2374 Maple Ave · Buena Vista, VA 24416

$75,000

6 bd · 3.0 ba · 3,936 sqft · SingleFamily public records · 5 Days on market

Built 1890 0.29 ac lot $19/sqft · 78% below area ↓ 54% since listing

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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 +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 MLS

Calling all investors!! Assessed at $117,000 in 2020, home prices have only gone up since that time! This HUGE home with detached 2 car garage screams potential!! This property is located in the heart of beautiful Buena Vista, VA just a short drive to Lexington. It features 6+ bedrooms with 3 full baths all in need of some love and TLC. This is a big project with even bigger opportunity! With the right vision, this home could be restored to its former beauty and then some! Some of the work has already been started and a clean-out team has thoroughly prepped the house for renovations. This would likely have to be a cash-only sale. Reach out to your favorite local Realtor to tour today! Sold as-is.

Key facts

• 0.29 acre lot
• 2 garage spots
• Built 1890

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $847 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Cap rate 19.8% 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.
• Market conditions: 56 active listings in the ZIP; 18 units permitted in Buena Vista city in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 6y ago; this cycle's ask has dropped $4k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $51k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1890 — 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. 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?
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: 2.30% ✓
• Cap rate: 19.84%
• Cash-on-cash: 48.40%
• DSCR: 3.15
• GRM: 3.6

CMA / ARV

• ARV (median comp): $339,513
• List price: $75,000
• Delta: -77.61%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 45.9%
• Equity multiple: 2.99×
• Total profit: $41,814
• Equity at exit: $11,183

10-year hold

• IRR: 51.7%
• Equity multiple: 6.05×
• Total profit: $105,973
• Equity at exit: $6,485

Cash invested: $21,000 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,728 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$93 /mo · $1,119/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $847

Break-even live

Break-even rent $655

Max offer price $75,000

Occupancy floor 46%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 44 events

1. 2026-06-18
   days on market $75,000 Active 5 DOM
2. 2026-06-17
   days on market $75,000 Active 4 DOM
3. 2026-06-16
   days on market $75,000 Active 3 DOM
4. 2026-06-15
   days on market $75,000 Active 2 DOM
5. 2026-06-14
   pricedays on marketlisting id $75,000 Active 1 DOM
6. 2026-06-13
   days on marketlisting id $76,000 Active 109 DOM
7. 2026-06-10
   days on market $76,000 Active 355 DOM
8. 2026-06-09
   days on market $76,000 Active 354 DOM
9. 2026-06-08
   days on market $76,000 Active 353 DOM
10. 2026-06-07
    days on market $76,000 Active 352 DOM
11. 2026-06-05
    days on market $76,000 Active 349 DOM
12. 2026-06-03
    days on market $76,000 Active 348 DOM
13. 2026-06-02
    days on market $76,000 Active 347 DOM
14. 2026-06-01
    days on market $76,000 Active 346 DOM
15. 2026-05-31
    days on market $76,000 Active 345 DOM
16. 2026-05-31
    days on market $76,000 Active 344 DOM
17. 2026-05-15
    price $76,000 705-char remark

    Show marketing remark (705 chars)

    Calling all investors!! Assessed at $117,000 in 2020, home prices have only gone up since that time! This HUGE home with detached 2 car garage screams potential!! This property is located in the heart of beautiful Buena Vista, VA just a short drive to Lexington. It features 6+ bedrooms with 3 full baths all in need of some love and TLC. This is a big project with even bigger opportunity! With the right vision, this home could be restored to its former beauty and then some! Some of the work has already been started and a clean-out team has thoroughly prepped the house for renovations. This would likely have to be a cash-only sale. Reach out to your favorite local Realtor to tour today! Sold as-is.

18. 2026-05-15
    price $76,000 705-char remark

    Show marketing remark (705 chars)

    Calling all investors!! Assessed at $117,000 in 2020, home prices have only gone up since that time! This HUGE home with detached 2 car garage screams potential!! This property is located in the heart of beautiful Buena Vista, VA just a short drive to Lexington. It features 6+ bedrooms with 3 full baths all in need of some love and TLC. This is a big project with even bigger opportunity! With the right vision, this home could be restored to its former beauty and then some! Some of the work has already been started and a clean-out team has thoroughly prepped the house for renovations. This would likely have to be a cash-only sale. Reach out to your favorite local Realtor to tour today! Sold as-is.

19. 2026-04-30
    price $76,500 705-char remark

    Show marketing remark (705 chars)

    Calling all investors!! Assessed at $117,000 in 2020, home prices have only gone up since that time! This HUGE home with detached 2 car garage screams potential!! This property is located in the heart of beautiful Buena Vista, VA just a short drive to Lexington. It features 6+ bedrooms with 3 full baths all in need of some love and TLC. This is a big project with even bigger opportunity! With the right vision, this home could be restored to its former beauty and then some! Some of the work has already been started and a clean-out team has thoroughly prepped the house for renovations. This would likely have to be a cash-only sale. Reach out to your favorite local Realtor to tour today! Sold as-is.

20. 2026-04-30
    price $76,500 705-char remark

    Show marketing remark (705 chars)

    Calling all investors!! Assessed at $117,000 in 2020, home prices have only gone up since that time! This HUGE home with detached 2 car garage screams potential!! This property is located in the heart of beautiful Buena Vista, VA just a short drive to Lexington. It features 6+ bedrooms with 3 full baths all in need of some love and TLC. This is a big project with even bigger opportunity! With the right vision, this home could be restored to its former beauty and then some! Some of the work has already been started and a clean-out team has thoroughly prepped the house for renovations. This would likely have to be a cash-only sale. Reach out to your favorite local Realtor to tour today! Sold as-is.

21. 2026-04-10
    price $77,500 705-char remark

    Show marketing remark (705 chars)

    Calling all investors!! Assessed at $117,000 in 2020, home prices have only gone up since that time! This HUGE home with detached 2 car garage screams potential!! This property is located in the heart of beautiful Buena Vista, VA just a short drive to Lexington. It features 6+ bedrooms with 3 full baths all in need of some love and TLC. This is a big project with even bigger opportunity! With the right vision, this home could be restored to its former beauty and then some! Some of the work has already been started and a clean-out team has thoroughly prepped the house for renovations. This would likely have to be a cash-only sale. Reach out to your favorite local Realtor to tour today! Sold as-is.

22. 2026-04-10
    price $77,500 705-char remark

    Show marketing remark (705 chars)

    Calling all investors!! Assessed at $117,000 in 2020, home prices have only gone up since that time! This HUGE home with detached 2 car garage screams potential!! This property is located in the heart of beautiful Buena Vista, VA just a short drive to Lexington. It features 6+ bedrooms with 3 full baths all in need of some love and TLC. This is a big project with even bigger opportunity! With the right vision, this home could be restored to its former beauty and then some! Some of the work has already been started and a clean-out team has thoroughly prepped the house for renovations. This would likely have to be a cash-only sale. Reach out to your favorite local Realtor to tour today! Sold as-is.

23. 2026-02-23
    listed $79,000 Active 705-char remark

    Show marketing remark (705 chars)

    Calling all investors!! Assessed at $117,000 in 2020, home prices have only gone up since that time! This HUGE home with detached 2 car garage screams potential!! This property is located in the heart of beautiful Buena Vista, VA just a short drive to Lexington. It features 6+ bedrooms with 3 full baths all in need of some love and TLC. This is a big project with even bigger opportunity! With the right vision, this home could be restored to its former beauty and then some! Some of the work has already been started and a clean-out team has thoroughly prepped the house for renovations. This would likely have to be a cash-only sale. Reach out to your favorite local Realtor to tour today! Sold as-is.

24. 2026-02-20
    price $79,000 705-char remark

    Show marketing remark (705 chars)

    Calling all investors!! Assessed at $117,000 in 2020, home prices have only gone up since that time! This HUGE home with detached 2 car garage screams potential!! This property is located in the heart of beautiful Buena Vista, VA just a short drive to Lexington. It features 6+ bedrooms with 3 full baths all in need of some love and TLC. This is a big project with even bigger opportunity! With the right vision, this home could be restored to its former beauty and then some! Some of the work has already been started and a clean-out team has thoroughly prepped the house for renovations. This would likely have to be a cash-only sale. Reach out to your favorite local Realtor to tour today! Sold as-is.

25. 2026-01-27
    price $83,000 705-char remark

    Show marketing remark (705 chars)

    Calling all investors!! Assessed at $117,000 in 2020, home prices have only gone up since that time! This HUGE home with detached 2 car garage screams potential!! This property is located in the heart of beautiful Buena Vista, VA just a short drive to Lexington. It features 6+ bedrooms with 3 full baths all in need of some love and TLC. This is a big project with even bigger opportunity! With the right vision, this home could be restored to its former beauty and then some! Some of the work has already been started and a clean-out team has thoroughly prepped the house for renovations. This would likely have to be a cash-only sale. Reach out to your favorite local Realtor to tour today! Sold as-is.

26. 2025-12-28
    price $88,000 705-char remark

    Show marketing remark (705 chars)

    Calling all investors!! Assessed at $117,000 in 2020, home prices have only gone up since that time! This HUGE home with detached 2 car garage screams potential!! This property is located in the heart of beautiful Buena Vista, VA just a short drive to Lexington. It features 6+ bedrooms with 3 full baths all in need of some love and TLC. This is a big project with even bigger opportunity! With the right vision, this home could be restored to its former beauty and then some! Some of the work has already been started and a clean-out team has thoroughly prepped the house for renovations. This would likely have to be a cash-only sale. Reach out to your favorite local Realtor to tour today! Sold as-is.

27. 2025-10-30
    price $90,000 705-char remark

    Show marketing remark (705 chars)

    Calling all investors!! Assessed at $117,000 in 2020, home prices have only gone up since that time! This HUGE home with detached 2 car garage screams potential!! This property is located in the heart of beautiful Buena Vista, VA just a short drive to Lexington. It features 6+ bedrooms with 3 full baths all in need of some love and TLC. This is a big project with even bigger opportunity! With the right vision, this home could be restored to its former beauty and then some! Some of the work has already been started and a clean-out team has thoroughly prepped the house for renovations. This would likely have to be a cash-only sale. Reach out to your favorite local Realtor to tour today! Sold as-is.

28. 2025-10-17
    price $92,500 705-char remark

    Show marketing remark (705 chars)

    Calling all investors!! Assessed at $117,000 in 2020, home prices have only gone up since that time! This HUGE home with detached 2 car garage screams potential!! This property is located in the heart of beautiful Buena Vista, VA just a short drive to Lexington. It features 6+ bedrooms with 3 full baths all in need of some love and TLC. This is a big project with even bigger opportunity! With the right vision, this home could be restored to its former beauty and then some! Some of the work has already been started and a clean-out team has thoroughly prepped the house for renovations. This would likely have to be a cash-only sale. Reach out to your favorite local Realtor to tour today! Sold as-is.

29. 2025-09-26
    price $95,000 705-char remark

    Show marketing remark (705 chars)

    Calling all investors!! Assessed at $117,000 in 2020, home prices have only gone up since that time! This HUGE home with detached 2 car garage screams potential!! This property is located in the heart of beautiful Buena Vista, VA just a short drive to Lexington. It features 6+ bedrooms with 3 full baths all in need of some love and TLC. This is a big project with even bigger opportunity! With the right vision, this home could be restored to its former beauty and then some! Some of the work has already been started and a clean-out team has thoroughly prepped the house for renovations. This would likely have to be a cash-only sale. Reach out to your favorite local Realtor to tour today! Sold as-is.

30. 2025-08-25
    status Active 705-char remark

    Show marketing remark (705 chars)

    Calling all investors!! Assessed at $117,000 in 2020, home prices have only gone up since that time! This HUGE home with detached 2 car garage screams potential!! This property is located in the heart of beautiful Buena Vista, VA just a short drive to Lexington. It features 6+ bedrooms with 3 full baths all in need of some love and TLC. This is a big project with even bigger opportunity! With the right vision, this home could be restored to its former beauty and then some! Some of the work has already been started and a clean-out team has thoroughly prepped the house for renovations. This would likely have to be a cash-only sale. Reach out to your favorite local Realtor to tour today! Sold as-is.

31. 2025-08-18
    status Pending 705-char remark

    Show marketing remark (705 chars)

    Calling all investors!! Assessed at $117,000 in 2020, home prices have only gone up since that time! This HUGE home with detached 2 car garage screams potential!! This property is located in the heart of beautiful Buena Vista, VA just a short drive to Lexington. It features 6+ bedrooms with 3 full baths all in need of some love and TLC. This is a big project with even bigger opportunity! With the right vision, this home could be restored to its former beauty and then some! Some of the work has already been started and a clean-out team has thoroughly prepped the house for renovations. This would likely have to be a cash-only sale. Reach out to your favorite local Realtor to tour today! Sold as-is.

32. 2025-08-08
    price $99,500 705-char remark

    Show marketing remark (705 chars)

    Calling all investors!! Assessed at $117,000 in 2020, home prices have only gone up since that time! This HUGE home with detached 2 car garage screams potential!! This property is located in the heart of beautiful Buena Vista, VA just a short drive to Lexington. It features 6+ bedrooms with 3 full baths all in need of some love and TLC. This is a big project with even bigger opportunity! With the right vision, this home could be restored to its former beauty and then some! Some of the work has already been started and a clean-out team has thoroughly prepped the house for renovations. This would likely have to be a cash-only sale. Reach out to your favorite local Realtor to tour today! Sold as-is.

33. 2025-06-13
    listed $100,000 Active 705-char remark

    Show marketing remark (705 chars)

    Calling all investors!! Assessed at $117,000 in 2020, home prices have only gone up since that time! This HUGE home with detached 2 car garage screams potential!! This property is located in the heart of beautiful Buena Vista, VA just a short drive to Lexington. It features 6+ bedrooms with 3 full baths all in need of some love and TLC. This is a big project with even bigger opportunity! With the right vision, this home could be restored to its former beauty and then some! Some of the work has already been started and a clean-out team has thoroughly prepped the house for renovations. This would likely have to be a cash-only sale. Reach out to your favorite local Realtor to tour today! Sold as-is.

34. 2025-06-10
    soldstatus $51,000 Closed
35. 2025-05-18
    status Pending
36. 2025-05-14
    price $150,000
37. 2025-05-02
    price $200,000
38. 2025-04-04
    status Active
39. 2025-04-04
    price $235,000
40. 2025-03-01
    historical
41. 2025-02-10
    listed $250,000 Active
42. 2020-09-04
    soldstatus $63,000
43. 2020-07-30
    listed $62,500
44. 2002-08-28
    soldstatus $165,000

ⓘ 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: $1,119 · $93/mo
• Projected year-2 tax: $1,119 · $93/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $20,730
• − Mortgage interest: −$4,201
• − Property taxes: −$1,119
• − Insurance: −$375
• − Repairs & maintenance: −$1,658
• − Management: −$1,658
• − Depreciation: −$2,182
• Taxable income: $9,536
• Est. tax owed @ 24.0%: −$2,289
• After-tax cash flow: $7,874/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

-53.9% since first listed

28 events — show timeline

• 2026-05-15 Price Changed $76,000 BRIGHT MLS
• 2026-05-15 Price Changed $76,000 HRAR
• 2026-04-30 Price Changed $76,500 BRIGHT MLS
• 2026-04-30 Price Changed $76,500 HRAR
• 2026-04-10 Price Changed $77,500 BRIGHT MLS
• 2026-04-10 Price Changed $77,500 HRAR
• 2026-02-23 Listed $79,000 HRAR
• 2026-02-20 Price Changed $79,000 BRIGHT MLS
• 2026-01-27 Price Changed $83,000 BRIGHT MLS
• 2025-12-28 Price Changed $88,000 BRIGHT MLS
• 2025-10-30 Price Changed $90,000 BRIGHT MLS
• 2025-10-17 Price Changed $92,500 BRIGHT MLS
• 2025-09-26 Price Changed $95,000 BRIGHT MLS
• 2025-08-25 Relisted — BRIGHT MLS
• 2025-08-18 Pending — BRIGHT MLS
• 2025-08-08 Price Changed $99,500 BRIGHT MLS
• 2025-06-13 Listed $100,000 BRIGHT MLS
• 2025-06-10 Sold (MLS) $51,000 LMLS
• 2025-05-18 Pending — LMLS
• 2025-05-14 Price Changed $150,000 LMLS
• 2025-05-02 Price Changed $200,000 LMLS
• 2025-04-04 Relisted — LMLS
• 2025-04-04 Price Changed $235,000 LMLS
• 2025-03-01 Delisted — LMLS
• 2025-02-10 Listed $250,000 LMLS
• 2020-09-04 Sold (MLS) $63,000 RHR
• 2020-07-30 Listed $62,500 RHR
• 2002-08-28 Sold (Public Records) $165,000 Public Records

Property tax history

-3.6%/yr

Latest (2025): $1,119 · -1.1% YoY. Source: county tax records.