amenities F.
• Washington County Public School District (rural): math 68% / reading 79% proficiency, ranked #15 of 131 in VA (top 12%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Meadowview Elementary (math 63% / reading 74%, grade B+, #357 of 1,108 statewide, top 33%, 551 students, 89% FRL); Glade Spring Middle (math 70% / reading 74%, grade A, #65 of 342 statewide, top 21%, 254 students, 80% FRL); Patrick Henry High (math 62% / reading 82%, grade B+, #134 of 319 statewide, top 45%, 366 students, 66% FRL) — zoned schools average 78% FRL vs 42% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 36 active listings in the ZIP; 99 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($628 loan paydown + $3k appreciation (3.1% local appreciation)).
• Washington County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.1% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $88,173 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 1960 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.96% ✓
• Cap rate: 17.54%
• Cash-on-cash: 40.16%
• DSCR: 2.79
• GRM: 4.2

CMA / ARV

• ARV (median comp): $366,069
• List price: $90,900
• Delta: -75.17%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15372 Jockey Bend Ln	0.50mi	2/2.0 (-1)	1,879 (-7%)	23mo	$352,500	$188	41

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

Projected returns pro-forma

3.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 45.7%
• Equity multiple: 3.57×
• Total profit: $65,474
• Equity at exit: $41,176

10-year hold

• IRR: 45.4%
• Equity multiple: 7.16×
• Total profit: $156,682
• Equity at exit: $63,693

Cash invested: $25,452 (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 24361

• Home prices YoY: 1.6%
• Active inventory: 36
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,783 medium
• Mortgage (P&I): −$477
• Tax from tax record: −$42 /mo · $510/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $852

Break-even live

Break-even rent $705

Max offer price $90,900

Occupancy floor 47%

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: $22,725
• Closing costs: $2,727
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $90,900 Active 42 DOM
2. 2026-06-18
   days on market $90,900 Active 41 DOM
3. 2026-06-18
   price $90,900 Active 40 DOM
4. 2026-06-17
   days on market $95,900 Active 40 DOM
5. 2026-06-16
   days on market $95,900 Active 39 DOM
6. 2026-06-15
   days on market $95,900 Active 38 DOM
7. 2026-06-14
   days on market $95,900 Active 36 DOM
8. 2026-06-13
   days on market $95,900 Active 35 DOM
9. 2026-06-10
   days on market $95,900 Active 33 DOM
10. 2026-06-09
    days on market $95,900 Active 32 DOM
11. 2026-06-08
    days on market $95,900 Active 31 DOM
12. 2026-06-07
    days on market $95,900 Active 30 DOM
13. 2026-06-02
    days on market $95,900 Active 25 DOM
14. 2026-06-01
    days on market $95,900 Active 24 DOM
15. 2026-05-31
    days on market $95,900 Active 23 DOM
16. 2026-05-30
    days on market $95,900 Active 22 DOM
17. 2026-05-08
    listed $95,900 Active 883-char remark

ⓘ 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: $510 · $42/mo
• Projected year-2 tax: $745 · $62/mo
• Expected delta: +$235/yr (+$20/mo · 46.2%)

ⓘ 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 6 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,401
• − Mortgage interest: −$5,092
• − Property taxes: −$510
• − Insurance: −$454
• − Repairs & maintenance: −$1,712
• − Management: −$1,712
• − Depreciation: −$2,644
• Taxable income: $9,277
• Est. tax owed @ 24.0%: −$2,226
• After-tax cash flow: $7,996/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: Washington County Public School District
• NCES district ID: 5103900
• Math proficiency: 68% ▼ -23.00%
• Reading proficiency: 79% ▼ -7.00%
• Median HH income: $42,412
• Composite: 61.5/100
• National rank: #754
• State rank: #15 of 131 in VA

Livability — Emory

• Score: 74/100
• State rank: #159
• US rank: #4933

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 5,234
• Population (ZIP): 4,644

Population outlook (Washington County) Hauer SSP2

• Today (2025): 53,266 people
• By 2030: 52,284 · -1.8%
• By 2040: 49,415 · -7.2%
• By 2050: 45,683 · -14.2%
• By 2075: 37,258 · -30.1%
• By 2100: 27,983 · -47.5%

Race, ethnicity, and origin ACS 2023

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

Political lean MEDSL · Washington

• 2024 margin: Solid R (+53.3) · D 23.0% · R 76.3%
• 2008→2024 swing: -20.6pp toward R · 2008: -32.7pp · 2024: -53.3pp
• All cycles: 2024: R+53.3 2020: R+52.5 2016: R+53.5 2012: R+43.2 2008: R+32.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.06%
• Current HPI: 190.3097
• 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

-5.2% since first listed

2 events — show timeline

• 2026-06-17 Price Changed $90,900 TVRMLS
• 2026-05-08 Listed $95,900 TVRMLS

Property tax history

+0.7%/yr

Latest (2026): $510 · +0.0% YoY. Source: county tax records.