124 Clinchco Main St · Clinchco, VA 24226

$69,995

3 bd · 1.0 ba · 864 sqft · SingleFamily · 167 Days on market

Built 1920 Fair condition 5,662 sqft lot ↓ 6% since listing

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Why this score? — see what drove the B 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 +27.1/30.0
• DSCR +9.4/10.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Schools +5.1/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

This charming 3-bedroom, 1-bath bungalow is a great opportunity for investors or first-time homebuyers. Conveniently located near the main highway, the home is within walking distance to the post office, town hall, and the town of Clinchco. The open floor plan features a spacious kitchen and hardwood floors throughout the home, creating a warm and inviting atmosphere. An unfinished basement offers additional storage space and future potential. Ideally situated close to the Spearhead Trails and the scenic Breaks Interstate Park, this property is perfect for those who enjoy outdoor recreation and small-town living. Don't miss out on this great deal! All information to be verified by the buyers and buyer's agent as it was gathered from public records. Subject to Errors and Omissions.

Key facts

• Open floor plan
• Spacious kitchen
• Unfinished basement

Tags

• WALKING DISTANCE TO TOWN HALL
• OPEN FLOOR PLAN
• SPACIOUS KITCHEN
• HARDWOOD FLOORS
• UNFINISHED BASEMENT
• CLOSE TO SPEARHEAD TRAILS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $198 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($862 rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 51/100 on livability (#544 in VA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing D+, crime D, schools 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.
• Market conditions: 6 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 ($484 loan paydown + $4k appreciation (5.2% 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 (5.2% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 167 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,595 (12.0% below list)

Questions for the listing agent

1. It's been on market 167 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1920 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
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: 1.23% ✓
• Cap rate: 9.68%
• Cash-on-cash: 12.10%
• DSCR: 1.54
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.7%
• Equity multiple: 2.50×
• Total profit: $29,427
• Equity at exit: $40,404

10-year hold

• IRR: 22.9%
• Equity multiple: 4.97×
• Total profit: $77,796
• Equity at exit: $70,349

Cash invested: $19,599 (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 24226

• Home prices YoY: 3.1%
• Active inventory: 6
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $862 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $198

Break-even live

Break-even rent $612

Max offer price $69,995

Occupancy floor 72%

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: $17,499
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $69,995 Active 167 DOM
2. 2026-06-17
   days on market $69,995 Active 166 DOM
3. 2026-06-16
   days on market $69,995 Active 165 DOM
4. 2026-06-15
   days on market $69,995 Active 164 DOM
5. 2026-06-15
   days on market $69,995 Active 163 DOM
6. 2026-06-13
   days on market $69,995 Active 162 DOM
7. 2026-06-12
   pricedays on market $69,995 Active 161 DOM
8. 2026-06-09
   days on market $75,000 Active 158 DOM
9. 2026-06-08
   days on market $75,000 Active 157 DOM
10. 2026-06-08
    days on market $75,000 Active 156 DOM
11. 2026-06-03
    days on market $75,000 Active 152 DOM
12. 2026-06-02
    days on market $75,000 Active 151 DOM
13. 2026-06-01
    days on market $75,000 Active 150 DOM
14. 2026-05-31
    days on market $75,000 Active 149 DOM
15. 2026-03-21
    price $75,000 791-char remark

    Show marketing remark (791 chars)

    This charming 3-bedroom, 1-bath bungalow is a great opportunity for investors or first-time homebuyers. Conveniently located near the main highway, the home is within walking distance to the post office, town hall, and the town of Clinchco. The open floor plan features a spacious kitchen and hardwood floors throughout the home, creating a warm and inviting atmosphere. An unfinished basement offers additional storage space and future potential. Ideally situated close to the Spearhead Trails and the scenic Breaks Interstate Park, this property is perfect for those who enjoy outdoor recreation and small-town living. Don't miss out on this great deal! All information to be verified by the buyers and buyer's agent as it was gathered from public records. Subject to Errors and Omissions.

16. 2026-01-03
    listed $79,995 Active 791-char remark

    Show marketing remark (791 chars)

    This charming 3-bedroom, 1-bath bungalow is a great opportunity for investors or first-time homebuyers. Conveniently located near the main highway, the home is within walking distance to the post office, town hall, and the town of Clinchco. The open floor plan features a spacious kitchen and hardwood floors throughout the home, creating a warm and inviting atmosphere. An unfinished basement offers additional storage space and future potential. Ideally situated close to the Spearhead Trails and the scenic Breaks Interstate Park, this property is perfect for those who enjoy outdoor recreation and small-town living. Don't miss out on this great deal! All information to be verified by the buyers and buyer's agent as it was gathered from public records. Subject to Errors and Omissions.

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

Taxation est. · year 1

• Rental income: $10,350
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$828
• − Management: −$828
• − Depreciation: −$2,036
• Taxable income: $1,337
• Est. tax owed @ 24.0%: −$321
• After-tax cash flow: $2,051/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This 3-bedroom bungalow requires moderate renovations to improve its condition and increase its value. Key updates include painting, replacing cabinets and fixtures.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate bathroom fixtures — dated and in need of replacement
• Minor exterior siding — some wear

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both replace kitchen cabinets — modernizes the space and increases value
• Both replace bathroom fixtures — modernizes the space and increases value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of replacement	Moderate	$3,000–15,000
exterior siding · some wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace kitchen cabinets — modernizes the space and increases value ↑
• Both replace bathroom fixtures — modernizes the space and increases value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Clinchco

• Score: 51/100
• State rank: #544
• US rank: #25303

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clinchco, VA
• Population (ZIP): 1,798

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: Iranian 3% Slovak 1%
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

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: ▲ 5.17%
• Current HPI: 173.4194
• 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

-6.2% since first listed

2 events — show timeline

• 2026-03-21 Price Changed $75,000 TVRMLS
• 2026-01-03 Listed $79,995 TVRMLS