5 Mountain Village Ln #26 · Meadows of Dan, VA 24120

$229,900

1 bd · 1.0 ba · 975 sqft · SingleFamily · 3 Days on market

Built 2006 Good condition $236/sqft · 22% above area Est $189k · 22% 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 +19.8/30.0
• Appreciation +8.2/10.0
• DSCR +6.3/10.0
• Schools +6.1/10.0
• 1% rule +5.7/10.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Cabin #26 at Blue Ridge Passage Resort offers the perfect blend of relaxation, convenience, and mountain charm. Located just minutes from the scenic Blue Ridge Parkway, historic Mabry Mill, luxury destination Primland Resort, and soon-to-open brewery & restaurant at Cockram Mill, this fully furnished mountain getaway is ideal as a personal retreat, weekend escape, or income-producing rental property. The cabin comes completely furnished, including furniture, linens, and even cleaning supplies, making it truly move-in or rental-ready from day one. Enjoy a spacious covered back deck with long distance views & community walking trail. Owners also enjoy low-maintenance living thanks to HOA services that cover water service from the community well, septic maintenance & repairs, road maintenance, trash, mowing, & flower bed maintenance — allowing you to spend more time enjoying the mountains and less time worrying about upkeep. This beautiful cabin is being sold AS IS.

Key facts

• Hoa services
• $75 HOA
• 2 parking spots

Tags

• SPACIOUS COVERED BACK DECK
• COMMUNITY WALKING TRAIL
• LOW-MAINTENANCE LIVING
• HOA SERVICES

Property features AI

Finance

• Other: Directions: From the main intersection in Meadows of Dan where the Blue Ridge Parkway crosses US-58, head east on US-58 for 0.3 miles. Turn left onto Mountain Village Lane. Pass the mill and pond, continue up the hill. Cabin on the left.
• Financial info:
• HOA & community: Homeowners association with $75 monthly fee

Exterior

• Parking: 2 open parking spaces; Off-street parking
• Security:
• Utilities: Electric heat pump
• Home design: Residential property; Built in 2006
• Construction:
• Exterior features: Trail access

Interior

• Kitchen: Built-in microwave
• Bedrooms: 1 bedroom
• Flooring: Carpet; Tile; Wood
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Heat pump (electric) for heating and cooling
• Interior features: Built-in microwave oven; Fiberglass door(s); Insulated and screened windows; Storage space; 5 total rooms
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $230k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $272 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $230k).
• Cap rate 7.7% 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.
• Zoned schools: Meadows of Dan Elementary (math 67% / reading 82%, grade A, #220 of 1,108 statewide, top 22%, 401 students, 21% FRL); Patrick County High (math 66% / reading 76%, grade B+, #146 of 319 statewide, top 47%, 851 students, 82% FRL).
• 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 ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Recommended offer $229,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
4. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
5. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 1.07% ✓
• Cap rate: 7.71%
• Cash-on-cash: 5.07%
• DSCR: 1.23
• GRM: 7.8

CMA / ARV

• ARV (median comp): $188,756
• List price: $229,900
• Delta: 21.80%
• 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 (+1)	975 (0%)	13mo	$250,000	$256	81

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: 20.6%
• Equity multiple: 2.40×
• Total profit: $90,283
• Equity at exit: $151,457

10-year hold

• IRR: 19.6%
• Equity multiple: 4.89×
• Total profit: $250,640
• Equity at exit: $280,853

Cash invested: $64,372 (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: 7.8×

Monthly cashflow live

• Estimated rent: $2,450 medium
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$287 /mo · $3,448/yr
• Insurance: −$96
• HOA: −$75
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $272

Break-even live

Break-even rent $2,106

Max offer price $229,900

Occupancy floor 84%

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: $57,475
• Closing costs: $6,897
• 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	43d	1	0.03mi

HOA detail

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

Listing history 17 events

1. 2026-06-19
   days on market $229,900 Active 3 DOM
2. 2026-06-18
   days on market $229,900 Active 2 DOM
3. 2026-06-17
   days on marketlisting id $229,900 Active 1 DOM
4. 2026-06-16
   days on market $229,900 Active 39 DOM
5. 2026-06-15
   days on market $229,900 Active 38 DOM
6. 2026-06-14
   days on market $229,900 Active 36 DOM
7. 2026-06-12
   days on market $229,900 Active 35 DOM
8. 2026-06-09
   days on market $229,900 Active 32 DOM
9. 2026-06-08
   days on market $229,900 Active 31 DOM
10. 2026-06-07
    days on market $229,900 Active 30 DOM
11. 2026-06-05
    days on market $229,900 Active 27 DOM
12. 2026-06-03
    days on market $229,900 Active 26 DOM
13. 2026-06-02
    days on market $229,900 Active 25 DOM
14. 2026-06-01
    days on market $229,900 Active 24 DOM
15. 2026-05-31
    days on market $229,900 Active 23 DOM
16. 2026-05-30
    days on market $229,900 Active 22 DOM
17. 2026-05-08
    listed $229,900 Active 1006-char remark

    Show marketing remark (1006 chars)

    Cabin #26 at Blue Ridge Passage Resort offers the perfect blend of relaxation, convenience, and mountain charm. Located just minutes from the scenic Blue Ridge Parkway, historic Mabry Mill, luxury destination Primland Resort, and soon-to-open brewery & restaurant at Cockram Mill, this fully furnished mountain getaway is ideal as a personal retreat, weekend escape, or income-producing rental property. The cabin comes completely furnished, including furniture, linens, and even cleaning supplies, making it truly move-in or rental-ready from day one. Enjoy a spacious covered back deck with long distance views & community walking trail. Owners also enjoy low-maintenance living thanks to HOA services that cover water service from the community well, septic maintenance & repairs, road maintenance, trash, mowing, & flower bed maintenance — allowing you to spend more time enjoying the mountains and less time worrying about upkeep. This beautiful cabin is being sold AS IS.

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

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: −$12,878
• − Property taxes: −$3,448
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,352
• − Management: −$2,352
• − HOA: −$900
• − Depreciation: −$6,688
• Taxable loss: −$368
• Est. tax savings @ 24.0%: +$88
• After-tax cash flow: $3,349/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 · 19 photos

Good 75/100 Cosmetic rehab

This cabin is in good condition with a good condition score of 75. It is move-in ready and offers a great rental opportunity.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace worn-out carpet — Improves comfort and appearance
• Both Upgrade kitchen appliances — Modernizes the space and increases appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace worn-out carpet — Improves comfort and appearance ↑
• Both Upgrade kitchen appliances — Modernizes the space and increases appeal ↑

ⓘ 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: 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

+0.0% since first listed

2 events — show timeline

• 2026-06-16 Listed $229,900 MLSRV
• 2026-05-08 Listed $229,900 NRVMLS