2056 Honey Camp Rd · Clintwood, VA 24228

$74,900

3 bd · 2.0 ba · 720 sqft · SingleFamily · 38 Days on market

Built 1974 2.97 ac lot $104/sqft · 17% above area Est $64k · 17% over

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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 +24.9/30.0
• DSCR +8.1/10.0
• Appreciation +7.2/10.0
• 1% rule +6.5/10.0
• Schools +5.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Country Comfort Awaits! Now available is this charming 2-bedroom, 2-bath manufactured home nestled on 2.97 peaceful acres in the countryside. Enjoy serene mornings and watch the wildlife from your front porch while soaking in the quiet surroundings. A paved driveway leads to a convenient one-car carport, and there's a spacious outbuilding perfect for storage, hobbies, or a workshop. Inside, you'll find beautiful hardwood flooring and a smart split-bedroom layout offering privacy on each end of the home. Move-in ready and full of potential—don't miss your chance to make this tranquil retreat your own! All information to be verified by all buyers and buyer's agents as it was gathered from public records. Subject to Errors and Omissions.

Key facts

• Paved driveway
• Carport
• Private parcel

Tags

• PRIVATE PARCEL
• PAVED DRIVEWAY
• CARPORT
• SMALL STORAGE BUILDING
• SHINGLE ROOF
• ELECTRIC FIREPLACE

Property features AI

Finance

• Other: Zoning: Residential/Agricultural; Lot approximately 2.97 acres

Exterior

• Parking: Has carport (1 space); Driveway with asphalt
• Utilities: Public water; Septic tank; Electricity connected; Cable available; Water connected
• Home design: Manufactured house (single wide); One level; Residential single-family residence
• Construction: Aluminum siding; Composition roof; Block foundation (see remarks)
• Exterior features: Front porch; Rear porch; Outbuilding; Pasture; Level and sloped topography; Has a view

Interior

• Kitchen: Electric range; Refrigerator; Laminate counters
• Bedrooms: 5 total rooms (bedrooms/use of rooms included in room count)
• Flooring: Carpet; Hardwood; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Electric heating; Fireplace(s); Cooling via heat pump
• Interior features: Laminate countertops; Crawl space basement
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $162 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($860 rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#131 in VA, #4,220 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: amenities F, commute F, employment F.
• Dickenson County Public School District (rural): math 59% / reading 66% proficiency, ranked #58 of 131 in VA (top 44%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Clintwood Elementary (math 67% / reading 62%, grade B, #416 of 1,108 statewide, top 41%, 425 students, 90% FRL); Ridgeview Middle (math 57% / reading 72%, grade A-, #123 of 342 statewide, top 37%, 440 students, 89% FRL); Ridgeview High (math 62% / reading 72%, grade B, #185 of 319 statewide, top 61%, 592 students, 89% FRL) — zoned schools average 89% FRL vs 52% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 35 active listings in the ZIP; 11 units permitted in Dickenson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($518 loan paydown + $3k appreciation (4.3% local appreciation)).
• Dickenson County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.3% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $63k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $72,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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. 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. 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.
6. 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.
7. 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: 1.15% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.25%
• DSCR: 1.41
• GRM: 7.3

CMA / ARV

• ARV (median comp): $63,822
• List price: $74,900
• Delta: 17.36%
• Verdict: OVERPRICED
• Comps: 3 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2056 Honey Camp Rd	0.00mi	2/2.0 (-1)	800 (+11%)	10mo	$63,000	$79	68

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

Projected returns pro-forma

4.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.3%
• Equity multiple: 2.18×
• Total profit: $24,665
• Equity at exit: $39,348

10-year hold

• IRR: 19.6%
• Equity multiple: 4.20×
• Total profit: $67,187
• Equity at exit: $65,478

Cash invested: $20,972 (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 24228

• Home prices YoY: 3.2%
• Active inventory: 35
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $860 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,124/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $162

Break-even live

Break-even rent $655

Max offer price $74,900

Occupancy floor 76%

Sensitivity live

Price	-10% $213	-5% $188	+0% $162	+5% $136	+10% $110
Rent	-10% $94	-5% $128	+0% $162	+5% $196	+10% $230
Rate	-1.0pp $199	-0.5pp $181	base $162	+0.5pp $142	+1.0pp $123

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $74,900 Active 38 DOM
2. 2026-06-21
   days on market $74,900 Active 37 DOM
3. 2026-06-18
   days on market $74,900 Active 35 DOM
4. 2026-06-17
   days on market $74,900 Active 34 DOM
5. 2026-06-16
   days on market $74,900 Active 33 DOM
6. 2026-06-15
   days on market $74,900 Active 32 DOM
7. 2026-06-15
   days on market $74,900 Active 31 DOM
8. 2026-06-13
   days on market $74,900 Active 30 DOM
9. 2026-06-12
   days on market $74,900 Active 29 DOM
10. 2026-06-09
    pricedays on market $74,900 Active 26 DOM
11. 2026-06-08
    days on market $79,900 Active 25 DOM
12. 2026-06-08
    days on market $79,900 Active 24 DOM
13. 2026-06-03
    days on market $79,900 Active 20 DOM
14. 2026-06-02
    days on market $79,900 Active 19 DOM
15. 2026-06-01
    days on market $79,900 Active 18 DOM
16. 2026-05-31
    days on market $79,900 Active 17 DOM
17. 2026-05-12
    listed $79,900 Active 892-char remark
18. 2025-11-07
    price $78,500
19. 2025-08-29
    soldstatus $63,000 Closed

    Show marketing remark (754 chars)

    Country Comfort Awaits! Now available is this charming 2-bedroom, 2-bath manufactured home nestled on 2.97 peaceful acres in the countryside. Enjoy serene mornings and watch the wildlife from your front porch while soaking in the quiet surroundings. A paved driveway leads to a convenient one-car carport, and there's a spacious outbuilding perfect for storage, hobbies, or a workshop. Inside, you'll find beautiful hardwood flooring and a smart split-bedroom layout offering privacy on each end of the home. Move-in ready and full of potential—don't miss your chance to make this tranquil retreat your own! All information to be verified by all buyers and buyer's agents as it was gathered from public records. Subject to Errors and Omissions.

20. 2025-08-29
    soldstatus $63,000

    Show marketing remark (754 chars)

    Country Comfort Awaits! Now available is this charming 2-bedroom, 2-bath manufactured home nestled on 2.97 peaceful acres in the countryside. Enjoy serene mornings and watch the wildlife from your front porch while soaking in the quiet surroundings. A paved driveway leads to a convenient one-car carport, and there's a spacious outbuilding perfect for storage, hobbies, or a workshop. Inside, you'll find beautiful hardwood flooring and a smart split-bedroom layout offering privacy on each end of the home. Move-in ready and full of potential—don't miss your chance to make this tranquil retreat your own! All information to be verified by all buyers and buyer's agents as it was gathered from public records. Subject to Errors and Omissions.

21. 2025-08-04
    status Pending

    Show marketing remark (754 chars)

    Country Comfort Awaits! Now available is this charming 2-bedroom, 2-bath manufactured home nestled on 2.97 peaceful acres in the countryside. Enjoy serene mornings and watch the wildlife from your front porch while soaking in the quiet surroundings. A paved driveway leads to a convenient one-car carport, and there's a spacious outbuilding perfect for storage, hobbies, or a workshop. Inside, you'll find beautiful hardwood flooring and a smart split-bedroom layout offering privacy on each end of the home. Move-in ready and full of potential—don't miss your chance to make this tranquil retreat your own! All information to be verified by all buyers and buyer's agents as it was gathered from public records. Subject to Errors and Omissions.

22. 2025-07-21
    listed $68,000 Active

    Show marketing remark (754 chars)

    Country Comfort Awaits! Now available is this charming 2-bedroom, 2-bath manufactured home nestled on 2.97 peaceful acres in the countryside. Enjoy serene mornings and watch the wildlife from your front porch while soaking in the quiet surroundings. A paved driveway leads to a convenient one-car carport, and there's a spacious outbuilding perfect for storage, hobbies, or a workshop. Inside, you'll find beautiful hardwood flooring and a smart split-bedroom layout offering privacy on each end of the home. Move-in ready and full of potential—don't miss your chance to make this tranquil retreat your own! All information to be verified by all buyers and buyer's agents as it was gathered from public records. Subject to Errors and Omissions.

23. 2023-12-21
    soldstatus $50,000
24. 2023-08-15
    soldstatus $40,000
25. 2019-02-15
    soldstatus $34,000
26. 2018-11-02
    listed $39,500

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

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 7 d/yr ≥94°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,319
• − Mortgage interest: −$4,196
• − Property taxes: −$1,124
• − Insurance: −$374
• − Repairs & maintenance: −$826
• − Management: −$826
• − Depreciation: −$2,179
• Taxable income: $795
• Est. tax owed @ 24.0%: −$191
• After-tax cash flow: $1,750/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: Dickenson County Public School District
• NCES district ID: 5101140
• Math proficiency: 59% ▼ -31.00%
• Reading proficiency: 66% ▼ -17.00%
• Median HH income: $30,649
• Composite: 51.28/100
• National rank: #1749
• State rank: #58 of 131 in VA

Livability — Clintwood

• Score: 75/100
• State rank: #131
• US rank: #4220

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,336

Population outlook (Dickenson County) Hauer SSP2

• Today (2025): 13,554 people
• By 2030: 12,680 · -6.4%
• By 2040: 11,016 · -18.7%
• By 2050: 9,562 · -29.5%
• By 2075: 6,712 · -50.5%
• By 2100: 4,554 · -66.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Black 1%
• Common ancestry: Serbian 3% Italian 2% Slovak 1%
• Foreign-born: 0% · Canada

Political lean MEDSL · Dickenson

• 2024 margin: Solid R (+62.2) · D 18.7% · R 80.9%
• 2008→2024 swing: -61.5pp toward R · 2008: -0.7pp · 2024: -62.2pp
• All cycles: 2024: R+62.2 2020: R+58.1 2016: R+56.2 2012: R+26.2 2008: R+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.31%
• Current HPI: 140.6944
• 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

+89.6% since first listed

11 events — show timeline

• 2026-06-08 Price Changed $74,900 TVRMLS
• 2026-05-12 Listed $79,900 TVRMLS
• 2025-11-07 Price Changed $78,500 TVRMLS
• 2025-08-29 Sold (Public Records) $63,000 Public Records
• 2025-08-29 Sold (MLS) $63,000 TVRMLS
• 2025-08-04 Pending — TVRMLS
• 2025-07-21 Listed $68,000 TVRMLS
• 2023-12-21 Sold (Public Records) $50,000 Public Records
• 2023-08-15 Sold (Public Records) $40,000 Public Records
• 2019-02-15 Sold (MLS) $34,000 TVRMLS
• 2018-11-02 Listed $39,500 TVRMLS

Property tax history

-2.4%/yr

Latest (2026): $79 · +0.0% YoY. Source: county tax records.