185 Dogwood Dr · Wytheville, VA 24382

$289,900

3 bd · 2.0 ba · 1,541 sqft · SingleFamily public records · 152 Days on market

Built 1955 0.45 ac lot $188/sqft · 54% above area Est $330k · 12% under

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Why this score? — see what drove the D 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).

• ARV discount +13.0/15.0
• Cash flow +10.7/30.0
• Schools +6.0/10.0
• Livability +3.8/5.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this spacious 3-4 bedroom 3 bath brick ranch that blends classic charm with modern updates. Hardwood floors run throughout the main level, creating a warm, timeless feel. The primary bathroom features a ceramic tile walk in shower, offering both style and durability. The first-floor laundry room includes a stylish barn door for a touch of character. Entertain with ease in the media theatre room, complete with a bar and speaker wires installed for surround sound - perfect for movie nights or hosting friends. The fully finished basement adds exceptional flexibility, featuring a large great room, an additional bedroom, and a laundry/kitchen area ideal for guest, extended living, or multi-purpose use. Step outside to a large yard with two levels of patio space along with an enclosed patio, perfect for relaxing or entertaining while enjoying a unique view of the town. A separate garage/workshop building provides excellent space for hobbies, storage or projects. A solid brick construction, generous living spaces, and standout indoor and outdoor features make this home a must-see.

Key facts

• Large yard
• Media theatre room
• 0.45 acre lot

Tags

• CERAMIC TILE WALK IN SHOWER
• FIRST FLOOR LAUNDRY ROOM
• MEDIA THEATRE ROOM
• FULLY FINISHED BASEMENT
• LARGE YARD
• TWO LEVELS OF PATIO SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-138 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (8.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (31.0% below list).
• Recommended offer: $200k (31.0% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.3% in Wytheville — 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 76/100 on livability (#116 in VA, #3,571 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime B+; Watch: employment D, amenities F, commute F.
• Wythe County Public School District (rural): math 67% / reading 77% proficiency, ranked #20 of 131 in VA (top 15%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Spiller Elementary (math 62% / reading 73%, grade B+, #372 of 1,108 statewide, top 34%, 624 students, 73% FRL); Scott Memorial Middle (math 73% / reading 79%, grade A, #42 of 342 statewide, top 13%, 318 students, 73% FRL); George Wythe High (math 72% / reading 82%, grade A-, #90 of 319 statewide, top 30%, 462 students, 73% FRL) — zoned schools average 73% FRL vs 41% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 156 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 63 units permitted in Wythe County in 2024 (12 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Wythe County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 152 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask has dropped $40k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $139k; list at $290k implies a 109% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $200,000 (31.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 152 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are A-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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.69% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.04%
• DSCR: 0.91
• GRM: 12.1

CMA / ARV

• ARV (median comp): $330,201
• List price: $289,900
• Delta: -12.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Cove Hills Ln	0.17mi	4/3.0 (+1)	1,440 (-7%)	5mo	$238,000	$165	68
1185 Holston Rd	0.28mi	3/1.0	1,500 (-3%)	15mo	$209,995	$140	66
170 Dogwood Dr	0.03mi	3/1.0	1,362 (-12%)	13mo	$193,000	$142	64
360 Asbury Ln	0.61mi	3/2.0	1,432 (-7%)	13mo	$313,000	$219	49
360 Asbury Ln	0.61mi	3/2.0	1,432 (-7%)	13mo	$313,000	$219	49
390 Asbury Ln	0.60mi	2/2.5 (-1)	1,666 (+8%)	6mo	$315,000	$189	47
390 Asbury Ln	0.60mi	2/2.5 (-1)	1,666 (+8%)	6mo	$315,000	$189	47

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: -19.7%
• Equity multiple: 0.31×
• Total profit: $-55,915
• Equity at exit: $43,225

10-year hold

• IRR: -12.7%
• Equity multiple: 0.25×
• Total profit: $-60,603
• Equity at exit: $25,065

Cash invested: $81,172 (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 24382

• Home prices YoY: -25.7%
• Active inventory: 156
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$1,520
• Tax from tax record: −$77 /mo · $924/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-138

Break-even live

Break-even rent $2,175

Max offer price $265,510

Occupancy floor —

Sensitivity live

Price	-10% $26	-5% $-56	+0% $-138	+5% $-220	+10% $-302
Rent	-10% $-296	-5% $-217	+0% $-138	+5% $-59	+10% $20
Rate	-1.0pp $8	-0.5pp $-64	base $-138	+0.5pp $-213	+1.0pp $-290

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
290 W Ridge St Wytheville, VA	3.0	3.0	2191	$2,000	$0.91	45d	1	1.16mi
890 N 10th St Wytheville, VA	4.0	2.0	1650	$2,000	$1.21	45d	1	1.34mi
765 N 8th St Wytheville, VA	4.0	1.0	1300	$2,000	$1.54	45d	1	1.34mi

Listing history 29 events

1. 2026-06-21
   days on market $289,900 Active 152 DOM
2. 2026-06-21
   days on market $289,900 Active 151 DOM
3. 2026-06-18
   days on market $289,900 Active 149 DOM
4. 2026-06-17
   days on market $289,900 Active 148 DOM
5. 2026-06-16
   days on market $289,900 Active 147 DOM
6. 2026-06-15
   days on market $289,900 Active 146 DOM
7. 2026-06-15
   days on market $289,900 Active 145 DOM
8. 2026-06-13
   days on market $289,900 Active 144 DOM
9. 2026-06-12
   days on market $289,900 Active 143 DOM
10. 2026-06-09
    days on market $289,900 Active 140 DOM
11. 2026-06-08
    days on market $289,900 Active 139 DOM
12. 2026-06-08
    days on market $289,900 Active 138 DOM
13. 2026-06-07
    days on market $289,900 Active 137 DOM
14. 2026-06-03
    days on market $289,900 Active 134 DOM
15. 2026-06-02
    days on market $289,900 Active 133 DOM
16. 2026-06-01
    days on market $289,900 Active 132 DOM
17. 2026-05-31
    days on market $289,900 Active 131 DOM
18. 2026-04-26
    price $289,900 1106-char remark

    Show marketing remark (1106 chars)

    Welcome home to this spacious 3-4 bedroom 3 bath brick ranch that blends classic charm with modern updates. Hardwood floors run throughout the main level, creating a warm, timeless feel. The primary bathroom features a ceramic tile walk in shower, offering both style and durability. The first-floor laundry room includes a stylish barn door for a touch of character. Entertain with ease in the media theatre room, complete with a bar and speaker wires installed for surround sound - perfect for movie nights or hosting friends. The fully finished basement adds exceptional flexibility, featuring a large great room, an additional bedroom, and a laundry/kitchen area ideal for guest, extended living, or multi-purpose use. Step outside to a large yard with two levels of patio space along with an enclosed patio, perfect for relaxing or entertaining while enjoying a unique view of the town. A separate garage/workshop building provides excellent space for hobbies, storage or projects. A solid brick construction, generous living spaces, and standout indoor and outdoor features make this home a must-see.

19. 2026-04-26
    price $299,900 1106-char remark

    Show marketing remark (1106 chars)

    Welcome home to this spacious 3-4 bedroom 3 bath brick ranch that blends classic charm with modern updates. Hardwood floors run throughout the main level, creating a warm, timeless feel. The primary bathroom features a ceramic tile walk in shower, offering both style and durability. The first-floor laundry room includes a stylish barn door for a touch of character. Entertain with ease in the media theatre room, complete with a bar and speaker wires installed for surround sound - perfect for movie nights or hosting friends. The fully finished basement adds exceptional flexibility, featuring a large great room, an additional bedroom, and a laundry/kitchen area ideal for guest, extended living, or multi-purpose use. Step outside to a large yard with two levels of patio space along with an enclosed patio, perfect for relaxing or entertaining while enjoying a unique view of the town. A separate garage/workshop building provides excellent space for hobbies, storage or projects. A solid brick construction, generous living spaces, and standout indoor and outdoor features make this home a must-see.

20. 2026-04-25
    price $289,900 1106-char remark

    Show marketing remark (1106 chars)

    Welcome home to this spacious 3-4 bedroom 3 bath brick ranch that blends classic charm with modern updates. Hardwood floors run throughout the main level, creating a warm, timeless feel. The primary bathroom features a ceramic tile walk in shower, offering both style and durability. The first-floor laundry room includes a stylish barn door for a touch of character. Entertain with ease in the media theatre room, complete with a bar and speaker wires installed for surround sound - perfect for movie nights or hosting friends. The fully finished basement adds exceptional flexibility, featuring a large great room, an additional bedroom, and a laundry/kitchen area ideal for guest, extended living, or multi-purpose use. Step outside to a large yard with two levels of patio space along with an enclosed patio, perfect for relaxing or entertaining while enjoying a unique view of the town. A separate garage/workshop building provides excellent space for hobbies, storage or projects. A solid brick construction, generous living spaces, and standout indoor and outdoor features make this home a must-see.

21. 2026-02-24
    price $299,900 1106-char remark

    Show marketing remark (1106 chars)

    Welcome home to this spacious 3-4 bedroom 3 bath brick ranch that blends classic charm with modern updates. Hardwood floors run throughout the main level, creating a warm, timeless feel. The primary bathroom features a ceramic tile walk in shower, offering both style and durability. The first-floor laundry room includes a stylish barn door for a touch of character. Entertain with ease in the media theatre room, complete with a bar and speaker wires installed for surround sound - perfect for movie nights or hosting friends. The fully finished basement adds exceptional flexibility, featuring a large great room, an additional bedroom, and a laundry/kitchen area ideal for guest, extended living, or multi-purpose use. Step outside to a large yard with two levels of patio space along with an enclosed patio, perfect for relaxing or entertaining while enjoying a unique view of the town. A separate garage/workshop building provides excellent space for hobbies, storage or projects. A solid brick construction, generous living spaces, and standout indoor and outdoor features make this home a must-see.

22. 2026-02-13
    price $315,000 1106-char remark

    Show marketing remark (1106 chars)

    Welcome home to this spacious 3-4 bedroom 3 bath brick ranch that blends classic charm with modern updates. Hardwood floors run throughout the main level, creating a warm, timeless feel. The primary bathroom features a ceramic tile walk in shower, offering both style and durability. The first-floor laundry room includes a stylish barn door for a touch of character. Entertain with ease in the media theatre room, complete with a bar and speaker wires installed for surround sound - perfect for movie nights or hosting friends. The fully finished basement adds exceptional flexibility, featuring a large great room, an additional bedroom, and a laundry/kitchen area ideal for guest, extended living, or multi-purpose use. Step outside to a large yard with two levels of patio space along with an enclosed patio, perfect for relaxing or entertaining while enjoying a unique view of the town. A separate garage/workshop building provides excellent space for hobbies, storage or projects. A solid brick construction, generous living spaces, and standout indoor and outdoor features make this home a must-see.

23. 2026-01-20
    listed $329,500 Active 1106-char remark

    Show marketing remark (1106 chars)

    Welcome home to this spacious 3-4 bedroom 3 bath brick ranch that blends classic charm with modern updates. Hardwood floors run throughout the main level, creating a warm, timeless feel. The primary bathroom features a ceramic tile walk in shower, offering both style and durability. The first-floor laundry room includes a stylish barn door for a touch of character. Entertain with ease in the media theatre room, complete with a bar and speaker wires installed for surround sound - perfect for movie nights or hosting friends. The fully finished basement adds exceptional flexibility, featuring a large great room, an additional bedroom, and a laundry/kitchen area ideal for guest, extended living, or multi-purpose use. Step outside to a large yard with two levels of patio space along with an enclosed patio, perfect for relaxing or entertaining while enjoying a unique view of the town. A separate garage/workshop building provides excellent space for hobbies, storage or projects. A solid brick construction, generous living spaces, and standout indoor and outdoor features make this home a must-see.

24. 2018-07-06
    soldstatus $139,000
25. 2018-06-18
    soldstatus $139,000
26. 2017-05-21
    listed $156,900
27. 2017-05-01
    listed $145,500
28. 2017-04-29
    listed $146,900
29. 2015-05-29
    soldstatus $135,000

ⓘ 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: $924 · $77/mo
• Projected year-2 tax: $2,377 · $198/mo
• Expected delta: +$1,453/yr (+$121/mo · 157.2%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $24,000
• − Mortgage interest: −$16,239
• − Property taxes: −$924
• − Insurance: −$1,450
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$8,433
• Taxable loss: −$6,886
• Est. tax savings @ 24.0%: +$1,653
• After-tax cash flow: $-4/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: Wythe County Public School District
• NCES district ID: 5104110
• Math proficiency: 67% ▼ -23.00%
• Reading proficiency: 77% ▼ -9.00%
• Median HH income: $41,665
• Composite: 60.19/100
• National rank: #863
• State rank: #20 of 131 in VA

Livability — Wytheville

• Score: 76/100
• State rank: #116
• US rank: #3571

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wytheville, VA
• City population: 14,751
• Population (ZIP): 14,751

Population outlook (Wythe County) Hauer SSP2

• Today (2025): 29,176 people
• By 2030: 28,993 · -0.6%
• By 2040: 28,273 · -3.1%
• By 2050: 27,055 · -7.3%
• By 2075: 23,668 · -18.9%
• By 2100: 18,904 · -35.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Black 4% Two or more races 2% Hispanic / Latino 2% Asian 1%
• Common ancestry: Serbian 2% Slovak 1% Italian 1%
• Foreign-born: 2%
• Languages at home: 98% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Wythe

• 2024 margin: Solid R (+59.5) · D 19.9% · R 79.5%
• 2008→2024 swing: -26.7pp toward R · 2008: -32.8pp · 2024: -59.5pp
• All cycles: 2024: R+59.5 2020: R+57.0 2016: R+54.9 2012: R+36.8 2008: R+32.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.18%
• Current HPI: 191.6387
• 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

+114.7% since first listed

12 events — show timeline

• 2026-04-26 Price Changed $289,900 SWVAR
• 2026-04-26 Price Changed $299,900 SWVAR
• 2026-04-25 Price Changed $289,900 SWVAR
• 2026-02-24 Price Changed $299,900 SWVAR
• 2026-02-13 Price Changed $315,000 SWVAR
• 2026-01-20 Listed $329,500 SWVAR
• 2018-07-06 Sold (Public Records) $139,000 Public Records
• 2018-06-18 Sold (MLS) $139,000 SWVAR
• 2017-05-21 Listed $156,900 SWVAR
• 2017-05-01 Listed $145,500 SWVAR
• 2017-04-29 Listed $146,900 NRVMLS
• 2015-05-29 Sold (Public Records) $135,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $924 · +0.0% YoY. Source: county tax records.