36181 Plum Creek Rd · Glade Spring, VA 24340

$168,700

3 bd · 1.0 ba · 2,537 sqft · SingleFamily public records · 87 Days on market

Built 1962 3.25 ac lot $66/sqft · 23% below area Est $218k · 23% under ↓ 7% 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).

• ARV discount +15.0/15.0
• Cash flow +12.2/30.0
• Schools +6.2/10.0
• Appreciation +5.7/10.0
• DSCR +3.6/10.0
• Livability +3.1/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This spacious 2,537 sq ft brick home is a true renovation special, offering incredible potential for the right buyer with vision. Situated on 3.25 beautiful acres just minutes from I-81 and only 20 minutes from Abingdon, the location combines peaceful country living with convenient access to town. Inside, you'll find a great layout with generous living space, including a welcoming living room, cozy den, large kitchen, separate dining room, four bedrooms, and two and a half baths. A screened-in porch and deck provide the perfect spots to enjoy the surrounding acreage, while the detached two-car garage with a large workshop that adds extra storage and functionality. This home needs significant work and updates, but with the right renovations, it could be transformed into a truly stunning property. An exceptional opportunity to create your dream home in a desirable setting! All info in this listing is provided as a courtesy, is not guaranteed and is subject to errors and omissions. Buyer / buyer's agent to verify all information herein. Use subject to deed restrictions and zoning. Both ground and aerial photos taken from the property showing views and scenery and may include views of adjacent parcels of land. Square footage is estimated. Professional photos of the interior coming soon. All offers must be submitted by the Buyer's agent via the RES. NET Agent Portal. If your offer is accepted, you agree to be responsible for an offer submission technology fee of $300.00. The fee will be collected and disbursed by the settlement agent and disbursed at the closing and settlement of the transaction. To submit your buyer's offer, simply click the link below. If you already have a RES. NET Agent account, you will be prompted to log in. If not, you will be prompted to create an account. To begin, click or paste this link into your web browser: https://agent. res.net/Offers. aspx?-1808798. Property is being sold ''as is, where is'' without any representations or warranties from the seller. A pest inspection will be the responsibility of buyer. A survey is recommended for any buyer.

Key facts

• Screened-in porch
• 3.25 beautiful acres
• 3.25 acre lot

Tags

• 3.25 BEAUTIFUL ACRES
• SCREENED-IN PORCH
• DETACHED TWO-CAR GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $-33 ($-394/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (3.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (24.6% below list).
• Recommended offer: $127k (24.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#399 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools A; Watch: health & safety C-, crime D-, amenities F.
• Washington County Public School District (rural): math 68% / reading 79% proficiency, ranked #15 of 131 in VA (top 12%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 34 active listings in the ZIP; 99 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $2k appreciation (1.4% local appreciation)).
• Washington County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $47k cash investment doubles in ~10 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $13k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,147 (24.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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.
9. 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.
10. 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: 0.75% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.83%
• DSCR: 0.96
• GRM: 11.1

CMA / ARV

• ARV (median comp): $217,830
• List price: $168,700
• Delta: -22.55%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

1.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.6%
• Equity multiple: 1.08×
• Total profit: $3,960
• Equity at exit: $60,735

10-year hold

• IRR: 6.0%
• Equity multiple: 1.76×
• Total profit: $35,887
• Equity at exit: $83,200

Cash invested: $47,236 (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 24340

• Home prices YoY: 0.8%
• Active inventory: 34
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,271 medium
• Mortgage (P&I): −$885
• Tax from tax record: −$82 /mo · $988/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $-33

Break-even live

Break-even rent $1,313

Max offer price $162,904

Occupancy floor 98%

Sensitivity live

Price	-10% $63	-5% $15	+0% $-33	+5% $-81	+10% $-128
Rent	-10% $-133	-5% $-83	+0% $-33	+5% $17	+10% $68
Rate	-1.0pp $52	-0.5pp $10	base $-33	+0.5pp $-77	+1.0pp $-121

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: $42,175
• Closing costs: $5,061
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $168,700 Active 87 DOM
2. 2026-06-18
   days on market $168,700 Active 86 DOM
3. 2026-06-17
   days on market $168,700 Active 85 DOM
4. 2026-06-16
   days on market $168,700 Active 84 DOM
5. 2026-06-15
   days on market $168,700 Active 83 DOM
6. 2026-06-14
   days on market $168,700 Active 81 DOM
7. 2026-06-13
   days on market $168,700 Active 80 DOM
8. 2026-06-10
   days on market $168,700 Active 78 DOM
9. 2026-06-09
   days on market $168,700 Active 77 DOM
10. 2026-06-08
    days on market $168,700 Active 76 DOM
11. 2026-06-07
    days on market $168,700 Active 75 DOM
12. 2026-06-03
    status $168,700 Active 70 DOM
13. 2026-05-14
    status Pending 2106-char remark

    Show marketing remark (1254 chars)

    This spacious 2,537 sq ft brick home is a true renovation special, offering incredible potential for the right buyer with vision. Situated on 3.25 beautiful acres just minutes from I-81 and only 20 minutes from Abingdon, the location combines peaceful country living with convenient access to town. Inside, you'll find a great layout with generous living space, including a welcoming living room, cozy den, large kitchen, separate dining room, four bedrooms, and two and a half baths. A screened-in porch and deck provide the perfect spots to enjoy the surrounding acreage, while the detached two-car garage with a large workshop that adds extra storage and functionality. This home needs significant work and updates, but with the right renovations, it could be transformed into a truly stunning property. An exceptional opportunity to create your dream home in a desirable setting! All info in this listing is provided as a courtesy, is not guaranteed and is subject to errors and omissions. Buyer / buyer's agent to verify all information herein. Use subject to deed restrictions and zoning. Both ground and aerial photos taken from the property showing views and scenery and may include views of adjacent parcels of land. Square footage is estimated.

14. 2026-05-14
    status Pending 1254-char remark

    Show marketing remark (1254 chars)

    This spacious 2,537 sq ft brick home is a true renovation special, offering incredible potential for the right buyer with vision. Situated on 3.25 beautiful acres just minutes from I-81 and only 20 minutes from Abingdon, the location combines peaceful country living with convenient access to town. Inside, you'll find a great layout with generous living space, including a welcoming living room, cozy den, large kitchen, separate dining room, four bedrooms, and two and a half baths. A screened-in porch and deck provide the perfect spots to enjoy the surrounding acreage, while the detached two-car garage with a large workshop that adds extra storage and functionality. This home needs significant work and updates, but with the right renovations, it could be transformed into a truly stunning property. An exceptional opportunity to create your dream home in a desirable setting! All info in this listing is provided as a courtesy, is not guaranteed and is subject to errors and omissions. Buyer / buyer's agent to verify all information herein. Use subject to deed restrictions and zoning. Both ground and aerial photos taken from the property showing views and scenery and may include views of adjacent parcels of land. Square footage is estimated.

15. 2026-04-22
    price $168,700 1254-char remark

    Show marketing remark (2106 chars)

    This spacious 2,537 sq ft brick home is a true renovation special, offering incredible potential for the right buyer with vision. Situated on 3.25 beautiful acres just minutes from I-81 and only 20 minutes from Abingdon, the location combines peaceful country living with convenient access to town. Inside, you'll find a great layout with generous living space, including a welcoming living room, cozy den, large kitchen, separate dining room, four bedrooms, and two and a half baths. A screened-in porch and deck provide the perfect spots to enjoy the surrounding acreage, while the detached two-car garage with a large workshop that adds extra storage and functionality. This home needs significant work and updates, but with the right renovations, it could be transformed into a truly stunning property. An exceptional opportunity to create your dream home in a desirable setting! All info in this listing is provided as a courtesy, is not guaranteed and is subject to errors and omissions. Buyer / buyer's agent to verify all information herein. Use subject to deed restrictions and zoning. Both ground and aerial photos taken from the property showing views and scenery and may include views of adjacent parcels of land. Square footage is estimated. Professional photos of the interior coming soon. All offers must be submitted by the Buyer's agent via the RES. NET Agent Portal. If your offer is accepted, you agree to be responsible for an offer submission technology fee of $300.00. The fee will be collected and disbursed by the settlement agent and disbursed at the closing and settlement of the transaction. To submit your buyer's offer, simply click the link below. If you already have a RES. NET Agent account, you will be prompted to log in. If not, you will be prompted to create an account. To begin, click or paste this link into your web browser: https://agent. res.net/Offers. aspx?-1808798. Property is being sold ''as is, where is'' without any representations or warranties from the seller. A pest inspection will be the responsibility of buyer. A survey is recommended for any buyer.

16. 2026-04-22
    price $168,700 2106-char remark

    Show marketing remark (2106 chars)

    This spacious 2,537 sq ft brick home is a true renovation special, offering incredible potential for the right buyer with vision. Situated on 3.25 beautiful acres just minutes from I-81 and only 20 minutes from Abingdon, the location combines peaceful country living with convenient access to town. Inside, you'll find a great layout with generous living space, including a welcoming living room, cozy den, large kitchen, separate dining room, four bedrooms, and two and a half baths. A screened-in porch and deck provide the perfect spots to enjoy the surrounding acreage, while the detached two-car garage with a large workshop that adds extra storage and functionality. This home needs significant work and updates, but with the right renovations, it could be transformed into a truly stunning property. An exceptional opportunity to create your dream home in a desirable setting! All info in this listing is provided as a courtesy, is not guaranteed and is subject to errors and omissions. Buyer / buyer's agent to verify all information herein. Use subject to deed restrictions and zoning. Both ground and aerial photos taken from the property showing views and scenery and may include views of adjacent parcels of land. Square footage is estimated. Professional photos of the interior coming soon. All offers must be submitted by the Buyer's agent via the RES. NET Agent Portal. If your offer is accepted, you agree to be responsible for an offer submission technology fee of $300.00. The fee will be collected and disbursed by the settlement agent and disbursed at the closing and settlement of the transaction. To submit your buyer's offer, simply click the link below. If you already have a RES. NET Agent account, you will be prompted to log in. If not, you will be prompted to create an account. To begin, click or paste this link into your web browser: https://agent. res.net/Offers. aspx?-1808798. Property is being sold ''as is, where is'' without any representations or warranties from the seller. A pest inspection will be the responsibility of buyer. A survey is recommended for any buyer.

17. 2026-04-03
    price $172,900 1254-char remark

    Show marketing remark (2106 chars)

    This spacious 2,537 sq ft brick home is a true renovation special, offering incredible potential for the right buyer with vision. Situated on 3.25 beautiful acres just minutes from I-81 and only 20 minutes from Abingdon, the location combines peaceful country living with convenient access to town. Inside, you'll find a great layout with generous living space, including a welcoming living room, cozy den, large kitchen, separate dining room, four bedrooms, and two and a half baths. A screened-in porch and deck provide the perfect spots to enjoy the surrounding acreage, while the detached two-car garage with a large workshop that adds extra storage and functionality. This home needs significant work and updates, but with the right renovations, it could be transformed into a truly stunning property. An exceptional opportunity to create your dream home in a desirable setting! All info in this listing is provided as a courtesy, is not guaranteed and is subject to errors and omissions. Buyer / buyer's agent to verify all information herein. Use subject to deed restrictions and zoning. Both ground and aerial photos taken from the property showing views and scenery and may include views of adjacent parcels of land. Square footage is estimated. Professional photos of the interior coming soon. All offers must be submitted by the Buyer's agent via the RES. NET Agent Portal. If your offer is accepted, you agree to be responsible for an offer submission technology fee of $300.00. The fee will be collected and disbursed by the settlement agent and disbursed at the closing and settlement of the transaction. To submit your buyer's offer, simply click the link below. If you already have a RES. NET Agent account, you will be prompted to log in. If not, you will be prompted to create an account. To begin, click or paste this link into your web browser: https://agent. res.net/Offers. aspx?-1808798. Property is being sold ''as is, where is'' without any representations or warranties from the seller. A pest inspection will be the responsibility of buyer. A survey is recommended for any buyer.

18. 2026-04-03
    price $172,900 2106-char remark

    Show marketing remark (2106 chars)

    This spacious 2,537 sq ft brick home is a true renovation special, offering incredible potential for the right buyer with vision. Situated on 3.25 beautiful acres just minutes from I-81 and only 20 minutes from Abingdon, the location combines peaceful country living with convenient access to town. Inside, you'll find a great layout with generous living space, including a welcoming living room, cozy den, large kitchen, separate dining room, four bedrooms, and two and a half baths. A screened-in porch and deck provide the perfect spots to enjoy the surrounding acreage, while the detached two-car garage with a large workshop that adds extra storage and functionality. This home needs significant work and updates, but with the right renovations, it could be transformed into a truly stunning property. An exceptional opportunity to create your dream home in a desirable setting! All info in this listing is provided as a courtesy, is not guaranteed and is subject to errors and omissions. Buyer / buyer's agent to verify all information herein. Use subject to deed restrictions and zoning. Both ground and aerial photos taken from the property showing views and scenery and may include views of adjacent parcels of land. Square footage is estimated. Professional photos of the interior coming soon. All offers must be submitted by the Buyer's agent via the RES. NET Agent Portal. If your offer is accepted, you agree to be responsible for an offer submission technology fee of $300.00. The fee will be collected and disbursed by the settlement agent and disbursed at the closing and settlement of the transaction. To submit your buyer's offer, simply click the link below. If you already have a RES. NET Agent account, you will be prompted to log in. If not, you will be prompted to create an account. To begin, click or paste this link into your web browser: https://agent. res.net/Offers. aspx?-1808798. Property is being sold ''as is, where is'' without any representations or warranties from the seller. A pest inspection will be the responsibility of buyer. A survey is recommended for any buyer.

19. 2026-03-03
    listed $182,000 Active 2106-char remark

    Show marketing remark (1254 chars)

    This spacious 2,537 sq ft brick home is a true renovation special, offering incredible potential for the right buyer with vision. Situated on 3.25 beautiful acres just minutes from I-81 and only 20 minutes from Abingdon, the location combines peaceful country living with convenient access to town. Inside, you'll find a great layout with generous living space, including a welcoming living room, cozy den, large kitchen, separate dining room, four bedrooms, and two and a half baths. A screened-in porch and deck provide the perfect spots to enjoy the surrounding acreage, while the detached two-car garage with a large workshop that adds extra storage and functionality. This home needs significant work and updates, but with the right renovations, it could be transformed into a truly stunning property. An exceptional opportunity to create your dream home in a desirable setting! All info in this listing is provided as a courtesy, is not guaranteed and is subject to errors and omissions. Buyer / buyer's agent to verify all information herein. Use subject to deed restrictions and zoning. Both ground and aerial photos taken from the property showing views and scenery and may include views of adjacent parcels of land. Square footage is estimated.

20. 2026-03-03
    listed $182,000 Active 1254-char remark

    Show marketing remark (1254 chars)

    This spacious 2,537 sq ft brick home is a true renovation special, offering incredible potential for the right buyer with vision. Situated on 3.25 beautiful acres just minutes from I-81 and only 20 minutes from Abingdon, the location combines peaceful country living with convenient access to town. Inside, you'll find a great layout with generous living space, including a welcoming living room, cozy den, large kitchen, separate dining room, four bedrooms, and two and a half baths. A screened-in porch and deck provide the perfect spots to enjoy the surrounding acreage, while the detached two-car garage with a large workshop that adds extra storage and functionality. This home needs significant work and updates, but with the right renovations, it could be transformed into a truly stunning property. An exceptional opportunity to create your dream home in a desirable setting! All info in this listing is provided as a courtesy, is not guaranteed and is subject to errors and omissions. Buyer / buyer's agent to verify all information herein. Use subject to deed restrictions and zoning. Both ground and aerial photos taken from the property showing views and scenery and may include views of adjacent parcels of land. Square footage is estimated.

ⓘ 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: $988 · $82/mo
• Projected year-2 tax: $1,383 · $115/mo
• Expected delta: +$396/yr (+$33/mo · 40.1%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $15,258
• − Mortgage interest: −$9,450
• − Property taxes: −$988
• − Insurance: −$844
• − Repairs & maintenance: −$1,221
• − Management: −$1,221
• − Depreciation: −$4,908
• Taxable loss: −$3,372
• Est. tax savings @ 24.0%: +$809
• After-tax cash flow: $416/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: Washington County Public School District
• NCES district ID: 5103900
• Math proficiency: 68% ▼ -23.00%
• Reading proficiency: 79% ▼ -7.00%
• Median HH income: $42,412
• Composite: 61.5/100
• National rank: #754
• State rank: #15 of 131 in VA

Livability — Glade Spring

• Score: 62/100
• State rank: #399
• US rank: #16421

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,173

Population outlook (Washington County) Hauer SSP2

• Today (2025): 53,266 people
• By 2030: 52,284 · -1.8%
• By 2040: 49,415 · -7.2%
• By 2050: 45,683 · -14.2%
• By 2075: 37,258 · -30.1%
• By 2100: 27,983 · -47.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Black 2% Two or more races 1%
• Common ancestry: Italian 1% Serbian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% Arabic 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+53.3) · D 23.0% · R 76.3%
• 2008→2024 swing: -20.6pp toward R · 2008: -32.7pp · 2024: -53.3pp
• All cycles: 2024: R+53.3 2020: R+52.5 2016: R+53.5 2012: R+43.2 2008: R+32.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.36%
• Current HPI: 180.6398
• 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

-7.3% since first listed

8 events — show timeline

• 2026-05-14 Pending — TVRMLS
• 2026-05-14 Pending — SWVAR
• 2026-04-22 Price Changed $168,700 SWVAR
• 2026-04-22 Price Changed $168,700 TVRMLS
• 2026-04-03 Price Changed $172,900 SWVAR
• 2026-04-03 Price Changed $172,900 TVRMLS
• 2026-03-03 Listed $182,000 SWVAR
• 2026-03-03 Listed $182,000 TVRMLS

Property tax history

+0.4%/yr

Latest (2024): $988 · +0.0% YoY. Source: county tax records.