2174 Birch Ave · Buena Vista, VA 24416

$79,900

3 bd · 1.0 ba · 1,162 sqft · SingleFamily public records · 58 Days on market

Built 1898 6,098 sqft lot $69/sqft · 54% below area

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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 +29.7/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for a FIXER UPPER or your next INVESTMENT check out this two-story home on a corner lot just steps from downtown Buena Vista and Southern Virginia University. Features living room, dining room, kitchen, 3 bedrooms, and 1 bath. Covered front porch, side patio, large back yard and nice storage bldg. So much potential just waiting for your vision and TLC. Property to convey ''as is''. Will require CASH or an in-house loan. Will not qualify for Government or Conventional financing

Key facts

• 6,098 sq ft lot
• Built 1898
• Listed 57 days

Property features AI

Finance

• Other: Small exterior storage structure

Exterior

• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residential property
• Construction: Shingle siding; Metal roof
• Exterior features: Front porch; Corner lot; Level lot

Interior

• Flooring: Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Has cooling (no central/system specified)
• Interior features: Vinyl and wood flooring; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 3.4% in Buena Vista — 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 71/100 on livability (#217 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: health & safety C-, amenities F, commute F.
• Buena Vista City Public School District (rural): math 54% / reading 68% proficiency, ranked #61 of 131 in VA (top 47%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Parry Mccluer Middle (math 72% / reading 77%, grade A, #50 of 342 statewide, top 16%, 119 students, 87% FRL); Parry Mccluer High (math 37% / reading 67%, grade D+, #295 of 319 statewide, top 93%, 330 students, 86% FRL) — zoned schools average 87% FRL vs 44% district-wide (43 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 56 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 18 units permitted in Buena Vista city in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Buena Vista County population projected to shrink 4% 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 $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1898 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 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 1898 — 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 B-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?
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: 1.28% ✓
• Cap rate: 10.65%
• Cash-on-cash: 15.55%
• DSCR: 1.69
• GRM: 6.5

CMA / ARV

• ARV (median comp): $174,387
• List price: $79,900
• Delta: -54.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
620 E 21st St	0.09mi	3/2.0	1,222 (+5%)	2mo	$175,000	$143	81
2334 Hawthorne Ave	0.23mi	2/1.0 (-1)	1,138 (-2%)	1mo	$169,000	$149	80
2350 Sycamore Ave	0.40mi	3/1.0	1,179 (+2%)	2mo	$192,000	$163	77
704 E 21st St	0.11mi	3/1.0	1,036 (-11%)	11mo	$225,000	$217	68
2327 Sycamore Ave	0.42mi	2/1.0 (-1)	1,136 (-2%)	7mo	$110,000	$97	66
276 29th St E	0.70mi	3/1.0	1,146 (-1%)	2mo	$235,000	$205	64
1875 Holly Ave	0.43mi	3/2.0	1,248 (+7%)	1mo	$196,100	$157	62
1914 Cedar Ave	0.26mi	4/1.0 (+1)	1,056 (-9%)	11mo	$173,750	$165	59
1369 Maple Ave	0.70mi	2/1.0 (-1)	1,120 (-4%)	3mo	$140,000	$125	54
1448 Oak Ave	0.64mi	3/1.5	1,056 (-9%)	1mo	$230,000	$218	52
2440 Ivy Ave	0.49mi	2/1.0 (-1)	1,064 (-8%)	8mo	$153,000	$144	51
1735 Pine Ave	0.44mi	2/1.0 (-1)	1,040 (-10%)	8mo	$179,400	$173	50

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: 6.3%
• Equity multiple: 1.25×
• Total profit: $5,514
• Equity at exit: $11,913

10-year hold

• IRR: 15.7%
• Equity multiple: 2.28×
• Total profit: $28,553
• Equity at exit: $6,908

Cash invested: $22,372 (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 24416

• Home prices YoY: -33.8%
• Active inventory: 56
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,019 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$63 /mo · $751/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $290

Break-even live

Break-even rent $652

Max offer price $79,900

Occupancy floor 67%

Sensitivity live

Price	-10% $335	-5% $313	+0% $290	+5% $267	+10% $245
Rent	-10% $209	-5% $250	+0% $290	+5% $330	+10% $370
Rate	-1.0pp $330	-0.5pp $310	base $290	+0.5pp $269	+1.0pp $248

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2222 Cedar Ave Buena Vista, VA	2.0	1.0	900	$850	$0.94	44d	1	0.12mi
E 40th St Buena Vista, VA	2.0	2.0	784	$1,115	$1.42	14d	3	1.34mi

Listing history 18 events

1. 2026-06-21
   days on market $79,900 Active 58 DOM
2. 2026-06-18
   days on market $79,900 Active 55 DOM
3. 2026-06-17
   days on market $79,900 Active 54 DOM
4. 2026-06-16
   days on market $79,900 Active 53 DOM
5. 2026-06-15
   days on market $79,900 Active 52 DOM
6. 2026-06-14
   days on market $79,900 Active 50 DOM
7. 2026-06-13
   days on market $79,900 Active 49 DOM
8. 2026-06-10
   days on market $79,900 Active 47 DOM
9. 2026-06-09
   days on market $79,900 Active 46 DOM
10. 2026-06-08
    days on market $79,900 Active 45 DOM
11. 2026-06-07
    days on market $79,900 Active 44 DOM
12. 2026-06-05
    days on market $79,900 Active 41 DOM
13. 2026-06-03
    days on market $79,900 Active 40 DOM
14. 2026-06-02
    days on market $79,900 Active 39 DOM
15. 2026-06-01
    days on market $79,900 Active 38 DOM
16. 2026-05-31
    days on market $79,900 Active 37 DOM
17. 2026-05-31
    days on market $79,900 Active 36 DOM
18. 2026-04-24
    listed $79,900 Active 489-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: $751 · $63/mo
• Projected year-2 tax: $751 · $63/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,225
• − Mortgage interest: −$4,476
• − Property taxes: −$751
• − Insurance: −$400
• − Repairs & maintenance: −$978
• − Management: −$978
• − Depreciation: −$2,324
• Taxable income: $2,319
• Est. tax owed @ 24.0%: −$557
• After-tax cash flow: $2,923/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: Buena Vista City Public School District
• NCES district ID: 5100560
• Math proficiency: 54% ▼ -29.00%
• Reading proficiency: 68% ▼ -5.00%
• Median HH income: $35,243
• Composite: 50.44/100
• National rank: #1866
• State rank: #61 of 131 in VA

Livability — Buena Vista

• Score: 71/100
• State rank: #217
• US rank: #7146

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Buena Vista, VA
• County: Buena Vista City · 9,082 people
• City population: 9,082
• Metro: nan
• Population (ZIP): 9,082
• Household income: $54,882
• Rent vs Own: 39.1% rent · 60.9% own
• Severe rent burden: 239.0

Population outlook (Buena Vista County) Hauer SSP2

• Today (2025): 6,454 people
• By 2030: 6,395 · -0.9%
• By 2040: 6,271 · -2.8%
• By 2050: 6,166 · -4.5%
• By 2075: 6,287 · -2.6%
• By 2100: 6,282 · -2.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 9% Hispanic / Latino 4% Black 2%
• Common ancestry: Serbian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Buena Vista

• 2024 margin: Solid R (+44.5) · D 26.9% · R 71.3% · Other 1.8%
• 2008→2024 swing: -37.3pp toward R · 2008: -7.2pp · 2024: -44.5pp
• All cycles: 2024: R+44.5 2020: R+37.4 2016: R+30.9 2012: R+25.5 2008: R+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.06%
• Current HPI: 143.115
• Rent YoY: —
• Metro: nan
• 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

1 event — show timeline

• 2026-04-24 Listed $79,900 RHR

Property tax history

+1.1%/yr

Latest (2025): $751 · +56.2% YoY. Source: county tax records.