144 SW Pine Ln · Meadows of Dan, VA 24120

$240,000

2 bd · 1.0 ba · 1,728 sqft · SingleFamily public records · 95 Days on market

Built 1977 1.00 ac lot $139/sqft · 9% below area Est $254k · 6% under $83/mo HOA · 4% 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 +16.0/30.0
• ARV discount +10.0/15.0
• Appreciation +8.2/10.0
• Schools +5.3/10.0
• DSCR +4.9/10.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nestled in the serene Slatemont community of Meadows of Dan, this property offers a rare opportunity to create your dream mountain retreat just moments from the Blue Ridge Parkway. Perfectly positioned for those who enjoy the outdoors, you are minutes away from the iconic Mabry Mill, the scenic overlooks of Chateau Morrisette Winery, and the vibrant artisan culture of the town of Floyd. The home serves as a quiet sanctuary with expansive mountain views and a cozy interior layout that includes a versatile loft space—previously used as a child's bedroom—ideal for a home office, hobby area, or additional sleeping quarters. While this home is a fixer-upper awaiting your personal touch and creative vision, its proximity to popular hiking trails like Rocky Knob National Recreation Area makes it an ideal landing spot for nature lovers. Embrace the chance to revitalize this unpolished gem and enjoy the best of the Blue Ridge Highlands in a community known for its tranquil atmosphere and natural beauty. Come see it today!

Key facts

• Versatile loft space
• 1 acre lot
• Built 1977

Tags

• EXPANSIVE MOUNTAIN VIEWS
• VERSATILE LOFT SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/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 $205k (14.8% below list).
• Recommended offer: $205k (14.8% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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.
• Floyd County Public School District (rural): math 56% / reading 70% proficiency, ranked #51 of 131 in VA (top 39%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 53 active listings in the ZIP; 69 units permitted in Floyd County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($2k loan paydown + $16k appreciation (6.5% local appreciation)).
• Floyd County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.5% appreciation + 3.0% rent growth), your $67k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $30k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $31k; list at $240k implies a 674% gain — meaningful room to come down on a strong offer.

Recommended offer $204,526 (14.8% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 0.85% ✗
• Cap rate: 6.89%
• Cash-on-cash: 2.12%
• DSCR: 1.09
• GRM: 9.8

CMA / ARV

• ARV (median comp): $254,172
• List price: $240,000
• Delta: -5.58%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
190 Pine Ln	0.08mi	3/2.0 (+1)	1,897 (+10%)	14mo	$380,000	$200	59
209 SW Chestnut	0.27mi	2/2.0	1,888 (+9%)	13mo	$350,000	$185	57

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: 18.2%
• Equity multiple: 2.24×
• Total profit: $83,606
• Equity at exit: $158,111

10-year hold

• IRR: 17.6%
• Equity multiple: 4.55×
• Total profit: $238,249
• Equity at exit: $293,192

Cash invested: $67,200 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,045 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$55 /mo · $662/yr
• Insurance: −$100
• HOA: −$83
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $119

Break-even live

Break-even rent $1,895

Max offer price $240,000

Occupancy floor 89%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $83 · $996/yr

Listing history 21 events

1. 2026-06-19
   days on market $240,000 Active 95 DOM
2. 2026-06-18
   days on market $240,000 Active 94 DOM
3. 2026-06-17
   days on market $240,000 Active 93 DOM
4. 2026-06-16
   days on market $240,000 Active 92 DOM
5. 2026-06-15
   days on market $240,000 Active 91 DOM
6. 2026-06-14
   days on market $240,000 Active 89 DOM
7. 2026-06-13
   days on market $240,000 Active 88 DOM
8. 2026-06-10
   days on market $240,000 Active 86 DOM
9. 2026-06-09
   days on market $240,000 Active 85 DOM
10. 2026-06-08
    days on market $240,000 Active 84 DOM
11. 2026-06-07
    days on market $240,000 Active 83 DOM
12. 2026-06-05
    days on market $240,000 Active 80 DOM
13. 2026-06-02
    days on market $240,000 Active 78 DOM
14. 2026-06-01
    days on market $240,000 Active 77 DOM
15. 2026-05-31
    days on market $240,000 Active 76 DOM
16. 2026-05-30
    days on market $240,000 Active 75 DOM
17. 2026-04-17
    price $250,700 1040-char remark

    Show marketing remark (1040 chars)

    Nestled in the serene Slatemont community of Meadows of Dan, this property offers a rare opportunity to create your dream mountain retreat just moments from the Blue Ridge Parkway. Perfectly positioned for those who enjoy the outdoors, you are minutes away from the iconic Mabry Mill, the scenic overlooks of Chateau Morrisette Winery, and the vibrant artisan culture of the town of Floyd. The home serves as a quiet sanctuary with expansive mountain views and a cozy interior layout that includes a versatile loft space—previously used as a child's bedroom—ideal for a home office, hobby area, or additional sleeping quarters. While this home is a fixer-upper awaiting your personal touch and creative vision, its proximity to popular hiking trails like Rocky Knob National Recreation Area makes it an ideal landing spot for nature lovers. Embrace the chance to revitalize this unpolished gem and enjoy the best of the Blue Ridge Highlands in a community known for its tranquil atmosphere and natural beauty. Come see it today!

18. 2026-03-16
    listed $269,700 Active 1040-char remark

    Show marketing remark (1040 chars)

    Nestled in the serene Slatemont community of Meadows of Dan, this property offers a rare opportunity to create your dream mountain retreat just moments from the Blue Ridge Parkway. Perfectly positioned for those who enjoy the outdoors, you are minutes away from the iconic Mabry Mill, the scenic overlooks of Chateau Morrisette Winery, and the vibrant artisan culture of the town of Floyd. The home serves as a quiet sanctuary with expansive mountain views and a cozy interior layout that includes a versatile loft space—previously used as a child's bedroom—ideal for a home office, hobby area, or additional sleeping quarters. While this home is a fixer-upper awaiting your personal touch and creative vision, its proximity to popular hiking trails like Rocky Knob National Recreation Area makes it an ideal landing spot for nature lovers. Embrace the chance to revitalize this unpolished gem and enjoy the best of the Blue Ridge Highlands in a community known for its tranquil atmosphere and natural beauty. Come see it today!

19. 2014-01-08
    soldstatus $31,000 310-char remark

    Show marketing remark (310 chars)

    Property is subject to HOA and water fees to Slatemont Development. Copies of Inc.,bylaws and declaration of covenants and restrictions available upon request. Information is believed to be correct but cannot be guaranteed. Property located in Floyd Co. not Patrick. MLS would not accept Floyd for some reason.

20. 2013-10-28
    listed $34,900 310-char remark

    Show marketing remark (310 chars)

    Property is subject to HOA and water fees to Slatemont Development. Copies of Inc.,bylaws and declaration of covenants and restrictions available upon request. Information is believed to be correct but cannot be guaranteed. Property located in Floyd Co. not Patrick. MLS would not accept Floyd for some reason.

21. 2000-01-13
    soldstatus $56,500

ⓘ 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: $662 · $55/mo
• Projected year-2 tax: $1,968 · $164/mo
• Expected delta: +$1,306/yr (+$109/mo · 197.2%)

ⓘ 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 1/10 Low 7 d/yr ≥90°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $24,543
• − Mortgage interest: −$13,444
• − Property taxes: −$662
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,963
• − Management: −$1,963
• − HOA: −$996
• − Depreciation: −$6,982
• Taxable loss: −$2,668
• Est. tax savings @ 24.0%: +$640
• After-tax cash flow: $2,068/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: Floyd County Public School District
• NCES district ID: 5101350
• Math proficiency: 56% ▼ -26.00%
• Reading proficiency: 70% ▼ -7.00%
• Median HH income: $44,955
• Composite: 53.03/100
• National rank: #1519
• State rank: #51 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 (Floyd County) Hauer SSP2

• Today (2025): 16,207 people
• By 2030: 16,340 · +0.8%
• By 2040: 16,267 · +0.4%
• By 2050: 15,661 · -3.4%
• By 2075: 13,756 · -15.1%
• By 2100: 11,078 · -31.6%

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 · Floyd

• 2024 margin: Solid R (+37.2) · D 30.8% · R 68.1% · Other 1.1%
• 2008→2024 swing: -17.2pp toward R · 2008: -20.0pp · 2024: -37.2pp
• All cycles: 2024: R+37.2 2020: R+34.2 2016: R+37.5 2012: R+25.4 2008: R+20.0

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

+343.7% since first listed

5 events — show timeline

• 2026-04-17 Price Changed $250,700 SWVAR
• 2026-03-16 Listed $269,700 SWVAR
• 2014-01-08 Sold (MLS) $31,000 Triad MLS
• 2013-10-28 Listed $34,900 Triad MLS
• 2000-01-13 Sold (Public Records) $56,500 Public Records

Property tax history

+2.4%/yr

Latest (2026): $662 · +0.0% YoY. Source: county tax records.