148 Doe Hill Rd · McDowell, VA 24458

$189,900

3 bd · 1.0 ba · 1,220 sqft · SingleFamily public records · 630 Days on market

Built 1950 0.39 ac lot $156/sqft · 31% below area Est $276k · 31% under

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Why this score? — see what drove the D 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
• Schools +7.4/10.0
• Cash flow +7.2/30.0
• Appreciation +3.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.4/10.0
• 1% rule +0.9/10.0

Listing remarks MLS

148 Doe Hill Road McDowell Enjoy a little slice of Highland County in this stick built 1950's home with vinyl siding, metal roof and kitchen appliances. The dwelling has over 1220 square feet of living space with three bedrooms and one and a half baths. Situated on 0.39 acres of fenced backyard with an established garden space, it is a beautiful setting with farmland in the rear. There is a 30x30 two bay garage with a 12x12 cedar sauna and workshop area plus an additional12x60 storage shed large enough for tools and equipment. Served by public water and a conventional three bedroom septic system, this would be the perfect weekend getaway or a solid full time residence. $189,900.

Key facts

• Metal roof
• Workshop area
• Established garden

Tags

• VINYL SIDING
• METAL ROOF
• FENCED BACKYARD
• ESTABLISHED GARDEN
• CEDAR SAUNA
• WORKSHOP AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-261 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (24.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (41.5% below list).
• Recommended offer: $111k (41.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Highland County Public School District (rural): math 85% / reading 90% proficiency, ranked #19 of 134 in VA (top 14%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Highland Elementary (math 54% / reading 74%, grade B, #416 of 1,108 statewide, top 41%, 97 students, 44% FRL); Highland High (math 64% / reading 95%, grade A, #62 of 319 statewide, top 19%, 103 students, 30% FRL).
• Zoned-school proficiency averages 72% at this address vs 88% district-wide (-15 pts) — the specific schools serving this property underperform the Highland County Public School District average; the district grade overstates school quality for this exact location.
• Market conditions: 5 active listings in the ZIP; 12 units permitted in Highland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.2%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Highland County population projected at -44% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 630 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $190k implies a 216% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $111,179 (41.5% 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 630 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.59% ✗
• Cap rate: 4.64%
• Cash-on-cash: -5.89%
• DSCR: 0.74
• GRM: 14.2

CMA / ARV

• ARV (median comp): $275,659
• List price: $189,900
• Delta: -31.11%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-2.24% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -20.8%
• Equity multiple: 0.22×
• Total profit: $-41,416
• Equity at exit: $34,768

10-year hold

• IRR: -14.6%
• Equity multiple: 0.01×
• Total profit: $-52,488
• Equity at exit: $27,723

Cash invested: $53,172 (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 24458

• Home prices YoY: -1.4%
• Active inventory: 5
• Price-to-rent: 14.2×

Monthly cashflow live

• Estimated rent: $1,112 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$64 /mo · $772/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $-261

Break-even live

Break-even rent $1,442

Max offer price $143,799

Occupancy floor —

Sensitivity live

Price	-10% $-153	-5% $-207	+0% $-261	+5% $-315	+10% $-368
Rent	-10% $-349	-5% $-305	+0% $-261	+5% $-217	+10% $-173
Rate	-1.0pp $-165	-0.5pp $-213	base $-261	+0.5pp $-310	+1.0pp $-360

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $189,900 Active 630 DOM
2. 2026-06-21
   days on market $189,900 Active 629 DOM
3. 2026-06-18
   days on market $189,900 Active 627 DOM
4. 2026-06-17
   days on market $189,900 Active 626 DOM
5. 2026-06-16
   days on market $189,900 Active 625 DOM
6. 2026-06-15
   days on market $189,900 Active 624 DOM
7. 2026-06-15
   days on market $189,900 Active 623 DOM
8. 2026-06-13
   days on market $189,900 Active 622 DOM
9. 2026-06-12
   days on market $189,900 Active 621 DOM
10. 2026-06-09
    days on market $189,900 Active 618 DOM
11. 2026-06-08
    days on market $189,900 Active 617 DOM
12. 2026-06-08
    days on market $189,900 Active 616 DOM
13. 2026-06-07
    days on market $189,900 Active 615 DOM
14. 2026-06-03
    days on market $189,900 Active 612 DOM
15. 2026-06-02
    days on market $189,900 Active 611 DOM
16. 2026-06-01
    days on market $189,900 Active 610 DOM
17. 2026-05-31
    days on market $189,900 Active 609 DOM
18. 2025-07-01
    price $189,900 689-char remark

    Show marketing remark (689 chars)

    148 Doe Hill Road McDowell Enjoy a little slice of Highland County in this stick built 1950's home with vinyl siding, metal roof and kitchen appliances. The dwelling has over 1220 square feet of living space with three bedrooms and one and a half baths. Situated on 0.39 acres of fenced backyard with an established garden space, it is a beautiful setting with farmland in the rear. There is a 30x30 two bay garage with a 12x12 cedar sauna and workshop area plus an additional12x60 storage shed large enough for tools and equipment. Served by public water and a conventional three bedroom septic system, this would be the perfect weekend getaway or a solid full time residence. $189,900.

19. 2025-02-12
    status Active 689-char remark

    Show marketing remark (689 chars)

    148 Doe Hill Road McDowell Enjoy a little slice of Highland County in this stick built 1950's home with vinyl siding, metal roof and kitchen appliances. The dwelling has over 1220 square feet of living space with three bedrooms and one and a half baths. Situated on 0.39 acres of fenced backyard with an established garden space, it is a beautiful setting with farmland in the rear. There is a 30x30 two bay garage with a 12x12 cedar sauna and workshop area plus an additional12x60 storage shed large enough for tools and equipment. Served by public water and a conventional three bedroom septic system, this would be the perfect weekend getaway or a solid full time residence. $189,900.

20. 2025-02-11
    price $199,900 689-char remark

    Show marketing remark (689 chars)

    148 Doe Hill Road McDowell Enjoy a little slice of Highland County in this stick built 1950's home with vinyl siding, metal roof and kitchen appliances. The dwelling has over 1220 square feet of living space with three bedrooms and one and a half baths. Situated on 0.39 acres of fenced backyard with an established garden space, it is a beautiful setting with farmland in the rear. There is a 30x30 two bay garage with a 12x12 cedar sauna and workshop area plus an additional12x60 storage shed large enough for tools and equipment. Served by public water and a conventional three bedroom septic system, this would be the perfect weekend getaway or a solid full time residence. $189,900.

21. 2024-12-19
    status Pending 689-char remark

    Show marketing remark (689 chars)

    148 Doe Hill Road McDowell Enjoy a little slice of Highland County in this stick built 1950's home with vinyl siding, metal roof and kitchen appliances. The dwelling has over 1220 square feet of living space with three bedrooms and one and a half baths. Situated on 0.39 acres of fenced backyard with an established garden space, it is a beautiful setting with farmland in the rear. There is a 30x30 two bay garage with a 12x12 cedar sauna and workshop area plus an additional12x60 storage shed large enough for tools and equipment. Served by public water and a conventional three bedroom septic system, this would be the perfect weekend getaway or a solid full time residence. $189,900.

22. 2024-08-05
    listed $215,000 Active 689-char remark

    Show marketing remark (689 chars)

    148 Doe Hill Road McDowell Enjoy a little slice of Highland County in this stick built 1950's home with vinyl siding, metal roof and kitchen appliances. The dwelling has over 1220 square feet of living space with three bedrooms and one and a half baths. Situated on 0.39 acres of fenced backyard with an established garden space, it is a beautiful setting with farmland in the rear. There is a 30x30 two bay garage with a 12x12 cedar sauna and workshop area plus an additional12x60 storage shed large enough for tools and equipment. Served by public water and a conventional three bedroom septic system, this would be the perfect weekend getaway or a solid full time residence. $189,900.

23. 2015-06-15
    soldstatus $60,000 304-char remark

    Show marketing remark (304 chars)

    Looking for a new investment? This Cape cod in the town of McDowell is within walking distance to shopping, the Sugar Tree Store, and other small town places. Great permanent or weekend get-a-way. Needs a little TLC but has great bones and cute built-ins. Woodstove used in fireplace but does not convey.

24. 2015-06-12
    soldstatus $60,000
25. 2014-09-12
    listed $64,900 304-char remark

    Show marketing remark (304 chars)

    Looking for a new investment? This Cape cod in the town of McDowell is within walking distance to shopping, the Sugar Tree Store, and other small town places. Great permanent or weekend get-a-way. Needs a little TLC but has great bones and cute built-ins. Woodstove used in fireplace but does not convey.

ⓘ 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: $772 · $64/mo
• Projected year-2 tax: $1,557 · $130/mo
• Expected delta: +$786/yr (+$65/mo · 101.8%)

ⓘ 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 3/10 Moderate 8 d/yr ≥91°F today · 20 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: $13,341
• − Mortgage interest: −$10,637
• − Property taxes: −$772
• − Insurance: −$950
• − Repairs & maintenance: −$1,067
• − Management: −$1,067
• − Depreciation: −$5,524
• Taxable loss: −$6,676
• Est. tax savings @ 24.0%: +$1,602
• After-tax cash flow: $-1,529/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: Highland County Public School District
• NCES district ID: 5101950
• Math proficiency: 85% —
• Reading proficiency: 90% —
• Median HH income: $44,893
• Composite: 73.87/100
• National rank: #306
• State rank: #19 of 134 in VA

Livability — McDowell

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

Census & demographics

• Census place: McDowell, VA
• Population (ZIP): 213

Population outlook (Highland County) Hauer SSP2

• Today (2025): 1,952 people
• By 2030: 1,782 · -8.7%
• By 2040: 1,413 · -27.6%
• By 2050: 1,098 · -43.8%
• By 2075: 773 · -60.4%
• By 2100: 608 · -68.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 9%
• Common ancestry: Serbian 5% Slovak 3%

Political lean MEDSL · Highland

• 2024 margin: Solid R (+44.4) · D 27.2% · R 71.6% · Other 1.2%
• 2008→2024 swing: -22.5pp toward R · 2008: -21.9pp · 2024: -44.4pp
• All cycles: 2024: R+44.4 2020: R+44.0 2016: R+42.2 2012: R+33.0 2008: R+21.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.24%
• Current HPI: 162.8487
• 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

+192.6% since first listed

8 events — show timeline

• 2025-07-01 Price Changed $189,900 RHR
• 2025-02-12 Relisted — RHR
• 2025-02-11 Price Changed $199,900 RHR
• 2024-12-19 Pending — RHR
• 2024-08-05 Listed $215,000 RHR
• 2015-06-15 Sold (MLS) $60,000 GAAR
• 2015-06-12 Sold (Public Records) $60,000 Public Records
• 2014-09-12 Listed $64,900 GAAR

Property tax history

+7.6%/yr

Latest (2025): $772 · +15.9% YoY. Source: county tax records.