379 A P Carter Hwy · Hiltons, VA 24258

$119,000

3 bd · 1.0 ba · 957 sqft · SingleFamily public records · 54 Days on market

Built 1943 0.63 ac lot $124/sqft · 18% below area Est $145k · 18% under

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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 +15.7/30.0
• ARV discount +15.0/15.0
• Schools +5.8/10.0
• Appreciation +5.6/10.0
• DSCR +4.9/10.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Attention investors. Great opportunity to own a great investment property in the country. This 2 bedroom, 1 bath home features a metal roof and vinyl siding. Home has some floor framing damage in the dining room and the kitchen needs updated. The 1 bathroom has been updated and just needs some minor repairs to make it a great rental or Airbnb. Home is being sold ''AS IS''. Bring us your best offer.

Key facts

• Metal roof
• Mini-split system
• Remodeled kitchen

Tags

• MINI-SPLIT SYSTEM
• REMODELED KITCHEN
• UPDATED BATHROOM
• METAL ROOF
• VINYL SIDING

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Septic tank; Electricity connected; Water connected; Cable available
• Home design: Single family residence; One level
• Construction: Vinyl siding; Block foundation; Metal roof; House
• Exterior features: Front porch; Outbuilding; Rolling slope lot

Interior

• Kitchen: Electric range
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Heat pump for heating and cooling; Other cooling and heating
• Interior features: Electric range; Carpet and vinyl flooring; Six total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $53 ($639/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $97k (18.9% below list).
• Recommended offer: $97k (18.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: Hilton Elementary (math 82% / reading 87%, grade A+, #71 of 1,108 statewide, top 8%, 130 students, 81% FRL); Gate City Middle (math 74% / reading 71%, grade A, #61 of 342 statewide, top 18%, 333 students, 78% FRL); Gate City High (math 77% / reading 82%, grade A-, #63 of 319 statewide, top 22%, 619 students, 77% FRL) — zoned schools average 79% FRL vs 48% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 7 active listings in the ZIP; 22 units permitted in Scott County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($823 loan paydown + $1k appreciation (1.2% 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 (1.2% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $19k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $119k implies a 297% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,538 (18.9% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.81% ✗
• Cap rate: 6.83%
• Cash-on-cash: 1.92%
• DSCR: 1.09
• GRM: 10.3

CMA / ARV

• ARV (median comp): $145,111
• List price: $119,000
• Delta: -17.99%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

1.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.9%
• Equity multiple: 1.20×
• Total profit: $6,683
• Equity at exit: $41,816

10-year hold

• IRR: 8.1%
• Equity multiple: 2.01×
• Total profit: $33,702
• Equity at exit: $56,502

Cash invested: $33,320 (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 24258

• Home prices YoY: 0.6%
• Active inventory: 7
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $965 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$36 /mo · $429/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $53

Break-even live

Break-even rent $898

Max offer price $119,000

Occupancy floor 89%

Sensitivity live

Price	-10% $121	-5% $87	+0% $53	+5% $20	+10% $-14
Rent	-10% $-23	-5% $15	+0% $53	+5% $91	+10% $130
Rate	-1.0pp $113	-0.5pp $84	base $53	+0.5pp $22	+1.0pp $-9

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $119,000 Active 54 DOM
2. 2026-06-21
   days on market $119,000 Active 53 DOM
3. 2026-06-18
   days on market $119,000 Active 51 DOM
4. 2026-06-17
   days on market $119,000 Active 50 DOM
5. 2026-06-16
   days on market $119,000 Active 49 DOM
6. 2026-06-15
   days on market $119,000 Active 48 DOM
7. 2026-06-15
   days on market $119,000 Active 47 DOM
8. 2026-06-13
   days on market $119,000 Active 46 DOM
9. 2026-06-12
   days on market $119,000 Active 45 DOM
10. 2026-06-09
    days on market $119,000 Active 42 DOM
11. 2026-06-08
    days on market $119,000 Active 41 DOM
12. 2026-06-08
    days on market $119,000 Active 40 DOM
13. 2026-06-07
    days on market $119,000 Active 39 DOM
14. 2026-06-03
    days on market $119,000 Active 36 DOM
15. 2026-06-02
    days on market $119,000 Active 35 DOM
16. 2026-06-01
    days on market $119,000 Active 34 DOM
17. 2026-05-31
    price $119,000 Active 33 DOM
18. 2026-05-31
    days on market $128,000 Active 33 DOM
19. 2026-05-05
    price $128,000 883-char remark
20. 2026-04-28
    listed $138,000 Active 883-char remark
21. 2024-09-11
    price $40,000 401-char remark

    Show marketing remark (401 chars)

    Attention investors. Great opportunity to own a great investment property in the country. This 2 bedroom, 1 bath home features a metal roof and vinyl siding. Home has some floor framing damage in the dining room and the kitchen needs updated. The 1 bathroom has been updated and just needs some minor repairs to make it a great rental or Airbnb. Home is being sold ''AS IS''. Bring us your best offer.

22. 2024-09-11
    soldstatus $30,000 Closed 401-char remark

    Show marketing remark (401 chars)

    Attention investors. Great opportunity to own a great investment property in the country. This 2 bedroom, 1 bath home features a metal roof and vinyl siding. Home has some floor framing damage in the dining room and the kitchen needs updated. The 1 bathroom has been updated and just needs some minor repairs to make it a great rental or Airbnb. Home is being sold ''AS IS''. Bring us your best offer.

23. 2024-09-03
    status Pending 401-char remark

    Show marketing remark (401 chars)

    Attention investors. Great opportunity to own a great investment property in the country. This 2 bedroom, 1 bath home features a metal roof and vinyl siding. Home has some floor framing damage in the dining room and the kitchen needs updated. The 1 bathroom has been updated and just needs some minor repairs to make it a great rental or Airbnb. Home is being sold ''AS IS''. Bring us your best offer.

24. 2024-07-28
    listed $60,000 Active 401-char remark

    Show marketing remark (401 chars)

    Attention investors. Great opportunity to own a great investment property in the country. This 2 bedroom, 1 bath home features a metal roof and vinyl siding. Home has some floor framing damage in the dining room and the kitchen needs updated. The 1 bathroom has been updated and just needs some minor repairs to make it a great rental or Airbnb. Home is being sold ''AS IS''. Bring us your best offer.

25. 2000-03-20
    soldstatus $20,000

ⓘ 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: $429 · $36/mo
• Projected year-2 tax: $976 · $81/mo
• Expected delta: +$547/yr (+$46/mo · 127.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 9 d/yr ≥99°F today · 25 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: $11,585
• − Mortgage interest: −$6,666
• − Property taxes: −$429
• − Insurance: −$595
• − Repairs & maintenance: −$927
• − Management: −$927
• − Depreciation: −$3,462
• Taxable loss: −$1,421
• Est. tax savings @ 24.0%: +$341
• After-tax cash flow: $980/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: 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

Livability — Hiltons

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

Census & demographics

• Census place: Hiltons, VA
• Population (ZIP): 1,237

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Italian 14% Slovak 4%
• Foreign-born: 1% · Canada

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: ▲ 1.19%
• Current HPI: 203.8636
• 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

+495.0% since first listed

8 events — show timeline

• 2026-05-31 Price Changed $119,000 TVRMLS
• 2026-05-05 Price Changed $128,000 TVRMLS
• 2026-04-28 Listed $138,000 TVRMLS
• 2024-09-11 Price Changed $40,000 TVRMLS
• 2024-09-11 Sold (MLS) $30,000 TVRMLS
• 2024-09-03 Pending — TVRMLS
• 2024-07-28 Listed $60,000 TVRMLS
• 2000-03-20 Sold (Public Records) $20,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $429 · +0.0% YoY. Source: county tax records.