148 Kitty Cole Ln · Dungannon, VA 24245

$75,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 50 Days on market

Built 1988 2,613 sqft lot $104/sqft · 15% below area Est $88k · 15% under $100/mo HOA · 12% of rent

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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 +19.8/30.0
• ARV discount +14.1/15.0
• DSCR +6.3/10.0
• 1% rule +6.0/10.0
• Schools +5.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.0/10.0

Listing remarks

This beautifully remodeled 2-bedroom, 1-bath home in Dungannon offers modern updates and easy, low-maintenance living. Inside, you'll find brand new luxury vinyl flooring throughout and a fully updated interior, along with all new appliances--including a washer and dryer--conveniently located in a laundry area within the kitchen. A ramp off the side door provides easy access directly into the kitchen, adding extra convenience and accessibility. Step outside to enjoy the covered front porch or take advantage of the playground located just out back, perfect for outdoor fun. A $100 monthly HOA fee covers lawn care and road maintenance, making upkeep simple and stress-free. This move-in ready h

Key facts

• 2,613 sq ft lot
• Built 1988
• Listed 50 days

Property features AI

Finance

• Other: Accessible entrance
• HOA & community: Homeowners association with $100 monthly fee

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family house; One level
• Construction: HardiPlank-type siding; Metal roof
• Exterior features: Covered front porch; Playground on the property; Rolling slope topography

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Laminate (implied by laminate counters listed under interior features)
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Eat-in kitchen; Laminate countertops; See remarks
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $90 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($822 rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#450 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime 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: Fort Blackmore Primary (math 70% / reading 70%, grade A-, #313 of 1,108 statewide, top 32%, 89 students, 94% FRL); Twin Springs High (math 62% / reading 62%, grade B-, #231 of 319 statewide, top 75%, 242 students, 77% FRL) — zoned schools average 86% FRL vs 48% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 12 active listings in the ZIP; 22 units permitted in Scott County in 2024 (0 in 5+ unit buildings).

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.
• Scott County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.10% ✓
• Cap rate: 7.73%
• Cash-on-cash: 5.13%
• DSCR: 1.23
• GRM: 7.6

CMA / ARV

• ARV (median comp): $88,000
• List price: $75,000
• Delta: -14.77%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
122 Kitty Cole Ln	0.02mi	2/1.0	720 (0%)	6mo	$75,000	$104	94

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

Projected returns pro-forma

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

5-year hold

• IRR: -8.3%
• Equity multiple: 0.70×
• Total profit: $-6,392
• Equity at exit: $11,183

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $1,956
• 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 24245

• Home prices YoY: -3.3%
• Active inventory: 12
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $822 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$35 /mo · $420/yr
• Insurance: −$31
• HOA: −$100
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $90

Break-even live

Break-even rent $708

Max offer price $75,000

Occupancy floor 84%

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: —

HOA detail

• Monthly dues: $100 · $1,200/yr
• Likely covers: landscaping

Listing history 17 events

1. 2026-06-18
   days on market $75,000 Active 50 DOM
2. 2026-06-17
   days on market $75,000 Active 49 DOM
3. 2026-06-16
   days on market $75,000 Active 48 DOM
4. 2026-06-15
   days on market $75,000 Active 47 DOM
5. 2026-06-15
   days on market $75,000 Active 46 DOM
6. 2026-06-13
   days on market $75,000 Active 45 DOM
7. 2026-06-12
   days on market $75,000 Active 44 DOM
8. 2026-06-09
   days on market $75,000 Active 41 DOM
9. 2026-06-08
   days on market $75,000 Active 40 DOM
10. 2026-06-08
    days on market $75,000 Active 39 DOM
11. 2026-06-07
    days on market $75,000 Active 38 DOM
12. 2026-06-03
    days on market $75,000 Active 35 DOM
13. 2026-06-02
    days on market $75,000 Active 34 DOM
14. 2026-06-01
    days on market $75,000 Active 33 DOM
15. 2026-05-31
    days on market $75,000 Active 32 DOM
16. 2026-04-29
    listed $75,000 Active 1004-char remark
17. 2015-09-01
    soldstatus $432,296

ⓘ 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: $420 · $35/mo
• Projected year-2 tax: $615 · $51/mo
• Expected delta: +$195/yr (+$16/mo · 46.6%)

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

Taxation est. · year 1

• Rental income: $9,864
• − Mortgage interest: −$4,201
• − Property taxes: −$420
• − Insurance: −$375
• − Repairs & maintenance: −$789
• − Management: −$789
• − HOA: −$1,200
• − Depreciation: −$2,182
• Taxable loss: −$92
• Est. tax savings @ 24.0%: +$22
• After-tax cash flow: $1,100/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 — Dungannon

• Score: 60/100
• State rank: #450
• US rank: #19260

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dungannon, VA
• Population (ZIP): 873

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 (97%)
• Race & ethnicity: White 97% Two or more races 2% Asian 1%
• Common ancestry: Serbian 4% Slovak 2% Hispanic 1%
• Foreign-born: 2% · South Korea, Canada
• Languages at home: 99% English-only · Spanish 1%

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: ▼ -6.01%
• Current HPI: 175.337
• 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

-82.7% since first listed

2 events — show timeline

• 2026-04-29 Listed $75,000 TVRMLS
• 2015-09-01 Sold (Public Records) $432,296 Public Records

Property tax history

-8.2%/yr

Latest (2025): $420 · +0.0% YoY. Source: county tax records.