5 Mountain Village Ln · Meadows of Dan, VA 24120

$229,900

2 bd · 1.0 ba · 975 sqft · SingleFamily · 24 Days on market

Built 2006 Est $250k · 8% under $75/mo HOA · 3% of rent

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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 +24.9/30.0
• ARV discount +11.1/15.0
• Appreciation +8.2/10.0
• DSCR +8.1/10.0
• Schools +6.1/10.0
• 1% rule +5.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This cute log cabin might be just what you are looking for. One bedroom plus a loft, kitchen, bath, living/dining combined with a vaulted ceiling. Wonderful covered porch to relax and fire up the grill. This is in a condo community and this cabin has been in a rental program which helps with cost. Association fees cover roads (including snow removal) mowing, landscape maintenance and water (a community system). Just 5 minutes from the Blue Ridge Parkway, Wineries, Primland Resort and more!

Key facts

• Hoa services
• Long distance views
• Covered back deck

Tags

• FULLY FURNISHED
• COVERED BACK DECK
• LONG DISTANCE VIEWS
• COMMUNITY WALKING TRAIL
• LOW-MAINTENANCE LIVING
• HOA SERVICES

Property features AI

Finance

• Other: Zoning: NZ
• HOA & community: Homeowners association with a $75 monthly fee

Exterior

• Utilities: Public water, well, or private water (multiple sources listed); Shared septic system
• Home design: Residential condominium; One-and-a-half story; Log construction
• Construction: Log construction; Metal roof; Crawl space foundation
• Exterior features: Metal roof

Interior

• Kitchen: Dishwasher; Refrigerator; Gas range / stove (if present—stove not explicitly listed)
• Flooring: Carpet; Tile; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Wall/window air conditioning units
• Interior features: Gas log fireplace; Crawl space basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $495 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $230k).
• Recommended offer: $226k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% 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 B — 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 ~3 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

• It's been on market 24 days — a 2% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $226,451 (1.5% below list)

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: 8.88%
• Cash-on-cash: 9.23%
• DSCR: 1.41
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $249,600
• Comps found: 1

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: 24.0%
• Equity multiple: 2.62×
• Total profit: $104,384
• Equity at exit: $151,457

10-year hold

• IRR: 22.4%
• Equity multiple: 5.36×
• Total profit: $280,696
• 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 from tax record: −$64 /mo · $766/yr
• Insurance: −$96
• HOA: −$75
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $495

Break-even live

Break-even rent $1,823

Max offer price $229,900

Occupancy floor 75%

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: watersnow removal

Listing history 23 events

1. 2026-06-19
   days on market $229,900 Active 24 DOM
2. 2026-06-18
   days on market $229,900 Active 23 DOM
3. 2026-06-17
   days on market $229,900 Active 22 DOM
4. 2026-06-16
   days on market $229,900 Active 21 DOM
5. 2026-06-15
   days on market $229,900 Active 20 DOM
6. 2026-06-14
   days on market $229,900 Active 18 DOM
7. 2026-06-12
   days on market $229,900 Active 17 DOM
8. 2026-06-09
   days on market $229,900 Active 14 DOM
9. 2026-06-08
   days on market $229,900 Active 13 DOM
10. 2026-06-07
    days on market $229,900 Active 12 DOM
11. 2026-06-05
    days on market $229,900 Active 9 DOM
12. 2026-06-03
    days on market $229,900 Active 8 DOM
13. 2026-06-02
    days on market $229,900 Active 7 DOM
14. 2026-06-01
    days on market $229,900 Active 6 DOM
15. 2026-05-31
    days on market $229,900 Active 5 DOM
16. 2026-05-30
    days on market $229,900 Active 4 DOM
17. 2026-04-01
    listed $234,900 Active
18. 2024-02-23
    soldstatus $200,000
19. 2022-12-08
    soldstatus $135,000 494-char remark

    Show marketing remark (494 chars)

    This cute log cabin might be just what you are looking for. One bedroom plus a loft, kitchen, bath, living/dining combined with a vaulted ceiling. Wonderful covered porch to relax and fire up the grill. This is in a condo community and this cabin has been in a rental program which helps with cost. Association fees cover roads (including snow removal) mowing, landscape maintenance and water (a community system). Just 5 minutes from the Blue Ridge Parkway, Wineries, Primland Resort and more!

20. 2022-10-12
    listed $135,000 494-char remark

    Show marketing remark (494 chars)

    This cute log cabin might be just what you are looking for. One bedroom plus a loft, kitchen, bath, living/dining combined with a vaulted ceiling. Wonderful covered porch to relax and fire up the grill. This is in a condo community and this cabin has been in a rental program which helps with cost. Association fees cover roads (including snow removal) mowing, landscape maintenance and water (a community system). Just 5 minutes from the Blue Ridge Parkway, Wineries, Primland Resort and more!

21. 2022-05-09
    soldstatus $125,000
22. 2019-05-23
    soldstatus $90,000
23. 2017-10-13
    soldstatus $110,000

ⓘ 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: $766 · $64/mo
• Projected year-2 tax: $1,885 · $157/mo
• Expected delta: +$1,119/yr (+$93/mo · 146.2%)

ⓘ 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 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: −$766
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,352
• − Management: −$2,352
• − HOA: −$900
• − Depreciation: −$6,688
• Taxable income: $2,315
• Est. tax owed @ 24.0%: −$556
• After-tax cash flow: $5,388/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

+113.5% since first listed

7 events — show timeline

• 2026-04-01 Listed $234,900 SWVAR
• 2024-02-23 Sold (Public Records) $200,000 Public Records
• 2022-12-08 Sold (MLS) $135,000 MHPCAR
• 2022-10-12 Listed $135,000 MHPCAR
• 2022-05-09 Sold (Public Records) $125,000 Public Records
• 2019-05-23 Sold (Public Records) $90,000 Public Records
• 2017-10-13 Sold (Public Records) $110,000 Public Records

Property tax history

+2.5%/yr

Latest (2026): $766 · +0.0% YoY. Source: county tax records.