195 Hanging Tree Rd · Dante, VA 24237

$89,500

4 bd · 1.0 ba · 1,252 sqft · SingleFamily · 89 Days on market

Built 1948 Poor condition 44 ac lot

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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
• Appreciation +5.6/10.0
• Schools +5.1/10.0
• Rent growth +2.5/5.0
• Livability +2.2/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

44 ACRES!!!!! Nestled in a rural setting on 44 acres, this 4 bedroom, 1 bath, country home is full of opportunity and waiting for the right vision to bring it back to life. Surrounded by the mountains and sounds of nature, this property offers an escape from the hustle and bustle of life. Property is being sold ''as-is''. Lots of wooded area offers a great opportunity for logging as well. Schedule your showing with your favorite agent today! Buyers and buyer's agents to verify all information in this listing. Subject to Errors and Omissions.

Key facts

• 44 acre lot
• Built 1948
• Listed 89 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $90k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $506 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $84k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 44/100 on livability (#570 in VA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute 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: 5 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 $2k of equity ($619 loan paydown + $1k appreciation (1.1% 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 (1.1% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,130 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% 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 1948 — 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. 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: 1.59% ✓
• Cap rate: 13.08%
• Cash-on-cash: 24.22%
• DSCR: 2.08
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.7%
• Equity multiple: 2.38×
• Total profit: $34,524
• Equity at exit: $31,202

10-year hold

• IRR: 29.2%
• Equity multiple: 4.56×
• Total profit: $89,199
• Equity at exit: $41,970

Cash invested: $25,060 (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 24237

• Home prices YoY: 1.7%
• Active inventory: 5
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,423 medium
• Mortgage (P&I): −$469
• Tax est. 1.5%: −$112 /mo · $1,342/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $506

Break-even live

Break-even rent $783

Max offer price $89,500

Occupancy floor 59%

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $89,500 Active 89 DOM
2. 2026-06-17
   days on market $89,500 Active 88 DOM
3. 2026-06-16
   days on market $89,500 Active 87 DOM
4. 2026-06-15
   days on market $89,500 Active 86 DOM
5. 2026-06-15
   days on market $89,500 Active 85 DOM
6. 2026-06-13
   days on market $89,500 Active 84 DOM
7. 2026-06-12
   days on market $89,500 Active 83 DOM
8. 2026-06-09
   days on market $89,500 Active 80 DOM
9. 2026-06-08
   days on market $89,500 Active 79 DOM
10. 2026-06-08
    days on market $89,500 Active 78 DOM
11. 2026-06-03
    days on market $89,500 Active 74 DOM
12. 2026-06-02
    days on market $89,500 Active 73 DOM
13. 2026-06-01
    days on market $89,500 Active 72 DOM
14. 2026-05-31
    days on market $89,500 Active 71 DOM
15. 2026-03-21
    listed $89,500 Active 549-char remark

    Show marketing remark (549 chars)

    44 ACRES!!!!! Nestled in a rural setting on 44 acres, this 4 bedroom, 1 bath, country home is full of opportunity and waiting for the right vision to bring it back to life. Surrounded by the mountains and sounds of nature, this property offers an escape from the hustle and bustle of life. Property is being sold ''as-is''. Lots of wooded area offers a great opportunity for logging as well. Schedule your showing with your favorite agent today! Buyers and buyer's agents to verify all information in this listing. 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: $17,079
• − Mortgage interest: −$5,013
• − Property taxes: −$1,342
• − Insurance: −$448
• − Repairs & maintenance: −$1,366
• − Management: −$1,366
• − Depreciation: −$2,604
• Taxable income: $4,940
• Est. tax owed @ 24.0%: −$1,186
• After-tax cash flow: $4,885/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 · 13 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including exterior siding and paint, interior flooring and walls, and HVAC system. The property is in poor condition and would benefit from a thorough renovation to increase its resale and rental value.

Repairs flagged

• Major exterior siding — Severe weathering and peeling
• Major exterior paint — Severe peeling
• Major exterior landscaping — Overgrown vegetation
• Major interior flooring — Worn-out carpet
• Major interior walls/paint — Worn-out wallpaper, peeling paint

Value-add opportunities

• Both exterior siding and paint — Aesthetic improvement and increased curb appeal
• Both interior flooring and walls/paint — Aesthetic improvement and increased appeal
• Both HVAC system — Improved comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Severe weathering and peeling	Major	$15,000–50,000
exterior paint · Severe peeling	Major	$15,000–50,000
exterior landscaping · Overgrown vegetation	Major	$15,000–50,000
interior flooring · Worn-out carpet	Major	$15,000–50,000
interior walls/paint · Worn-out wallpaper, peeling paint	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both exterior siding and paint — Aesthetic improvement and increased curb appeal ↑
• Both interior flooring and walls/paint — Aesthetic improvement and increased appeal ↑
• Both HVAC system — Improved comfort and energy efficiency ↑

ⓘ 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 — Dante

• Score: 44/100
• State rank: #570
• US rank: #26831

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): 1,064

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 (90%)
• Race & ethnicity: White 90% Black 3% Hispanic / Latino 3% Asian 3%
• Common ancestry: Iranian 1% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 1.14%
• Current HPI: 67.9552
• 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

1 event — show timeline

• 2026-03-21 Listed $89,500 TVRMLS