5 Mountain Village Ln #17 · Meadows of Dan, VA 24120

$227,500

2 bd · 1.0 ba · 975 sqft · SingleFamily · 79 Days on market

Built 2002 $233/sqft · 20% above area Est $189k · 20% over $75/mo HOA · 3% 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 +25.2/30.0
• DSCR +8.3/10.0
• Appreciation +8.2/10.0
• Schools +6.1/10.0
• 1% rule +5.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome to Cabin 17 in the Blue Ridge Passage Subdivision in Meadows of Dan, Virginia. This charming cabin offers the perfect blend of comfort and convenience, making it ideal as a personal getaway, investment property, or full-time residence. Lovingly owned for over 20 years and used as a family retreat, the home has been well cared for and well-maintained. It is being sold fully furnished, making it truly move-in ready. Enjoy low-maintenance living with HOA services that include yard and road upkeep, along with public water and septic. Outdoor enthusiasts will appreciate being within walking distance to the Dan River, known for its stocked trout fishing, as well as close proximity to hiking trails, wineries, and parks. Located just minutes from the iconic Blue Ridge Parkway and the village of Meadows of Dan, you'll have easy access to local shops, dining, and scenic overlooks. Nearby Primland Resort offers world-class amenities including golf, fine dining, spa services, and outdoor recreation. Whether you're seeking a relaxing escape or a smart investment in the Blue Ridge Highlands, Cabin 17 delivers a seamless mountain living experience with everything already in place.

Key facts

• Move in ready
• Fully furnished
• Built 2002

Tags

• FULLY FURNISHED
• MOVE IN READY
• LOW MAINTENANCE LIVING
• WALKING DISTANCE TO DAN RIVER
• CLOSE PROXIMITY TO WINERIES
• CLOSE PROXIMITY TO PARKS

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $510 ($6k/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 9.0% 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 79 days — a 6% lower offer ($214k) is reasonable based on typical stale-listing flexibility.

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

Questions for the listing agent

1. It's been on market 79 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: 8.98%
• Cash-on-cash: 9.61%
• DSCR: 1.43
• 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	0.06mi	2/1.0	975 (0%)	13mo	$250,000	$256	86

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: 24.3%
• Equity multiple: 2.64×
• Total profit: $104,563
• Equity at exit: $149,876

10-year hold

• IRR: 22.7%
• Equity multiple: 5.40×
• Total profit: $280,506
• 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 from tax record: −$63 /mo · $752/yr
• Insurance: −$95
• HOA: −$75
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $510

Break-even live

Break-even rent $1,804

Max offer price $227,500

Occupancy floor 74%

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	0.03mi

HOA detail

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

Listing history 17 events

1. 2026-06-19
   days on market $227,500 Active 79 DOM
2. 2026-06-18
   days on market $227,500 Active 78 DOM
3. 2026-06-17
   days on market $227,500 Active 77 DOM
4. 2026-06-16
   days on market $227,500 Active 76 DOM
5. 2026-06-15
   days on market $227,500 Active 75 DOM
6. 2026-06-14
   days on market $227,500 Active 73 DOM
7. 2026-06-12
   days on market $227,500 Active 72 DOM
8. 2026-06-09
   days on market $227,500 Active 69 DOM
9. 2026-06-08
   days on market $227,500 Active 68 DOM
10. 2026-06-07
    days on market $227,500 Active 67 DOM
11. 2026-06-05
    days on market $227,500 Active 64 DOM
12. 2026-06-03
    days on market $227,500 Active 63 DOM
13. 2026-06-02
    days on market $227,500 Active 62 DOM
14. 2026-06-01
    days on market $227,500 Active 61 DOM
15. 2026-05-31
    days on market $227,500 Active 60 DOM
16. 2026-05-30
    days on market $227,500 Active 59 DOM
17. 2026-04-01
    listed $234,900 Active 1192-char remark

    Show marketing remark (1192 chars)

    Welcome to Cabin 17 in the Blue Ridge Passage Subdivision in Meadows of Dan, Virginia. This charming cabin offers the perfect blend of comfort and convenience, making it ideal as a personal getaway, investment property, or full-time residence. Lovingly owned for over 20 years and used as a family retreat, the home has been well cared for and well-maintained. It is being sold fully furnished, making it truly move-in ready. Enjoy low-maintenance living with HOA services that include yard and road upkeep, along with public water and septic. Outdoor enthusiasts will appreciate being within walking distance to the Dan River, known for its stocked trout fishing, as well as close proximity to hiking trails, wineries, and parks. Located just minutes from the iconic Blue Ridge Parkway and the village of Meadows of Dan, you'll have easy access to local shops, dining, and scenic overlooks. Nearby Primland Resort offers world-class amenities including golf, fine dining, spa services, and outdoor recreation. Whether you're seeking a relaxing escape or a smart investment in the Blue Ridge Highlands, Cabin 17 delivers a seamless mountain living experience with everything already in place.

ⓘ 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: $752 · $63/mo
• Projected year-2 tax: $1,866 · $155/mo
• Expected delta: +$1,114/yr (+$93/mo · 148.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 19 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: $29,400
• − Mortgage interest: −$12,744
• − Property taxes: −$752
• − Insurance: −$1,138
• − Repairs & maintenance: −$2,352
• − Management: −$2,352
• − HOA: −$900
• − Depreciation: −$6,618
• Taxable income: $2,545
• Est. tax owed @ 24.0%: −$611
• After-tax cash flow: $5,509/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: 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

1 event — show timeline

• 2026-04-01 Listed $234,900 MHPCAR

Property tax history

+2.3%/yr

Latest (2026): $752 · +0.0% YoY. Source: county tax records.