6060 Daniel Boone Rd · Clinchport, VA 24251

$50,000

3 bd · 1.0 ba · 840 sqft · SingleFamily public records · 67 Days on market

Built 1978 2.95 ac lot $60/sqft · 58% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.8/10.0
• Appreciation +5.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0

Listing remarks MLS

Investment Opportunity! This property offers a 1978 singlewide Coleman trailer with 2 bedrooms, 1 bath, with kitchen, dining room and living room. There is a 28x30 detached garage with metal roof and an additional metal building placed on a concrete slab. All it needs is a new garage door and you have an additional garage space. Home sits on 2.95 acres on Daniel Boone Rd. , right off Hwy 23. Conveniently situated outside city limits, yet minutes to grocery, banking, and within a few miles to Natural Tunnel State Park, the Clinch River, and the TN State Line. Public water; however there is a well on the property. Seller was told well needs a pump. Private Septic. Home being sold ''as is''. Seller is motivated, so bring us an offer! * * * * CASH OR CONVENTIONAL LOANS ONLY * * * * Home will need repairs in the bathroom and on the outside of the property. Buyer to confirm all information. Information herein deemed reliable but not guaranteed.

Key facts

• Metal roof
• 2.95 acres
• Concrete slab

Tags

• DETACHED GARAGE
• METAL ROOF
• ADDITIONAL METAL BUILDING
• CONCRETE SLAB
• 2.95 ACRES
• PUBLIC WATER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $642 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 45/100 on livability (#566 in VA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, schools B+; Watch: amenities F, commute F, employment F.
• Scott County Public School District (rural): math 66% / reading 73% proficiency, ranked #33 of 131 in VA (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 50 active listings in the ZIP; 22 units permitted in Scott County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $458 of equity ($346 loan paydown + $112 appreciation (0.2% local appreciation)).
• Scott County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.2% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $35k (41%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $47,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
7. 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.
8. 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.
9. 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: 2.52% ✓
• Cap rate: 23.05%
• Cash-on-cash: 59.83%
• DSCR: 3.66
• GRM: 3.3

CMA / ARV

• ARV (median comp): $140,329
• List price: $50,000
• Delta: -64.37%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5707 Daniel Boone Rd	0.35mi	3/1.0	960 (+14%)	7mo	$134,900	$141	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 57.0%
• Equity multiple: 3.86×
• Total profit: $40,011
• Equity at exit: $15,081

10-year hold

• IRR: 59.1%
• Equity multiple: 7.77×
• Total profit: $94,795
• Equity at exit: $18,584

Cash invested: $14,000 (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 24251

• Home prices YoY: 0.1%
• Active inventory: 50
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,262 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$16 /mo · $191/yr
• Insurance: −$21
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $642

Break-even live

Break-even rent $449

Max offer price $50,000

Occupancy floor 44%

Sensitivity live

Price	-10% $671	-5% $657	+0% $642	+5% $628	+10% $614
Rent	-10% $543	-5% $593	+0% $642	+5% $692	+10% $742
Rate	-1.0pp $668	-0.5pp $655	base $642	+0.5pp $630	+1.0pp $616

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-03
   status $50,000 Pending 67 DOM
2. 2026-06-02
   days on market $50,000 Active 67 DOM
3. 2026-06-01
   days on market $50,000 Active 66 DOM
4. 2026-05-31
   days on market $50,000 Active 65 DOM
5. 2026-05-14
   price $60,000 968-char remark

   Show marketing remark (968 chars)

   Investment Opportunity! This property offers a 1978 singlewide Coleman trailer with 2 bedrooms, 1 bath, with kitchen, dining room and living room. There is a 28x30 detached garage with metal roof and an additional metal building placed on a concrete slab. All it needs is a new garage door and you have an additional garage space. Home sits on 2.95 acres on Daniel Boone Rd. , right off Hwy 23. Conveniently situated outside city limits, yet minutes to grocery, banking, and within a few miles to Natural Tunnel State Park, the Clinch River, and the TN State Line. Public water; however there is a well on the property. Seller was told well needs a pump. Private Septic. Home being sold ''as is''. Seller is motivated, so bring us an offer! * * * * CASH OR CONVENTIONAL LOANS ONLY * * * * Home will need repairs in the bathroom and on the outside of the property. Buyer to confirm all information. Information herein deemed reliable but not guaranteed.

6. 2026-04-19
   price $75,000 968-char remark

   Show marketing remark (968 chars)

   Investment Opportunity! This property offers a 1978 singlewide Coleman trailer with 2 bedrooms, 1 bath, with kitchen, dining room and living room. There is a 28x30 detached garage with metal roof and an additional metal building placed on a concrete slab. All it needs is a new garage door and you have an additional garage space. Home sits on 2.95 acres on Daniel Boone Rd. , right off Hwy 23. Conveniently situated outside city limits, yet minutes to grocery, banking, and within a few miles to Natural Tunnel State Park, the Clinch River, and the TN State Line. Public water; however there is a well on the property. Seller was told well needs a pump. Private Septic. Home being sold ''as is''. Seller is motivated, so bring us an offer! * * * * CASH OR CONVENTIONAL LOANS ONLY * * * * Home will need repairs in the bathroom and on the outside of the property. Buyer to confirm all information. Information herein deemed reliable but not guaranteed.

7. 2026-03-27
   listed $85,000 Active 968-char remark

   Show marketing remark (968 chars)

   Investment Opportunity! This property offers a 1978 singlewide Coleman trailer with 2 bedrooms, 1 bath, with kitchen, dining room and living room. There is a 28x30 detached garage with metal roof and an additional metal building placed on a concrete slab. All it needs is a new garage door and you have an additional garage space. Home sits on 2.95 acres on Daniel Boone Rd. , right off Hwy 23. Conveniently situated outside city limits, yet minutes to grocery, banking, and within a few miles to Natural Tunnel State Park, the Clinch River, and the TN State Line. Public water; however there is a well on the property. Seller was told well needs a pump. Private Septic. Home being sold ''as is''. Seller is motivated, so bring us an offer! * * * * CASH OR CONVENTIONAL LOANS ONLY * * * * Home will need repairs in the bathroom and on the outside of the property. Buyer to confirm all information. Information herein deemed reliable but not guaranteed.

8. 2023-08-18
   soldstatus $70,000 Closed 917-char remark

   Show marketing remark (917 chars)

   CASH OR CONVENTIONAL LOANS ONLY * * * * Looking for your own place in the country with low county taxes? This could be the one. This property offers a singlewide trailer with 2 bedrooms, 1 bath, with kitchen, dining room and living room. Covered front and back porch area perfect for relaxing and watching the day go by. The back porch is rocking chair perfect! Detached 2 car garage awesome for working on your cars or yard equipment. Also has a storage shed and another metal detached 1 car garage. Plenty of storage space all sitting on 2.95 acres+-. * * * * SQ footage and other measurements provided as a courtesy and not guaranteed to be correct. Some information taken from court house system. Buyer to confirm all information that would be important to him or her. '' Information herein deemed reliable but not guaranteed '' * * * * Part of yard is in a flood zone but not house according to the map.

9. 2023-08-18
   soldstatus $70,000

   Show marketing remark (917 chars)

   CASH OR CONVENTIONAL LOANS ONLY * * * * Looking for your own place in the country with low county taxes? This could be the one. This property offers a singlewide trailer with 2 bedrooms, 1 bath, with kitchen, dining room and living room. Covered front and back porch area perfect for relaxing and watching the day go by. The back porch is rocking chair perfect! Detached 2 car garage awesome for working on your cars or yard equipment. Also has a storage shed and another metal detached 1 car garage. Plenty of storage space all sitting on 2.95 acres+-. * * * * SQ footage and other measurements provided as a courtesy and not guaranteed to be correct. Some information taken from court house system. Buyer to confirm all information that would be important to him or her. '' Information herein deemed reliable but not guaranteed '' * * * * Part of yard is in a flood zone but not house according to the map.

10. 2023-08-09
    historical 917-char remark

    Show marketing remark (917 chars)

    CASH OR CONVENTIONAL LOANS ONLY * * * * Looking for your own place in the country with low county taxes? This could be the one. This property offers a singlewide trailer with 2 bedrooms, 1 bath, with kitchen, dining room and living room. Covered front and back porch area perfect for relaxing and watching the day go by. The back porch is rocking chair perfect! Detached 2 car garage awesome for working on your cars or yard equipment. Also has a storage shed and another metal detached 1 car garage. Plenty of storage space all sitting on 2.95 acres+-. * * * * SQ footage and other measurements provided as a courtesy and not guaranteed to be correct. Some information taken from court house system. Buyer to confirm all information that would be important to him or her. '' Information herein deemed reliable but not guaranteed '' * * * * Part of yard is in a flood zone but not house according to the map.

11. 2023-07-10
    historical Active Under Contract 917-char remark

    Show marketing remark (917 chars)

    CASH OR CONVENTIONAL LOANS ONLY * * * * Looking for your own place in the country with low county taxes? This could be the one. This property offers a singlewide trailer with 2 bedrooms, 1 bath, with kitchen, dining room and living room. Covered front and back porch area perfect for relaxing and watching the day go by. The back porch is rocking chair perfect! Detached 2 car garage awesome for working on your cars or yard equipment. Also has a storage shed and another metal detached 1 car garage. Plenty of storage space all sitting on 2.95 acres+-. * * * * SQ footage and other measurements provided as a courtesy and not guaranteed to be correct. Some information taken from court house system. Buyer to confirm all information that would be important to him or her. '' Information herein deemed reliable but not guaranteed '' * * * * Part of yard is in a flood zone but not house according to the map.

12. 2023-04-14
    listed $79,900 Active 917-char remark

    Show marketing remark (917 chars)

    CASH OR CONVENTIONAL LOANS ONLY * * * * Looking for your own place in the country with low county taxes? This could be the one. This property offers a singlewide trailer with 2 bedrooms, 1 bath, with kitchen, dining room and living room. Covered front and back porch area perfect for relaxing and watching the day go by. The back porch is rocking chair perfect! Detached 2 car garage awesome for working on your cars or yard equipment. Also has a storage shed and another metal detached 1 car garage. Plenty of storage space all sitting on 2.95 acres+-. * * * * SQ footage and other measurements provided as a courtesy and not guaranteed to be correct. Some information taken from court house system. Buyer to confirm all information that would be important to him or her. '' Information herein deemed reliable but not guaranteed '' * * * * Part of yard is in a flood zone but not house according to the map.

13. 2022-02-25
    soldstatus $70,000
14. 2022-02-25
    soldstatus $70,000
15. 2020-10-02
    listed $74,900
16. 1992-12-01
    soldstatus $15,000

ⓘ 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: $191 · $16/mo
• Projected year-2 tax: $410 · $34/mo
• Expected delta: +$219/yr (+$18/mo · 114.7%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,144
• − Mortgage interest: −$2,801
• − Property taxes: −$191
• − Insurance: −$916
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − Depreciation: −$1,455
• Taxable income: $7,358
• Est. tax owed @ 24.0%: −$1,766
• After-tax cash flow: $5,944/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: Scott County Public School District
• NCES district ID: 5103480
• Math proficiency: 66% ▼ -26.00%
• Reading proficiency: 73% ▼ -12.00%
• Median HH income: $36,567
• Composite: 57.65/100
• National rank: #1061
• State rank: #33 of 131 in VA

Livability — Clinchport

• Score: 45/100
• State rank: #566
• US rank: #26657

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,976

Population outlook (Scott County) Hauer SSP2

• Today (2025): 20,405 people
• By 2030: 19,379 · -5.0%
• By 2040: 17,325 · -15.1%
• By 2050: 15,464 · -24.2%
• By 2075: 11,845 · -42.0%
• By 2100: 8,516 · -58.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 3% Black 2%
• Common ancestry: Serbian 4% Slovak 2% Italian 2%
• Foreign-born: 1%

Political lean MEDSL · Scott

• 2024 margin: Solid R (+70.4) · D 14.5% · R 84.9%
• 2008→2024 swing: -27.3pp toward R · 2008: -43.1pp · 2024: -70.4pp
• All cycles: 2024: R+70.4 2020: R+67.8 2016: R+66.3 2012: R+50.6 2008: R+43.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.22%
• Current HPI: 211.6519
• 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

+300.0% since first listed

12 events — show timeline

• 2026-05-14 Price Changed $60,000 TVRMLS
• 2026-04-19 Price Changed $75,000 TVRMLS
• 2026-03-27 Listed $85,000 TVRMLS
• 2023-08-18 Sold (Public Records) $70,000 Public Records
• 2023-08-18 Sold (MLS) $70,000 TVRMLS
• 2023-08-09 Delisted — TVRMLS
• 2023-07-10 Contingent — TVRMLS
• 2023-04-14 Listed $79,900 TVRMLS
• 2022-02-25 Sold (Public Records) $70,000 Public Records
• 2022-02-25 Sold (MLS) $70,000 TVRMLS
• 2020-10-02 Listed $74,900 TVRMLS
• 1992-12-01 Sold (Public Records) $15,000 Public Records

Property tax history

-0.8%/yr

Latest (2025): $191 · +0.0% YoY. Source: county tax records.