295 Weddle St · Hillsville, VA 24343

$73,500

3 bd · 2.0 ba · 1,050 sqft · SingleFamily · 561 Days on market

Built 1998 1.06 ac lot ↓ 24% 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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable opportunity with strong upside potential! This 1998 singlewide mobile home (14' x 75', approx. 1,050 sq. ft. ) is situated on a full acre in a peaceful cul-de-sac just minutes (approx. 2.5 miles) from the town of Hillsville, VA. Located in a quiet, well-maintained neighborhood, this property offers both privacy and convenience. The interior is clean and in excellent move-in condition, featuring recent updates including new flooring, fresh paint, updated lighting, and several new plumbing fixtures. A few finishing touches remain, including installation of a water heater and minor trim work to complete the interior. Exterior repairs are needed, including plumbing and underpinning,

Key facts

• 1.06 acre lot
• Built 1998
• Listed 561 days

Property features AI

Exterior

• Utilities: Public water; Septic tank sewer
• Home design: Single-story manufactured home; Residential property
• Construction: Aluminum siding
• Exterior features: Level lot; Shed on property

Interior

• Flooring: Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: Laminate and vinyl flooring; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).
• Recommended offer: $65k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 2.6% in Hillsville — 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 65/100 on livability (#339 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing B+; Watch: amenities F, commute F, employment F.
• Carroll County Public School District (rural): math 60% / reading 70% proficiency, ranked #46 of 131 in VA (top 35%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Fancy Gap Elementary (math 92% / reading 87%, grade A+, #19 of 1,108 statewide, top 2%, 127 students, 85% FRL); Carroll County Middle (math 54% / reading 72%, grade B+, #134 of 342 statewide, top 40%, 756 students, 84% FRL); Carroll County High (math 64% / reading 67%, grade B, #204 of 319 statewide, top 65%, 1,069 students, 81% FRL) — zoned schools average 83% FRL vs 48% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 124 active listings in the ZIP; 80 units permitted in Carroll County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $508 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Carroll County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 561 days — a 12% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $23k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $64,680 (12.0% below list)

Questions for the listing agent

1. It's been on market 561 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
6. 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.
7. 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.
8. 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: 1.39% ✓
• Cap rate: 11.21%
• Cash-on-cash: 17.58%
• DSCR: 1.78
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $175,350
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
156 Weddle St	0.20mi	2/2.0 (-1)	1,056 (+1%)	11mo	$95,000	$90	76
222 Highland Park Dr	0.58mi	3/1.0	1,000 (-5%)	21mo	$145,000	$145	44
1436 Howlett St	0.35mi	2/1.5 (-1)	944 (-10%)	20mo	$157,400	$167	43
204 Highland Park Dr	0.57mi	3/1.0	1,000 (-5%)	24mo	$175,000	$175	42

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

Projected returns pro-forma

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

5-year hold

• IRR: 3.9%
• Equity multiple: 1.15×
• Total profit: $3,114
• Equity at exit: $10,959

10-year hold

• IRR: 13.5%
• Equity multiple: 2.08×
• Total profit: $22,213
• Equity at exit: $6,355

Cash invested: $20,580 (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 24343

• Home prices YoY: -19.2%
• Active inventory: 124
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,025 medium
• Mortgage (P&I): −$385
• Tax est. 1.5%: −$92 /mo · $1,102/yr
• Insurance: −$31
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $235

Break-even live

Break-even rent $727

Max offer price $73,500

Occupancy floor 72%

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: $18,375
• Closing costs: $2,205
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-23
   status Pending
2. 2026-04-16
   status Active
3. 2026-03-31
   price $73,500
4. 2025-12-27
   price $75,900
5. 2025-11-14
   historical Active Under Contract
6. 2025-08-29
   price $78,500
7. 2025-07-09
   status Active
8. 2025-07-08
   historical
9. 2025-05-08
   status Active
10. 2025-05-08
    historical
11. 2025-03-05
    price $82,500
12. 2024-12-16
    price $89,000
13. 2024-11-07
    listed $96,500 Active

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 20 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: $12,295
• − Mortgage interest: −$4,117
• − Property taxes: −$1,102
• − Insurance: −$1,165
• − Repairs & maintenance: −$984
• − Management: −$984
• − Depreciation: −$2,138
• Taxable income: $1,805
• Est. tax owed @ 24.0%: −$433
• After-tax cash flow: $2,387/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: Carroll County Public School District
• NCES district ID: 5100690
• Math proficiency: 60% ▼ -25.00%
• Reading proficiency: 70% ▼ -10.00%
• Median HH income: $36,359
• Composite: 53.88/100
• National rank: #1406
• State rank: #46 of 131 in VA

Livability — Hillsville

• Score: 65/100
• State rank: #339
• US rank: #13358

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: Hillsville, VA
• City population: 8,942
• Population (ZIP): 8,942

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 28,768 people
• By 2030: 27,909 · -3.0%
• By 2040: 25,788 · -10.4%
• By 2050: 23,522 · -18.2%
• By 2075: 19,045 · -33.8%
• By 2100: 14,801 · -48.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Slovak 2% Serbian 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+63.3) · D 18.1% · R 81.4%
• 2008→2024 swing: -30.9pp toward R · 2008: -32.4pp · 2024: -63.3pp
• All cycles: 2024: R+63.3 2020: R+62.7 2016: R+59.6 2012: R+39.4 2008: R+32.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -38.28%
• Current HPI: 161.0491
• 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

-23.8% since first listed

13 events — show timeline

• 2026-05-23 Pending — SWVAR
• 2026-04-16 Relisted — SWVAR
• 2026-03-31 Price Changed $73,500 SWVAR
• 2025-12-27 Price Changed $75,900 SWVAR
• 2025-11-14 Contingent — SWVAR
• 2025-08-29 Price Changed $78,500 SWVAR
• 2025-07-09 Relisted — SWVAR
• 2025-07-08 Delisted — SWVAR
• 2025-05-08 Relisted — SWVAR
• 2025-05-08 Delisted — SWVAR
• 2025-03-05 Price Changed $82,500 SWVAR
• 2024-12-16 Price Changed $89,000 SWVAR
• 2024-11-07 Listed $96,500 SWVAR

Property tax history

-4.8%/yr

Latest (2025): $110 · +13.3% YoY. Source: county tax records.