312 Brown Bottom Ln · Cedar Bluff, VA 24609

$105,000

2 bd · 1.0 ba · 1,552 sqft · Other · 24 Days on market

Built 2004 Good condition

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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 +19.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• Schools +6.0/10.0
• 1% rule +5.1/10.0
• Appreciation +5.1/10.0
• Condition / age +3.8/5.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0

Listing remarks

Fenced level lot. Paved driveway. New roof, new hardwood floors, new vinyl windows. New appliances.

Key facts

• Paved driveway
• New hardwood floors
• New vinyl windows

Tags

• FENCED LEVEL LOT
• PAVED DRIVEWAY
• NEW ROOF
• NEW HARDWOOD FLOORS
• NEW VINYL WINDOWS
• NEW APPLIANCES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $105k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $45 ($542/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#418 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: employment D, amenities F, commute F.
• 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.
• Market conditions: 29 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 $946 of equity ($726 loan paydown + $220 appreciation (0.2% local appreciation)).
• Tazewell County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,425 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.01% ✓
• Cap rate: 7.57%
• Cash-on-cash: 4.56%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.6%
• Equity multiple: 1.03×
• Total profit: $900
• Equity at exit: $31,593

10-year hold

• IRR: 6.0%
• Equity multiple: 1.67×
• Total profit: $19,677
• Equity at exit: $38,868

Cash invested: $29,400 (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 24609

• Home prices YoY: 0.1%
• Active inventory: 29
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,060 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $45

Break-even live

Break-even rent $1,003

Max offer price $105,000

Occupancy floor 91%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $105,000 Active 24 DOM
2. 2026-06-18
   days on market $105,000 Active 23 DOM
3. 2026-06-17
   days on market $105,000 Active 22 DOM
4. 2026-06-16
   days on market $105,000 Active 21 DOM
5. 2026-06-15
   days on market $105,000 Active 20 DOM
6. 2026-06-14
   days on market $105,000 Active 18 DOM
7. 2026-06-12
   days on market $105,000 Active 17 DOM
8. 2026-06-09
   days on market $105,000 Active 14 DOM
9. 2026-06-08
   days on market $105,000 Active 13 DOM
10. 2026-06-07
    days on market $105,000 Active 12 DOM
11. 2026-06-03
    days on market $105,000 Active 8 DOM
12. 2026-06-02
    days on market $105,000 Active 7 DOM
13. 2026-06-01
    days on market $105,000 Active 6 DOM
14. 2026-05-31
    days on market $105,000 Active 5 DOM
15. 2026-05-30
    days on market $105,000 Active 4 DOM
16. 2026-05-26
    listed $105,000 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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 8 d/yr ≥93°F today · 23 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: $12,718
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$1,322
• − Repairs & maintenance: −$1,017
• − Management: −$1,017
• − Depreciation: −$3,055
• Taxable loss: −$1,151
• Est. tax savings @ 24.0%: +$276
• After-tax cash flow: $818/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 · 2 photos

Good 75/100 Cosmetic rehab

The home is in good condition with recent renovations, including a new roof, hardwood floors, and appliances. It has a fenced lot and a paved driveway, making it move-in ready. Additional landscaping and exterior painting would further enhance its curb appeal and value.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and can increase both resale and rental value
• Both Painting exterior — Maintaining the exterior paint can improve curb appeal and property value
• Both Landscaping and curb appeal — Improves the overall aesthetic and can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and can increase both resale and rental value ↑
• Both Painting exterior — Maintaining the exterior paint can improve curb appeal and property value ↑
• Both Landscaping and curb appeal — Improves the overall aesthetic and can increase both resale and rental value ↑

ⓘ 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: 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 — Cedar Bluff

• Score: 61/100
• State rank: #418
• US rank: #17638

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cedar Bluff, VA
• Population (ZIP): 6,848

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 (98%)
• Race & ethnicity: White 98%
• Common ancestry: Iranian 1% Serbian 1% Slovak 0%
• Foreign-born: 0%

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: ▲ 0.21%
• Current HPI: 163.4788
• 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

• 2026-05-26 Listed $105,000 FSBO.com