6148 Troutdale Hwy · Troutdale, VA 24378

$149,900

3 bd · 1.0 ba · 2,024 sqft · SingleFamily public records · 86 Days on market

Built 1966 1.00 ac lot $74/sqft · 52% below area Est $157k · at est.

---

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 +16.7/30.0
• ARV discount +9.5/15.0
• Appreciation +6.8/10.0
• Schools +5.9/10.0
• DSCR +5.2/10.0
• 1% rule +3.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nice starter with lots of recent upgrades! This three bedroom home is situated on just under an acre of land and features a Generac generator system and Propane tank that was added within the 5 years, a 4.5 year old heat pump, upgraded well with new pump installed approximately seven years ago. A washroom addition within the last few years. Metal Roof, Tilt windows and Refrigerator, Stove and Dishwasher were installed within the past 5 years. Chain link fenced dog run or play yard. Located about 1/4 mile from the Grayson Highlands School. Stocked trout stream within 3 miles, New River is within 6 miles and Grayson Highlands State Park approximately 10 miles away. Ride the VA Creeper Trail which is only a short drive (36 minutes) If you would like to adventure out a bit and drive approximately 43 minutes and hike or ride the gorgeous New River Trail where you can take or rent bicycles or bring your horses. Make memories to last a life time. This home would also make a great second home to get away and enjoy so many activities, festivals and so much more while offering a fantastic opportunity to own an income producing property while using it when you want to and renting it as an Airbnb when you aren't. The location is fantastic and only 22 minutes to Interstate 81, convenient to Abingdon where you can visit the Martha Washington Inn, The Barter Theatre, the longest known repertory theatre in the country and the William King Museum of art. Step back in time and bask in the rich history as well as the vibrant art scene. After spending a day or two in Abingdon take a short drive to the next well known town of Bristol, home of the Bristol Motor Speedway, lots of shopping at the Pinnacle and if you love to gamble or see a show/ concert jump on over to the Hard Rock Hotel and Casino. This home will offer you country living at its finest but also puts you in a location where you can explore so many other places and take the short drive back without an exhausting drive.

Key facts

• Propane tank
• Metal roof
• Heat pump

Tags

• GENERAC GENERATOR SYSTEM
• PROPANE TANK
• HEAT PUMP
• UPGRADED WELL
• WASHROOM ADDITION
• METAL ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/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 $124k (17.5% below list).
• Recommended offer: $124k (17.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#487 in VA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, schools B+; Watch: health & safety C-, crime D, amenities F.
• Grayson County Public School District (rural): math 68% / reading 76% proficiency, ranked #27 of 131 in VA (top 21%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 21 active listings in the ZIP; 38 units permitted in Grayson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.6% local appreciation)).
• Grayson County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.6% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, 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 86 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $91k; list at $150k implies a 65% gain — meaningful room to come down on a strong offer.

Recommended offer $123,683 (17.5% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.83% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.65%
• DSCR: 1.12
• GRM: 10.1

CMA / ARV

• ARV (median comp): $157,040
• List price: $149,900
• Delta: -4.55%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
297 Grange Hall Rd	0.40mi	3/2.0	2,012 (-1%)	5mo	$260,000	$129	73

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

Projected returns pro-forma

3.58% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.5%
• Equity multiple: 1.68×
• Total profit: $28,578
• Equity at exit: $72,393

10-year hold

• IRR: 13.3%
• Equity multiple: 3.09×
• Total profit: $87,715
• Equity at exit: $115,612

Cash invested: $41,972 (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 24378

• Home prices YoY: 1.9%
• Active inventory: 21
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,237 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$36 /mo · $430/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $93

Break-even live

Break-even rent $1,120

Max offer price $149,900

Occupancy floor 88%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $149,900 Active 86 DOM
2. 2026-06-17
   days on market $149,900 Active 85 DOM
3. 2026-06-16
   days on market $149,900 Active 84 DOM
4. 2026-06-15
   days on market $149,900 Active 83 DOM
5. 2026-06-15
   days on market $149,900 Active 82 DOM
6. 2026-06-13
   days on market $149,900 Active 81 DOM
7. 2026-06-12
   days on market $149,900 Active 80 DOM
8. 2026-06-09
   days on market $149,900 Active 77 DOM
9. 2026-06-08
   days on market $149,900 Active 76 DOM
10. 2026-06-08
    days on market $149,900 Active 75 DOM
11. 2026-06-07
    days on market $149,900 Active 74 DOM
12. 2026-06-03
    days on market $149,900 Active 71 DOM
13. 2026-06-02
    days on market $149,900 Active 70 DOM
14. 2026-06-01
    days on market $149,900 Active 69 DOM
15. 2026-05-31
    days on market $149,900 Active 68 DOM
16. 2026-05-15
    price $149,900 1995-char remark

    Show marketing remark (1995 chars)

    Nice starter with lots of recent upgrades! This three bedroom home is situated on just under an acre of land and features a Generac generator system and Propane tank that was added within the 5 years, a 4.5 year old heat pump, upgraded well with new pump installed approximately seven years ago. A washroom addition within the last few years. Metal Roof, Tilt windows and Refrigerator, Stove and Dishwasher were installed within the past 5 years. Chain link fenced dog run or play yard. Located about 1/4 mile from the Grayson Highlands School. Stocked trout stream within 3 miles, New River is within 6 miles and Grayson Highlands State Park approximately 10 miles away. Ride the VA Creeper Trail which is only a short drive (36 minutes) If you would like to adventure out a bit and drive approximately 43 minutes and hike or ride the gorgeous New River Trail where you can take or rent bicycles or bring your horses. Make memories to last a life time. This home would also make a great second home to get away and enjoy so many activities, festivals and so much more while offering a fantastic opportunity to own an income producing property while using it when you want to and renting it as an Airbnb when you aren't. The location is fantastic and only 22 minutes to Interstate 81, convenient to Abingdon where you can visit the Martha Washington Inn, The Barter Theatre, the longest known repertory theatre in the country and the William King Museum of art. Step back in time and bask in the rich history as well as the vibrant art scene. After spending a day or two in Abingdon take a short drive to the next well known town of Bristol, home of the Bristol Motor Speedway, lots of shopping at the Pinnacle and if you love to gamble or see a show/ concert jump on over to the Hard Rock Hotel and Casino. This home will offer you country living at its finest but also puts you in a location where you can explore so many other places and take the short drive back without an exhausting drive.

17. 2026-03-24
    listed $159,900 Active 1995-char remark

    Show marketing remark (1995 chars)

    Nice starter with lots of recent upgrades! This three bedroom home is situated on just under an acre of land and features a Generac generator system and Propane tank that was added within the 5 years, a 4.5 year old heat pump, upgraded well with new pump installed approximately seven years ago. A washroom addition within the last few years. Metal Roof, Tilt windows and Refrigerator, Stove and Dishwasher were installed within the past 5 years. Chain link fenced dog run or play yard. Located about 1/4 mile from the Grayson Highlands School. Stocked trout stream within 3 miles, New River is within 6 miles and Grayson Highlands State Park approximately 10 miles away. Ride the VA Creeper Trail which is only a short drive (36 minutes) If you would like to adventure out a bit and drive approximately 43 minutes and hike or ride the gorgeous New River Trail where you can take or rent bicycles or bring your horses. Make memories to last a life time. This home would also make a great second home to get away and enjoy so many activities, festivals and so much more while offering a fantastic opportunity to own an income producing property while using it when you want to and renting it as an Airbnb when you aren't. The location is fantastic and only 22 minutes to Interstate 81, convenient to Abingdon where you can visit the Martha Washington Inn, The Barter Theatre, the longest known repertory theatre in the country and the William King Museum of art. Step back in time and bask in the rich history as well as the vibrant art scene. After spending a day or two in Abingdon take a short drive to the next well known town of Bristol, home of the Bristol Motor Speedway, lots of shopping at the Pinnacle and if you love to gamble or see a show/ concert jump on over to the Hard Rock Hotel and Casino. This home will offer you country living at its finest but also puts you in a location where you can explore so many other places and take the short drive back without an exhausting drive.

18. 2021-11-05
    soldstatus $91,000 952-char remark

    Show marketing remark (952 chars)

    Nice starter with lots of recent upgrades! This two bedroom (Most recently had been used as a three bedroom) home sits on just under an acre of land and features a newly installed back up Generac generator and Propane tank that was added this spring, a 2.5 year old heat pump, upgraded well with new pump installed approximately two years ago. Plentiful office space is a very nice plus in todays work at home trend. A washroom addition within the last two years. Metal Roof, Tilt windows and Refrigerator, Stove and Dishwasher recently upgraded! . The room identified as an office in this listing has always been used as a bedroom by the seller, but the listing agent cannot refer to it as a bedroom because it does not have a closet. Chain link fenced dog run or play yard. Located about 1/4 mile from the Grayson Highlands School. Stocked trout stream within 3 miles, New River is within 6 miles and Grayson Highlands State Park about 10 miles away.

19. 2021-11-05
    soldstatus $89,900

    Show marketing remark (952 chars)

    Nice starter with lots of recent upgrades! This two bedroom (Most recently had been used as a three bedroom) home sits on just under an acre of land and features a newly installed back up Generac generator and Propane tank that was added this spring, a 2.5 year old heat pump, upgraded well with new pump installed approximately two years ago. Plentiful office space is a very nice plus in todays work at home trend. A washroom addition within the last two years. Metal Roof, Tilt windows and Refrigerator, Stove and Dishwasher recently upgraded! . The room identified as an office in this listing has always been used as a bedroom by the seller, but the listing agent cannot refer to it as a bedroom because it does not have a closet. Chain link fenced dog run or play yard. Located about 1/4 mile from the Grayson Highlands School. Stocked trout stream within 3 miles, New River is within 6 miles and Grayson Highlands State Park about 10 miles away.

20. 2021-08-12
    listed $89,900 952-char remark

    Show marketing remark (952 chars)

    Nice starter with lots of recent upgrades! This two bedroom (Most recently had been used as a three bedroom) home sits on just under an acre of land and features a newly installed back up Generac generator and Propane tank that was added this spring, a 2.5 year old heat pump, upgraded well with new pump installed approximately two years ago. Plentiful office space is a very nice plus in todays work at home trend. A washroom addition within the last two years. Metal Roof, Tilt windows and Refrigerator, Stove and Dishwasher recently upgraded! . The room identified as an office in this listing has always been used as a bedroom by the seller, but the listing agent cannot refer to it as a bedroom because it does not have a closet. Chain link fenced dog run or play yard. Located about 1/4 mile from the Grayson Highlands School. Stocked trout stream within 3 miles, New River is within 6 miles and Grayson Highlands State Park about 10 miles away.

21. 2015-03-26
    soldstatus $69,000

ⓘ 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: $430 · $36/mo
• Projected year-2 tax: $1,229 · $102/mo
• Expected delta: +$799/yr (+$67/mo · 185.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 8 d/yr ≥90°F today · 24 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $14,842
• − Mortgage interest: −$8,397
• − Property taxes: −$430
• − Insurance: −$750
• − Repairs & maintenance: −$1,187
• − Management: −$1,187
• − Depreciation: −$4,361
• Taxable loss: −$1,470
• Est. tax savings @ 24.0%: +$353
• After-tax cash flow: $1,465/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: Grayson County Public School District
• NCES district ID: 5101690
• Math proficiency: 68% ▼ -20.00%
• Reading proficiency: 76% ▼ -7.00%
• Median HH income: $31,429
• Composite: 59.22/100
• National rank: #942
• State rank: #27 of 131 in VA

Livability — Troutdale

• Score: 58/100
• State rank: #487
• US rank: #21310

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,020

Population outlook (Grayson County) Hauer SSP2

• Today (2025): 14,252 people
• By 2030: 13,634 · -4.3%
• By 2040: 12,202 · -14.4%
• By 2050: 10,811 · -24.1%
• By 2075: 8,069 · -43.4%
• By 2100: 5,647 · -60.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Iranian 3% Italian 3% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Grayson

• 2024 margin: Solid R (+62.2) · D 18.6% · R 80.8%
• 2008→2024 swing: -33.7pp toward R · 2008: -28.5pp · 2024: -62.2pp
• All cycles: 2024: R+62.2 2020: R+61.4 2016: R+57.7 2012: R+37.9 2008: R+28.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.58%
• Current HPI: 195.5776
• 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

+117.2% since first listed

6 events — show timeline

• 2026-05-15 Price Changed $149,900 SWVAR
• 2026-03-24 Listed $159,900 SWVAR
• 2021-11-05 Sold (Public Records) $89,900 Public Records
• 2021-11-05 Sold (MLS) $91,000 SWVAR
• 2021-08-12 Listed $89,900 SWVAR
• 2015-03-26 Sold (Public Records) $69,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $430 · -25.9% YoY. Source: county tax records.