115 Chestnut Ave · Coeburn, VA 24230

$31,000

2 bd · 1.0 ba · 1,126 sqft · SingleFamily · 31 Days on market

Built 1948 Poor condition ↓ 10% since listing

---

Why this score? — see what drove the C- 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 +15.0/30.0
• ARV discount +7.5/15.0
• Schools +6.3/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

This little cottage would make a great rental property or home for first-time buyers. Home is in need of repairs and updates but has lots of potential. All information taken from tax records and deemed reliable but not guaranteed. Subject to Errors and Omissions. Buyer/Buyers Agent to verify all information. ALL OFFERS MUST BE SUBMITTED VIA PROPOFFERS. COM BY THE SELLING AGENT.

Key facts

• Built 1948
• Listed 31 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $31k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $813 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $31k).
• Recommended offer: $30k (3.0% below list) — sets the bar for market timing.
• Cap rate 37.8% vs local median 5.4% in Coeburn — 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 63/100 on livability (#383 in VA) — a middle-class / working-renter tenant base. Strengths: schools A+, cost of living A+, crime B+; Watch: amenities F, commute F, employment F.
• Wise County Public School District (town): math 74% / reading 79% proficiency, ranked #11 of 131 in VA (top 8%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 46 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 17 units permitted in Wise County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $235 of equity ($214 loan paydown + $21 appreciation (0.1% local appreciation)).
• Wise County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.1% appreciation + 3.0% rent growth), your $9k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($30k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago 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.
• Current owner paid $13k; list at $31k implies a 138% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $30,070 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 4.19% ✓
• Cap rate: 37.75%
• Cash-on-cash: 112.36%
• DSCR: 6.00
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $90,080
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 Chesnut Ave	0.00mi	2/1.0	1,015 (-10%)	21mo	$13,000	$13	66
631 Meadow St	0.66mi	2/1.0	990 (-12%)	10mo	$79,000	$80	41

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

Projected returns pro-forma

0.07% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.87×
• Total profit: $50,978
• Equity at exit: $9,107

10-year hold

• IRR: —
• Equity multiple: 14.28×
• Total profit: $115,306
• Equity at exit: $11,032

Cash invested: $8,680 (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 24230

• Home prices YoY: 0.1%
• Active inventory: 46
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$163
• Tax est. 1.5%: −$39 /mo · $465/yr
• Insurance: −$13
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $813

Break-even live

Break-even rent $271

Max offer price $31,000

Occupancy floor 32%

Sensitivity live

Price	-10% $834	-5% $823	+0% $813	+5% $802	+10% $791
Rent	-10% $710	-5% $761	+0% $813	+5% $864	+10% $915
Rate	-1.0pp $828	-0.5pp $821	base $813	+0.5pp $805	+1.0pp $797

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: $7,750
• Closing costs: $930
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
208 Prospect Ave NW Coeburn, VA	3.0	1.0	1400	$1,300	$0.93	44d	1	1.40mi

Listing history 22 events

1. 2026-06-21
   days on market $31,000 Active 31 DOM
2. 2026-06-18
   days on market $31,000 Active 29 DOM
3. 2026-06-17
   days on market $31,000 Active 28 DOM
4. 2026-06-16
   days on market $31,000 Active 27 DOM
5. 2026-06-15
   days on market $31,000 Active 26 DOM
6. 2026-06-15
   days on market $31,000 Active 25 DOM
7. 2026-06-13
   days on market $31,000 Active 24 DOM
8. 2026-06-12
   days on market $31,000 Active 23 DOM
9. 2026-06-09
   days on market $31,000 Active 20 DOM
10. 2026-06-08
    days on market $31,000 Active 19 DOM
11. 2026-06-08
    days on market $31,000 Active 18 DOM
12. 2026-06-07
    days on market $31,000 Active 17 DOM
13. 2026-06-03
    days on market $31,000 Active 14 DOM
14. 2026-06-02
    days on market $31,000 Active 13 DOM
15. 2026-06-01
    days on market $31,000 Active 12 DOM
16. 2026-05-31
    days on market $31,000 Active 11 DOM
17. 2026-05-21
    listed $31,000 Active
18. 2024-09-23
    soldstatus $13,000 Closed 380-char remark

    Show marketing remark (380 chars)

    This little cottage would make a great rental property or home for first-time buyers. Home is in need of repairs and updates but has lots of potential. All information taken from tax records and deemed reliable but not guaranteed. Subject to Errors and Omissions. Buyer/Buyers Agent to verify all information. ALL OFFERS MUST BE SUBMITTED VIA PROPOFFERS. COM BY THE SELLING AGENT.

19. 2024-08-24
    status Pending 380-char remark

    Show marketing remark (380 chars)

    This little cottage would make a great rental property or home for first-time buyers. Home is in need of repairs and updates but has lots of potential. All information taken from tax records and deemed reliable but not guaranteed. Subject to Errors and Omissions. Buyer/Buyers Agent to verify all information. ALL OFFERS MUST BE SUBMITTED VIA PROPOFFERS. COM BY THE SELLING AGENT.

20. 2024-07-26
    price $19,500 380-char remark

    Show marketing remark (380 chars)

    This little cottage would make a great rental property or home for first-time buyers. Home is in need of repairs and updates but has lots of potential. All information taken from tax records and deemed reliable but not guaranteed. Subject to Errors and Omissions. Buyer/Buyers Agent to verify all information. ALL OFFERS MUST BE SUBMITTED VIA PROPOFFERS. COM BY THE SELLING AGENT.

21. 2024-06-25
    price $28,500 380-char remark

    Show marketing remark (380 chars)

    This little cottage would make a great rental property or home for first-time buyers. Home is in need of repairs and updates but has lots of potential. All information taken from tax records and deemed reliable but not guaranteed. Subject to Errors and Omissions. Buyer/Buyers Agent to verify all information. ALL OFFERS MUST BE SUBMITTED VIA PROPOFFERS. COM BY THE SELLING AGENT.

22. 2024-05-22
    listed $34,500 Active 380-char remark

    Show marketing remark (380 chars)

    This little cottage would make a great rental property or home for first-time buyers. Home is in need of repairs and updates but has lots of potential. All information taken from tax records and deemed reliable but not guaranteed. Subject to Errors and Omissions. Buyer/Buyers Agent to verify all information. ALL OFFERS MUST BE SUBMITTED VIA PROPOFFERS. COM BY THE SELLING AGENT.

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥94°F today · 22 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: $15,600
• − Mortgage interest: −$1,736
• − Property taxes: −$465
• − Insurance: −$155
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$902
• Taxable income: $9,846
• Est. tax owed @ 24.0%: −$2,363
• After-tax cash flow: $7,390/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This home requires extensive repairs and updates, including new flooring and interior wall repairs, to become move-in ready and increase its value.

Repairs flagged

• Major flooring — Severe damage to flooring
• Major interior walls — Significant damage and unfinished appearance

Value-add opportunities

• Resale New flooring — New flooring would improve the home's appearance and functionality
• Resale Interior wall repairs and painting — Repairs and painting would make the interior look more presentable and habitable
• Rental Landscaping — Landscaping would enhance curb appeal and attract tenants

Renovation cost estimate screening

Repair item	Severity	Est. cost
flooring · Severe damage to flooring	Major	$15,000–50,000
interior walls · Significant damage and unfinished appearance	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Resale New flooring — New flooring would improve the home's appearance and functionality ↑
• Resale Interior wall repairs and painting — Repairs and painting would make the interior look more presentable and habitable ↑
• Rental Landscaping — Landscaping would enhance curb appeal and attract tenants ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Wise County Public School District
• NCES district ID: 5104080
• Math proficiency: 74% ▼ -20.00%
• Reading proficiency: 79% ▼ -7.00%
• Median HH income: $35,624
• Composite: 63.37/100
• National rank: #625
• State rank: #11 of 131 in VA

Livability — Coeburn

• Score: 63/100
• State rank: #383
• US rank: #15422

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coeburn, VA
• Population (ZIP): 7,057

Population outlook (Wise County) Hauer SSP2

• Today (2025): 35,714 people
• By 2030: 33,742 · -5.5%
• By 2040: 29,870 · -16.4%
• By 2050: 26,233 · -26.5%
• By 2075: 18,296 · -48.8%
• By 2100: 12,147 · -66.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Black 3% Hispanic / Latino 1%
• Common ancestry: Slovak 2% Italian 2% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Wise

• 2024 margin: Solid R (+63.3) · D 18.1% · R 81.4%
• 2008→2024 swing: -35.6pp toward R · 2008: -27.7pp · 2024: -63.3pp
• All cycles: 2024: R+63.3 2020: R+61.7 2016: R+62.0 2012: R+48.8 2008: R+27.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.07%
• Current HPI: 135.5947
• 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

-10.1% since first listed

6 events — show timeline

• 2026-05-21 Listed $31,000 FSBO.com
• 2024-09-23 Sold (MLS) $13,000 TVRMLS
• 2024-08-24 Pending — TVRMLS
• 2024-07-26 Price Changed $19,500 TVRMLS
• 2024-06-25 Price Changed $28,500 TVRMLS
• 2024-05-22 Listed $34,500 TVRMLS