158 Grandview Dr · Duffield, VA 24244

$99,500

3 bd · 1.0 ba · 957 sqft · SingleFamily public records · 96 Days on market

Built 1960 Fair condition 0.70 ac lot $104/sqft · 33% below area Est $148k · 33% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +6.4/10.0
• Appreciation +6.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Fixer upper with Heart! Opportunity awaits with his charming 3 bedroom 1 bath home nestled on just over half an acre of level usable land. This property offers plenty of potential for the right buyer to make it their own. Enjoy peaceful surroundings, a spacious yard perfect for gardening, entertaining or future expansion.

Key facts

• Spacious yard
• Level usable land
• 0.7 acre lot

Tags

• LEVEL USABLE LAND
• SPACIOUS YARD
• PEACEFUL SURROUNDINGS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $580 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#260 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Scott County Public School District (rural): math 66% / reading 73% proficiency, ranked #33 of 131 in VA (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Duffield-Pattonsville Primary (math 67% / reading 72%, grade A-, #313 of 1,108 statewide, top 32%, 286 students, 78% FRL); Rye Cove Intermediate (math 42% / reading 72%, grade B, #178 of 342 statewide, top 53%, 153 students, 78% FRL); Rye Cove High (math 57% / reading 72%, grade B-, #213 of 319 statewide, top 69%, 279 students, 76% FRL) — zoned schools average 77% FRL vs 48% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 47 active listings in the ZIP; lower-income renter base — watch delinquency; 22 units permitted in Scott County in 2024 (0 in 5+ unit buildings).
• At $1,505/mo this rent would consume 49% of the median local household income ($37k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $3k of equity ($688 loan paydown + $2k appreciation (2.4% local appreciation)).
• Scott County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $32k; list at $100k implies a 211% gain — meaningful room to come down on a strong offer.

Recommended offer $90,545 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1960 — 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. 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.
8. 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.
9. 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: 1.51% ✓
• Cap rate: 13.29%
• Cash-on-cash: 24.97%
• DSCR: 2.11
• GRM: 5.5

CMA / ARV

• ARV (median comp): $148,109
• List price: $99,500
• Delta: -32.82%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2537 Rye Cove Memorial Rd	0.12mi	1/1.0 (-2)	924 (-3%)	4mo	$160,000	$173	75
3732 Bishoptown Rd	1.42mi	3/2.0	1,152 (+20%)	20mo	$145,000	$126	20
2385 Bishoptown Rd	2.18mi	3/2.0	1,188 (+24%)	52mo	$47,000	$40	16

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

Projected returns pro-forma

2.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.9%
• Equity multiple: 2.64×
• Total profit: $45,714
• Equity at exit: $41,365

10-year hold

• IRR: 30.9%
• Equity multiple: 5.13×
• Total profit: $115,014
• Equity at exit: $61,239

Cash invested: $27,860 (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 24244

• Home prices YoY: 1.3%
• Active inventory: 47
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,505 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$46 /mo · $551/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $580

Break-even live

Break-even rent $771

Max offer price $99,500

Occupancy floor 56%

Sensitivity live

Price	-10% $636	-5% $608	+0% $580	+5% $552	+10% $523
Rent	-10% $461	-5% $520	+0% $580	+5% $639	+10% $699
Rate	-1.0pp $630	-0.5pp $605	base $580	+0.5pp $554	+1.0pp $528

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: $24,875
• Closing costs: $2,985
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Exterior

• Utilities: Public waterSeptic tank sewer
• Home design: Single-family houseOne storyResidential property
• Construction: Brick and vinyl siding exteriorBlock foundationShingle roofBuilt as a house (year built not provided)
• Exterior features: Front porchFrench doorsHas a viewLevel topography

Interior

• Kitchen: Electric rangeRefrigerator
• Bedrooms: Total rooms: 8
• Flooring: CarpetVinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heatingHeat pump cooling
• Interior features: Eat-in kitchenDouble-pane windows

Listing history 50 events

1. 2026-09-23
   days on market $99,500 Active 96 DOM
2. 2026-09-21
   days on market $99,500 Active 94 DOM
3. 2026-09-20
   days on market $99,500 Active 93 DOM
4. 2026-09-19
   days on market $99,500 Active 92 DOM
5. 2026-09-19
   statusdays on market $99,500 Active 91 DOM
6. 2026-09-14
   days on market $99,500 Active Under Contract 90 DOM
7. 2026-09-13
   days on market $99,500 Active Under Contract 89 DOM
8. 2026-09-12
   days on market $99,500 Active Under Contract 88 DOM
9. 2026-09-11
   days on market $99,500 Active Under Contract 87 DOM
10. 2026-09-05
    days on market $99,500 Active Under Contract 81 DOM
11. 2026-09-04
    days on market $99,500 Active Under Contract 80 DOM
12. 2026-09-03
    days on market $99,500 Active Under Contract 79 DOM
13. 2026-09-02
    days on market $99,500 Active Under Contract 78 DOM
14. 2026-08-29
    days on market $99,500 Active Under Contract 74 DOM
15. 2026-08-28
    days on market $99,500 Active Under Contract 73 DOM
16. 2026-08-27
    days on market $99,500 Active Under Contract 72 DOM
17. 2026-08-26
    days on market $99,500 Active Under Contract 71 DOM
18. 2026-08-25
    days on market $99,500 Active Under Contract 70 DOM
19. 2026-08-24
    days on market $99,500 Active Under Contract 69 DOM
20. 2026-08-23
    days on market $99,500 Active Under Contract 68 DOM
21. 2026-08-22
    days on market $99,500 Active Under Contract 67 DOM
22. 2026-08-21
    statusdays on market $99,500 Active Under Contract 66 DOM
23. 2026-08-20
    days on market $99,500 Active 65 DOM
24. 2026-08-19
    days on market $99,500 Active 64 DOM
25. 2026-08-18
    days on market $99,500 Active 63 DOM
26. 2026-08-17
    days on market $99,500 Active 62 DOM
27. 2026-08-16
    days on market $99,500 Active 61 DOM
28. 2026-08-15
    days on market $99,500 Active 60 DOM
29. 2026-08-14
    days on market $99,500 Active 59 DOM
30. 2026-08-13
    days on market $99,500 Active 58 DOM
31. 2026-08-12
    days on market $99,500 Active 57 DOM
32. 2026-08-11
    days on market $99,500 Active 56 DOM
33. 2026-08-10
    days on market $99,500 Active 55 DOM
34. 2026-08-09
    days on market $99,500 Active 54 DOM
35. 2026-08-08
    days on market $99,500 Active 53 DOM
36. 2026-08-07
    days on market $99,500 Active 52 DOM
37. 2026-08-06
    days on market $99,500 Active 51 DOM
38. 2026-08-05
    days on market $99,500 Active 50 DOM
39. 2026-08-04
    days on market $99,500 Active 49 DOM
40. 2026-08-03
    days on market $99,500 Active 48 DOM
41. 2026-07-31
    days on market $99,500 Active 45 DOM
42. 2026-07-30
    days on market $99,500 Active 44 DOM
43. 2026-07-29
    days on market $99,500 Active 43 DOM
44. 2026-07-27
    days on market $99,500 Active 41 DOM
45. 2026-07-26
    days on market $99,500 Active 40 DOM
46. 2026-07-24
    days on market $99,500 Active 38 DOM
47. 2026-07-23
    days on market $99,500 Active 37 DOM
48. 2026-07-22
    days on market $99,500 Active 36 DOM
49. 2026-07-21
    days on market $99,500 Active 35 DOM
50. 2026-07-20
    days on market $99,500 Active 34 DOM

ⓘ 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: $551 · $46/mo
• Projected year-2 tax: $816 · $68/mo
• Expected delta: +$265/yr (+$22/mo · 48.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,060
• − Mortgage interest: −$5,574
• − Property taxes: −$551
• − Insurance: −$498
• − Repairs & maintenance: −$1,445
• − Management: −$1,445
• − Depreciation: −$2,895
• Taxable income: $5,654
• Est. tax owed @ 24.0%: −$1,357
• After-tax cash flow: $5,600/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $23,925–$43,065 screening

This fixer-upper home requires significant repairs and maintenance, including a new roof, siding, flooring, and HVAC system. However, with proper updates, it has the potential to become a charming and valuable property.

Components & finishes AI

Flooring tile

Repairs flagged

• Major roof — Signs of wear and discoloration suggest a major issue that needs addressing.
• Major siding — Peeling paint and chipping paint indicate a need for repainting or replacement.
• Major flooring — Worn flooring suggests a need for replacement.
• Major HVAC system — The system appears old and may need replacement or repair.
• Major fencing — The fencing is in poor condition and may need repair or replacement.

Value-add opportunities

• Resale Painting the exterior — Fresh paint can significantly improve the home's curb appeal and value. ↑
• Resale Landscaping improvements — A well-maintained yard can enhance the home's appeal and value. ↑
• Both HVAC system replacement — A new HVAC system can improve comfort and energy efficiency, benefiting both resale and rental value. ↑
• Resale Flooring replacement — New flooring can make the home more attractive and increase its value. ↑
• Resale Fencing repair/replacement — A repaired or replaced fence can enhance the home's curb appeal and security. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 64/100

Zoned Schools

Elementary Duffield-Pattonsville Primary A- VA #313/1,108 Nat'l #3,487/41,679 Middle Rye Cove Intermediate B VA #178/342 Nat'l #2,208/14,009 High Rye Cove High B- VA #213/319 Nat'l #2,821/17,239

Schools (NCES district)

• District: Scott County Public School District
• NCES district ID: 5103480
• Math proficiency: 66% ▼ -26.00%
• Reading proficiency: 73% ▼ -12.00%
• Median HH income: $36,567
• Composite: 57.65/100
• National rank: #1061
• State rank: #33 of 131 in VA

C Composite livability gradescore 68/100

Livability — Duffield

• Score: 68/100
• State rank: #260
• US rank: #9124

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Scott · 20,405 people
• Metro: Kingsport-Bristol, TN-VA
• Population (ZIP): 5,531
• Household income: $37,224
• Rent vs Own: 26.9% rent · 73.1% own
• Severe rent burden: 1% of renters

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Population outlook (Scott County) Hauer SSP2

• Today (2025): 20,405 people
• By 2030: 19,379 · -5.0%
• By 2040: 17,325 · -15.1%
• By 2050: 15,464 · -24.2%
• By 2075: 11,845 · -42.0%
• By 2100: 8,516 · -58.3%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Black 2% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Italian 1% Serbian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

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Political lean MEDSL · Scott

• 2024 margin: Solid R (+70.4) · D 14.5% · R 84.9%
• 2008→2024 swing: -27.3pp toward R · 2008: -43.1pp · 2024: -70.4pp
• All cycles: 2024: R+70.4 2020: R+67.8 2016: R+66.3 2012: R+50.6 2008: R+43.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.39%
• Current HPI: 192.6919
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.40%
• F500 in state: 50

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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

Property features AI

Exterior

• Utilities: Public waterSeptic tank sewer
• Home design: Single-family houseOne storyResidential property
• Construction: Brick and vinyl siding exteriorBlock foundationShingle roofBuilt as a house (year built not provided)
• Exterior features: Front porchFrench doorsHas a viewLevel topography

Interior

• Kitchen: Electric rangeRefrigerator
• Bedrooms: Total rooms: 8
• Flooring: CarpetVinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heatingHeat pump cooling
• Interior features: Eat-in kitchenDouble-pane windows

Price history

+210.9% since first listed

3 events — show timeline

• 2026-07-14 Price Changed $99,500 TVRMLS
• 2026-06-16 Listed $115,000 TVRMLS
• 1992-06-01 Sold (Public Records) $32,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $551 · +0.0% YoY. Source: county tax records.