1711 Dan River Rd · Meadows of Dan, VA 24120

$199,000

2 bd · 1.5 ba · 1,170 sqft · SingleFamily · 47 Days on market

Built 1955 3.19 ac lot $170/sqft · at area comps Est $191k · at est.

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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
• DSCR +10.0/10.0
• Appreciation +8.2/10.0
• 1% rule +7.3/10.0
• Schools +6.1/10.0
• ARV discount +5.7/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Ranch style home located in the Meadows of Dan, VA area. This two bedroom brick home offers living room with gas log fireplace and hardwood floors, and open kitchen/dining combo. Large open basement with 1/2 bath and work sink and has an outside entry. Exterior amenities include a carport, storage shed , paved circle drive. Great starter home or weekend get away. Partially wooded with about an acre open and River frontage of Dan River on north property line. Awesome recreation lot right on the creek for a firepit or RV parking. Views of Dan River and surrounding area. Approx. 3 miles to Blue Ridge Parkway at Meadows of Dan. Close to Old Mill Golf Course, Chateau Morrissette Winery and Mabry Mill. Easy access to Stuart, VA, Hillsville, VA, Floyd, VA and Mt. Airy, NC.

Key facts

• Insulated windows
• Updated kitchen
• Hardwood floors

Tags

• BRICK RANCH
• HARDWOOD FLOORS
• NEW ROOF
• INSULATED WINDOWS
• MULTIPLE UNITS MINI SPLITS
• UPDATED KITCHEN

Property features AI

Exterior

• Parking: Attached parking; Carport
• Utilities: Private well water; Septic tank
• Home design: Single family residence; Two levels
• Construction: Brick construction
• Exterior features: Shingle roof; Creek on the property

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Baseboard heating; Ceiling fans for cooling
• Interior features: Insulated windows; Wood-burning fireplace; Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $752 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $193k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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 $14k of equity ($1k loan paydown + $13k 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 $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y 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.
• Current owner paid $98k; list at $199k implies a 104% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $193,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.23% ✓
• Cap rate: 10.83%
• Cash-on-cash: 16.20%
• DSCR: 1.72
• GRM: 6.8

CMA / ARV

• ARV (median comp): $191,152
• List price: $199,000
• Delta: 4.11%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

6.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.8%
• Equity multiple: 2.99×
• Total profit: $110,923
• Equity at exit: $131,101

10-year hold

• IRR: 27.4%
• Equity multiple: 6.16×
• Total profit: $287,271
• Equity at exit: $243,105

Cash invested: $55,720 (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: 6.8×

Monthly cashflow live

• Estimated rent: $2,450 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$57 /mo · $682/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $752

Break-even live

Break-even rent $1,498

Max offer price $199,000

Occupancy floor 64%

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: $49,750
• Closing costs: $5,970
• 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	0.93mi

Listing history 22 events

1. 2026-06-19
   days on market $199,000 Active 47 DOM
2. 2026-06-18
   days on market $199,000 Active 46 DOM
3. 2026-06-17
   days on market $199,000 Active 45 DOM
4. 2026-06-16
   days on market $199,000 Active 44 DOM
5. 2026-06-15
   days on market $199,000 Active 43 DOM
6. 2026-06-14
   days on market $199,000 Active 41 DOM
7. 2026-06-12
   days on market $199,000 Active 40 DOM
8. 2026-06-09
   days on market $199,000 Active 37 DOM
9. 2026-06-08
   days on market $199,000 Active 36 DOM
10. 2026-06-07
    days on market $199,000 Active 35 DOM
11. 2026-06-05
    days on market $199,000 Active 32 DOM
12. 2026-06-03
    days on market $199,000 Active 31 DOM
13. 2026-06-02
    days on market $199,000 Active 30 DOM
14. 2026-06-01
    days on market $199,000 Active 29 DOM
15. 2026-05-31
    days on market $199,000 Active 28 DOM
16. 2026-05-30
    days on market $199,000 Active 27 DOM
17. 2026-05-03
    listed $199,000 Active 1215-char remark
18. 2022-04-01
    soldstatus $97,500

    Show marketing remark (779 chars)

    Ranch style home located in the Meadows of Dan, VA area. This two bedroom brick home offers living room with gas log fireplace and hardwood floors, and open kitchen/dining combo. Large open basement with 1/2 bath and work sink and has an outside entry. Exterior amenities include a carport, storage shed , paved circle drive. Great starter home or weekend get away. Partially wooded with about an acre open and River frontage of Dan River on north property line. Awesome recreation lot right on the creek for a firepit or RV parking. Views of Dan River and surrounding area. Approx. 3 miles to Blue Ridge Parkway at Meadows of Dan. Close to Old Mill Golf Course, Chateau Morrissette Winery and Mabry Mill. Easy access to Stuart, VA, Hillsville, VA, Floyd, VA and Mt. Airy, NC.

19. 2021-08-30
    listed $114,900

    Show marketing remark (779 chars)

    Ranch style home located in the Meadows of Dan, VA area. This two bedroom brick home offers living room with gas log fireplace and hardwood floors, and open kitchen/dining combo. Large open basement with 1/2 bath and work sink and has an outside entry. Exterior amenities include a carport, storage shed , paved circle drive. Great starter home or weekend get away. Partially wooded with about an acre open and River frontage of Dan River on north property line. Awesome recreation lot right on the creek for a firepit or RV parking. Views of Dan River and surrounding area. Approx. 3 miles to Blue Ridge Parkway at Meadows of Dan. Close to Old Mill Golf Course, Chateau Morrissette Winery and Mabry Mill. Easy access to Stuart, VA, Hillsville, VA, Floyd, VA and Mt. Airy, NC.

20. 2018-08-01
    listed $102,400
21. 2013-04-04
    listed $95,000
22. 2010-11-22
    listed $95,000

ⓘ 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: $682 · $57/mo
• Projected year-2 tax: $1,632 · $136/mo
• Expected delta: +$950/yr (+$79/mo · 139.3%)

ⓘ 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 7 d/yr ≥91°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: −$11,147
• − Property taxes: −$682
• − Insurance: −$995
• − Repairs & maintenance: −$2,352
• − Management: −$2,352
• − Depreciation: −$5,789
• Taxable income: $6,083
• Est. tax owed @ 24.0%: −$1,460
• After-tax cash flow: $7,566/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

+109.5% since first listed

6 events — show timeline

• 2026-05-03 Listed $199,000 SWVAR
• 2022-04-01 Sold (MLS) $97,500 SWVAR
• 2021-08-30 Listed $114,900 SWVAR
• 2018-08-01 Listed $102,400 MHPCAR
• 2013-04-04 Listed $95,000 NRVMLS
• 2010-11-22 Listed $95,000 MHPCAR

Property tax history

+1.8%/yr

Latest (2026): $682 · +0.0% YoY. Source: county tax records.