558 Jewell Main Rd · Jewell Ridge, VA 24622

$64,500

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 29 Days on market

Built 1930 0.40 ac lot

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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
• Schools +6.0/10.0
• Appreciation +5.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

CUTE 3 BEDROOM 1 BATH COTTAGE ON LARGE LOT LOCATED IN JEWELL CAMP. NEW GAS FURNACE 2022, NEW METAL ROOF 2020. 500 GALLON RENTED PROPANE TANK. CENTRAL AIR, GENERAC INSTALLED 2010. SOME NEW FLOORING, INSIDE REWIRED 2011. PUBLIC WATER, PRIVATE SEPTIC.

Key facts

• New metal roof
• Large lot
• Some new flooring

Tags

• LARGE LOT
• NEW GAS FURNACE
• NEW METAL ROOF
• CENTRAL AIR
• GENERAC INSTALLED
• SOME NEW FLOORING

Property features AI

Exterior

• Utilities: Public water; Septic tank
• Home design: Single family residence; One and one-half stories; Residential zoning
• Construction: Aluminum siding; Metal roof
• Exterior features: Deck; Shed(s); Cleared, irregular, level lot

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Central air; Ceiling fans
• Interior features: Insulated windows; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $64k.

Deal economics

• At list price, monthly cash flow is $397 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $64k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Tazewell County Public School District (town): math 67% / reading 78% proficiency, ranked #21 of 131 in VA (top 16%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Richlands Elementary (math 69% / reading 79%, grade A, #248 of 1,108 statewide, top 23%, 547 students, 83% FRL); Richlands Middle (math 58% / reading 71%, grade A-, #123 of 342 statewide, top 37%, 495 students, 83% FRL); Richlands High (math 68% / reading 87%, grade A-, #83 of 319 statewide, top 28%, 636 students, 82% FRL) — zoned schools average 83% FRL vs 47% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 4 active listings in the ZIP; 4 units permitted in Tazewell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $942 of equity ($446 loan paydown + $496 appreciation (0.8% local appreciation)).
• Tazewell County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.8% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,532 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.55% ✓
• Cap rate: 13.69%
• Cash-on-cash: 26.40%
• DSCR: 2.17
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $24,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
758 Jewell Main Rd	0.17mi	3/1.5	876 (-9%)	6mo	$22,000	$25	71

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

Projected returns pro-forma

0.77% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.2%
• Equity multiple: 2.43×
• Total profit: $25,769
• Equity at exit: $21,245

10-year hold

• IRR: 31.0%
• Equity multiple: 4.66×
• Total profit: $66,182
• Equity at exit: $27,644

Cash invested: $18,060 (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 24622

• Home prices YoY: 0.7%
• Active inventory: 4
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,001 medium
• Mortgage (P&I): −$338
• Tax from tax record: −$29 /mo · $345/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $397

Break-even live

Break-even rent $499

Max offer price $64,500

Occupancy floor 55%

Sensitivity live

Price	-10% $434	-5% $416	+0% $397	+5% $379	+10% $361
Rent	-10% $318	-5% $358	+0% $397	+5% $437	+10% $476
Rate	-1.0pp $430	-0.5pp $414	base $397	+0.5pp $381	+1.0pp $364

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: $16,125
• Closing costs: $1,935
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $64,500 Active 29 DOM
2. 2026-06-18
   days on market $64,500 Active 28 DOM
3. 2026-06-17
   days on market $64,500 Active 27 DOM
4. 2026-06-16
   days on market $64,500 Active 26 DOM
5. 2026-06-15
   days on market $64,500 Active 25 DOM
6. 2026-06-14
   days on market $64,500 Active 23 DOM
7. 2026-06-12
   days on market $64,500 Active 22 DOM
8. 2026-06-09
   days on market $64,500 Active 19 DOM
9. 2026-06-08
   days on market $64,500 Active 18 DOM
10. 2026-06-07
    days on market $64,500 Active 17 DOM
11. 2026-06-03
    days on market $64,500 Active 13 DOM
12. 2026-06-02
    days on market $64,500 Active 12 DOM
13. 2026-06-01
    days on market $64,500 Active 11 DOM
14. 2026-05-31
    days on market $64,500 Active 10 DOM
15. 2026-05-30
    days on market $64,500 Active 9 DOM
16. 2026-05-19
    listed $64,500 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: $345 · $29/mo
• Projected year-2 tax: $529 · $44/mo
• Expected delta: +$184/yr (+$15/mo · 53.5%)

ⓘ 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 1/10 Low 7 d/yr ≥91°F today · 18 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: $12,018
• − Mortgage interest: −$3,613
• − Property taxes: −$345
• − Insurance: −$322
• − Repairs & maintenance: −$961
• − Management: −$961
• − Depreciation: −$1,876
• Taxable income: $3,939
• Est. tax owed @ 24.0%: −$945
• After-tax cash flow: $3,823/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: Tazewell County Public School District
• NCES district ID: 5103810
• Math proficiency: 67% ▼ -23.00%
• Reading proficiency: 78% ▼ -6.00%
• Median HH income: $37,003
• Composite: 60.16/100
• National rank: #865
• State rank: #21 of 131 in VA

Livability — Jewell Ridge

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Jewell Ridge, VA
• Population (ZIP): 606

Population outlook (Tazewell County) Hauer SSP2

• Today (2025): 38,275 people
• By 2030: 35,719 · -6.7%
• By 2040: 30,875 · -19.3%
• By 2050: 26,798 · -30.0%
• By 2075: 19,286 · -49.6%
• By 2100: 13,631 · -64.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 6%
• Common ancestry: Serbian 1%

Political lean MEDSL · Tazewell

• 2024 margin: Solid R (+68.9) · D 15.3% · R 84.2%
• 2008→2024 swing: -36.0pp toward R · 2008: -32.9pp · 2024: -68.9pp
• All cycles: 2024: R+68.9 2020: R+67.2 2016: R+66.3 2012: R+57.5 2008: R+32.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.77%
• Current HPI: 112.1189
• 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

1 event — show timeline

• 2026-05-19 Listed $64,500 SWVAR

Property tax history

+5.9%/yr

Latest (2025): $345 · +0.0% YoY. Source: county tax records.