13 Blue Ridge Psge #13 · Meadows of Dan, VA 24120

$227,500

2 bd · 1.0 ba · 975 sqft · SingleFamily · 84 Days on market

Built 2002 Good condition $233/sqft · 20% above area Est $189k · 20% over $75/mo HOA · 3% of rent ↓ 6% since listing

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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 +20.2/30.0
• Appreciation +8.2/10.0
• DSCR +6.4/10.0
• Schools +6.1/10.0
• 1% rule +5.8/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome to Cabin #13 “Blue Ridge Haven”, a fully furnished, move-in ready mountain retreat nestled in the Blue Ridge Passage Subdivision of Meadows of Dan, VA. This inviting cabin is ready for immediate enjoyment, as it is being sold completely furnished. Ownership is easy and low maintenance, with the HOA handling yard care, road maintenance, and providing public water and septic services. Fiber optic internet is available, giving you the option to stay connected while enjoying the peace of the mountains. Conveniently located just minutes from the Blue Ridge Parkway and the charming Village of Meadows of Dan, this area is known for its local shops, scenic beauty, and laid-back lifestyle—often described as stepping back to a simpler time. Nearby, Primland Resort offers a 12,000-acre retreat experience open to the public, featuring Virginia's top-ranked public golf course, exceptional dining, spa services, and outdoor activities like hunting, horseback riding, and ATV excursions. Outdoor enthusiasts will love the easy access to the Dan River, a stocked trout stream just a short walk away. The surrounding area also features wineries, restaurants, parks, and hiking trails to explore. Whether you're looking for a weekend getaway, vacation rental opportunity, or a full-time residence, “Blue Ridge Haven” offers the perfect blend of comfort, convenience, and mountain charm.

Key facts

• Move-in ready
• Mountain retreat
• Fiber optic internet

Tags

• FULLY FURNISHED
• MOVE-IN READY
• MOUNTAIN RETREAT
• HOA HANDLING YARD CARE
• FIBER OPTIC INTERNET
• EASY ACCESS TO DAN RIVER

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $228k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $228k).
• Recommended offer: $214k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 1.1% in Meadows of Dan — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Patrick County Public School District (rural): math 69% / reading 77% proficiency, ranked #18 of 131 in VA (top 14%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 53 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 28 units permitted in Patrick County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($2k loan paydown + $15k appreciation (6.5% local appreciation)).
• Patrick County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.5% appreciation + 3.0% rent growth), your $64k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($214k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $213,850 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 1.08% ✓
• Cap rate: 7.81%
• Cash-on-cash: 5.43%
• DSCR: 1.24
• GRM: 7.7

CMA / ARV

• ARV (median comp): $189,041
• List price: $227,500
• Delta: 20.34%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
64 Mountain Village Ln	0.22mi	2/1.0	975 (0%)	13mo	$250,000	$256	78

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

Projected returns pro-forma

6.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.9%
• Equity multiple: 2.42×
• Total profit: $90,578
• Equity at exit: $149,876

10-year hold

• IRR: 19.8%
• Equity multiple: 4.94×
• Total profit: $250,698
• Equity at exit: $277,921

Cash invested: $63,700 (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 24120

• Home prices YoY: 3.9%
• Active inventory: 53
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,450 medium
• Mortgage (P&I): −$1,193
• Tax est. 1.5%: −$284 /mo · $3,412/yr
• Insurance: −$95
• HOA: −$75
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $288

Break-even live

Break-even rent $2,085

Max offer price $227,500

Occupancy floor 83%

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: $56,875
• Closing costs: $6,825
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Mountain Village Ln Unit 13 Meadows of Dan, VA	2.0	1.0	1050	$2,450	$2.33	44d	1	0.18mi

HOA detail

• Monthly dues: $75 · $900/yr
• Likely covers: waterinternet

Listing history 23 events

1. 2026-06-19
   days on market $227,500 Active 84 DOM
2. 2026-06-18
   days on market $227,500 Active 83 DOM
3. 2026-06-17
   days on market $227,500 Active 82 DOM
4. 2026-06-16
   days on market $227,500 Active 81 DOM
5. 2026-06-15
   days on market $227,500 Active 80 DOM
6. 2026-06-14
   days on market $227,500 Active 78 DOM
7. 2026-06-12
   days on market $227,500 Active 77 DOM
8. 2026-06-09
   days on market $227,500 Active 74 DOM
9. 2026-06-08
   days on market $227,500 Active 73 DOM
10. 2026-06-07
    days on market $227,500 Active 72 DOM
11. 2026-06-05
    days on market $227,500 Active 69 DOM
12. 2026-06-03
    days on market $227,500 Active 68 DOM
13. 2026-06-02
    days on market $227,500 Active 67 DOM
14. 2026-06-01
    days on market $227,500 Active 66 DOM
15. 2026-05-31
    days on market $227,500 Active 65 DOM
16. 2026-05-30
    days on market $227,500 Active 64 DOM
17. 2026-03-27
    listed $234,900 Active 1419-char remark

    Show marketing remark (1419 chars)

    Welcome to Cabin #13 “Blue Ridge Haven”, a fully furnished, move-in ready mountain retreat nestled in the Blue Ridge Passage Subdivision of Meadows of Dan, VA. This inviting cabin is ready for immediate enjoyment, as it is being sold completely furnished. Ownership is easy and low maintenance, with the HOA handling yard care, road maintenance, and providing public water and septic services. Fiber optic internet is available, giving you the option to stay connected while enjoying the peace of the mountains. Conveniently located just minutes from the Blue Ridge Parkway and the charming Village of Meadows of Dan, this area is known for its local shops, scenic beauty, and laid-back lifestyle—often described as stepping back to a simpler time. Nearby, Primland Resort offers a 12,000-acre retreat experience open to the public, featuring Virginia's top-ranked public golf course, exceptional dining, spa services, and outdoor activities like hunting, horseback riding, and ATV excursions. Outdoor enthusiasts will love the easy access to the Dan River, a stocked trout stream just a short walk away. The surrounding area also features wineries, restaurants, parks, and hiking trails to explore. Whether you're looking for a weekend getaway, vacation rental opportunity, or a full-time residence, “Blue Ridge Haven” offers the perfect blend of comfort, convenience, and mountain charm.

18. 2025-08-28
    price $229,000
19. 2025-07-29
    price $233,800
20. 2025-07-02
    price $233,900
21. 2025-06-17
    price $234,000
22. 2025-06-06
    price $239,000
23. 2025-05-22
    listed $249,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $29,400
• − Mortgage interest: −$12,744
• − Property taxes: −$3,412
• − Insurance: −$1,138
• − Repairs & maintenance: −$2,352
• − Management: −$2,352
• − HOA: −$900
• − Depreciation: −$6,618
• Taxable loss: −$116
• Est. tax savings @ 24.0%: +$28
• After-tax cash flow: $3,487/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 · 13 photos

Good 80/100 None rehab

This cabin is in good condition and ready for immediate enjoyment. It offers a move-in ready experience with a well-maintained exterior and interior. Painting and updating the kitchen can further enhance its appeal.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the property more attractive to potential buyers and renters.
• Both Updating the kitchen appliances — Modernizing the kitchen appliances can make the space more functional and appealing to a wider range of potential buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the property more attractive to potential buyers and renters. ↑
• Both Updating the kitchen appliances — Modernizing the kitchen appliances can make the space more functional and appealing to a wider range of potential buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Patrick County Public School District
• NCES district ID: 5102880
• Math proficiency: 69% ▼ -23.00%
• Reading proficiency: 77% ▼ -8.00%
• Median HH income: $36,331
• Composite: 60.52/100
• National rank: #842
• State rank: #18 of 131 in VA

Livability — Meadows of Dan

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

Census & demographics

• Population (ZIP): 1,608

Population outlook (Patrick County) Hauer SSP2

• Today (2025): 16,918 people
• By 2030: 16,097 · -4.9%
• By 2040: 14,317 · -15.4%
• By 2050: 12,476 · -26.3%
• By 2075: 9,051 · -46.5%
• By 2100: 6,138 · -63.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Slovak 3% Serbian 3% Lithuanian 2%
• Foreign-born: 4%

Political lean MEDSL · Patrick

• 2024 margin: Solid R (+60.4) · D 19.4% · R 79.9%
• 2008→2024 swing: -29.8pp toward R · 2008: -30.6pp · 2024: -60.4pp
• All cycles: 2024: R+60.4 2020: R+58.0 2016: R+55.2 2012: R+38.9 2008: R+30.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.47%
• Current HPI: 172.7689
• 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

-5.7% since first listed

7 events — show timeline

• 2026-03-27 Listed $234,900 MHPCAR
• 2025-08-28 Price Changed $229,000 MHPCAR
• 2025-07-29 Price Changed $233,800 MHPCAR
• 2025-07-02 Price Changed $233,900 MHPCAR
• 2025-06-17 Price Changed $234,000 MHPCAR
• 2025-06-06 Price Changed $239,000 MHPCAR
• 2025-05-22 Listed $249,000 MHPCAR