167 Wilderness Ln · Clintwood, VA 24228

$107,400

3 bd · 1.0 ba · 1,121 sqft · SingleFamily public records · 120 Days on market

Built 1973 0.32 ac lot $96/sqft · 165% above area

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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 +20.5/30.0
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• DSCR +6.5/10.0
• Schools +5.1/10.0
• 1% rule +4.2/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Take a look at this cute cottage that boasts 3 bedroom, 2 baths, and an open concept living area. Spiral iron staircase to the downstairs where it is an open pallet for you to make it whatever you want. Natural light floods the home, also has updated kitchen and light maple floors. Come take a look! Buyers and buyers agents to verify all information , subject to errors and omissions.

Key facts

• Light maple floors
• Updated kitchen
• 0.32 acre lot

Tags

• OPEN CONCEPT LIVING AREA
• SPIRAL IRON STAIRCASE
• UPDATED KITCHEN
• LIGHT MAPLE FLOORS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $107k.

Deal economics

• At list price, monthly cash flow is $142 ($2k/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 $98k (8.3% below list).
• Recommended offer: $98k (9.0% 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.
• Market conditions: 34 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 $5k of equity ($743 loan paydown + $5k 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 $30k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $19k; list at $107k implies a 465% gain — meaningful room to come down on a strong offer.

Recommended offer $97,734 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.92% ✗
• Cap rate: 7.88%
• Cash-on-cash: 5.67%
• DSCR: 1.25
• GRM: 9.1

CMA / ARV

• ARV (median comp): $40,547
• List price: $107,400
• Delta: 164.87%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 16.1%
• Equity multiple: 1.98×
• Total profit: $29,581
• Equity at exit: $56,422

10-year hold

• IRR: 16.8%
• Equity multiple: 3.78×
• Total profit: $83,660
• Equity at exit: $93,890

Cash invested: $30,072 (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: 34
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $984 medium
• Mortgage (P&I): −$563
• Tax from tax record: −$28 /mo · $331/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $142

Break-even live

Break-even rent $805

Max offer price $107,400

Occupancy floor 81%

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: $26,850
• Closing costs: $3,222
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $107,400 Active 120 DOM
2. 2026-06-17
   days on market $107,400 Active 119 DOM
3. 2026-06-16
   days on market $107,400 Active 118 DOM
4. 2026-06-15
   days on market $107,400 Active 117 DOM
5. 2026-06-15
   days on market $107,400 Active 116 DOM
6. 2026-06-13
   days on market $107,400 Active 115 DOM
7. 2026-06-12
   days on market $107,400 Active 114 DOM
8. 2026-06-09
   days on market $107,400 Active 111 DOM
9. 2026-06-08
   days on market $107,400 Active 110 DOM
10. 2026-06-08
    days on market $107,400 Active 109 DOM
11. 2026-06-03
    days on market $107,400 Active 105 DOM
12. 2026-06-02
    days on market $107,400 Active 104 DOM
13. 2026-06-01
    days on market $107,400 Active 103 DOM
14. 2026-05-31
    days on market $107,400 Active 102 DOM
15. 2026-02-17
    listed $107,400 Active 386-char remark

    Show marketing remark (386 chars)

    Take a look at this cute cottage that boasts 3 bedroom, 2 baths, and an open concept living area. Spiral iron staircase to the downstairs where it is an open pallet for you to make it whatever you want. Natural light floods the home, also has updated kitchen and light maple floors. Come take a look! Buyers and buyers agents to verify all information , subject to errors and omissions.

16. 2023-08-10
    soldstatus $19,000 Closed 359-char remark

    Show marketing remark (359 chars)

    This home is located in Dickenson County, VA. This home features a nice open floor plan. There are two bedrooms on main level. One bath is on the main level and the second bath is in the basement. Buyers and buyers agent to verify all information. The Health/Environmental Dept. of Dickenson County requires septic inspection before electric can be turned on.

17. 2023-07-24
    historical Active Under Contract 359-char remark

    Show marketing remark (359 chars)

    This home is located in Dickenson County, VA. This home features a nice open floor plan. There are two bedrooms on main level. One bath is on the main level and the second bath is in the basement. Buyers and buyers agent to verify all information. The Health/Environmental Dept. of Dickenson County requires septic inspection before electric can be turned on.

18. 2023-07-01
    status Active 359-char remark

    Show marketing remark (359 chars)

    This home is located in Dickenson County, VA. This home features a nice open floor plan. There are two bedrooms on main level. One bath is on the main level and the second bath is in the basement. Buyers and buyers agent to verify all information. The Health/Environmental Dept. of Dickenson County requires septic inspection before electric can be turned on.

19. 2023-06-26
    historical 359-char remark

    Show marketing remark (359 chars)

    This home is located in Dickenson County, VA. This home features a nice open floor plan. There are two bedrooms on main level. One bath is on the main level and the second bath is in the basement. Buyers and buyers agent to verify all information. The Health/Environmental Dept. of Dickenson County requires septic inspection before electric can be turned on.

20. 2023-05-26
    price $19,900 359-char remark

    Show marketing remark (359 chars)

    This home is located in Dickenson County, VA. This home features a nice open floor plan. There are two bedrooms on main level. One bath is on the main level and the second bath is in the basement. Buyers and buyers agent to verify all information. The Health/Environmental Dept. of Dickenson County requires septic inspection before electric can be turned on.

21. 2023-05-10
    status Active 359-char remark

    Show marketing remark (359 chars)

    This home is located in Dickenson County, VA. This home features a nice open floor plan. There are two bedrooms on main level. One bath is on the main level and the second bath is in the basement. Buyers and buyers agent to verify all information. The Health/Environmental Dept. of Dickenson County requires septic inspection before electric can be turned on.

22. 2023-04-20
    historical Active Under Contract 359-char remark

    Show marketing remark (359 chars)

    This home is located in Dickenson County, VA. This home features a nice open floor plan. There are two bedrooms on main level. One bath is on the main level and the second bath is in the basement. Buyers and buyers agent to verify all information. The Health/Environmental Dept. of Dickenson County requires septic inspection before electric can be turned on.

23. 2023-04-14
    price $24,900 359-char remark

    Show marketing remark (359 chars)

    This home is located in Dickenson County, VA. This home features a nice open floor plan. There are two bedrooms on main level. One bath is on the main level and the second bath is in the basement. Buyers and buyers agent to verify all information. The Health/Environmental Dept. of Dickenson County requires septic inspection before electric can be turned on.

24. 2023-04-06
    price $29,900 359-char remark

    Show marketing remark (359 chars)

    This home is located in Dickenson County, VA. This home features a nice open floor plan. There are two bedrooms on main level. One bath is on the main level and the second bath is in the basement. Buyers and buyers agent to verify all information. The Health/Environmental Dept. of Dickenson County requires septic inspection before electric can be turned on.

25. 2023-03-27
    listed $59,900 Active 359-char remark

    Show marketing remark (359 chars)

    This home is located in Dickenson County, VA. This home features a nice open floor plan. There are two bedrooms on main level. One bath is on the main level and the second bath is in the basement. Buyers and buyers agent to verify all information. The Health/Environmental Dept. of Dickenson County requires septic inspection before electric can be turned on.

26. 2022-10-28
    listed $40,500 Active
27. 2004-08-29
    soldstatus $45,000

ⓘ 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: $331 · $28/mo
• Projected year-2 tax: $881 · $73/mo
• Expected delta: +$549/yr (+$46/mo · 165.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $11,813
• − Mortgage interest: −$6,016
• − Property taxes: −$331
• − Insurance: −$537
• − Repairs & maintenance: −$945
• − Management: −$945
• − Depreciation: −$3,124
• Taxable loss: −$86
• Est. tax savings @ 24.0%: +$21
• After-tax cash flow: $1,726/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

+138.7% since first listed

13 events — show timeline

• 2026-02-17 Listed $107,400 TVRMLS
• 2023-08-10 Sold (MLS) $19,000 TVRMLS
• 2023-07-24 Contingent — TVRMLS
• 2023-07-01 Relisted — TVRMLS
• 2023-06-26 Delisted — TVRMLS
• 2023-05-26 Price Changed $19,900 TVRMLS
• 2023-05-10 Relisted — TVRMLS
• 2023-04-20 Contingent — TVRMLS
• 2023-04-14 Price Changed $24,900 TVRMLS
• 2023-04-06 Price Changed $29,900 TVRMLS
• 2023-03-27 Listed $59,900 TVRMLS
• 2022-10-28 Listed $40,500 SWVAR
• 2004-08-29 Sold (Public Records) $45,000 Public Records

Property tax history

+1.3%/yr

Latest (2026): $331 · +0.0% YoY. Source: county tax records.