147 Annies Dr · Clinchport, VA 24244

$189,900

3 bd · 2.0 ba · 1,904 sqft · Manufactured public records · 121 Days on market

Built 2013 0.53 ac lot $100/sqft · 47% below area Est $359k · 47% under

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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 +18.1/30.0
• ARV discount +15.0/15.0
• Appreciation +6.2/10.0
• Schools +5.8/10.0
• DSCR +5.7/10.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0

Listing remarks MLS

Welcome home to this charming property nestled in the heart of Duffield, VA. Offering 3 spacious bedrooms and 2 full bathrooms, this home provides 1,904 finished square feet of comfortable living space, perfect for both everyday living and entertaining. Set on just over half an acre, the property offers plenty of room to enjoy the outdoors—whether you're gardening, hosting gatherings, or simply relaxing in a peaceful setting. Inside, you'll find hardwood floors throughout portions of the home, adding warmth and character to the living spaces. Enjoy the simplicity and savings of county-only taxes, all while being conveniently located near town amenities. With its generous lot size, functional layout, and inviting features, this home is a wonderful opportunity to enjoy small-town living with space to breathe. Listed at 189,900 this one will not last long. Don't miss your chance to make this Duffield gem your own! All information contained herein is gathered from the seller and tax records and is subject to buyer and buyers agent verification.

Key facts

• County-only taxes
• Hardwood floors
• Generous lot size

Tags

• HARDWOOD FLOORS
• GENEROUS LOT SIZE
• COUNTY-ONLY TAXES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/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 $165k (13.0% below list).
• Recommended offer: $165k (13.0% below list) — sets the bar for 1% rule.

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: 34 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 $6k of equity ($1k loan paydown + $5k appreciation (2.4% 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 (2.4% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.

Recommended offer $165,146 (13.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.87% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.79%
• DSCR: 1.17
• GRM: 9.6

CMA / ARV

• ARV (median comp): $358,547
• List price: $189,900
• Delta: -47.04%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

2.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.3%
• Equity multiple: 1.52×
• Total profit: $27,439
• Equity at exit: $78,946

10-year hold

• IRR: 12.1%
• Equity multiple: 2.70×
• Total profit: $90,321
• Equity at exit: $116,876

Cash invested: $53,172 (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 24244

• Home prices YoY: 1.3%
• Active inventory: 34
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,651 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$62 /mo · $740/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $168

Break-even live

Break-even rent $1,439

Max offer price $189,900

Occupancy floor 85%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $189,900 Active 121 DOM
2. 2026-06-17
   days on market $189,900 Active 120 DOM
3. 2026-06-16
   days on market $189,900 Active 119 DOM
4. 2026-06-15
   days on market $189,900 Active 118 DOM
5. 2026-06-15
   days on market $189,900 Active 117 DOM
6. 2026-06-13
   days on market $189,900 Active 116 DOM
7. 2026-06-12
   days on market $189,900 Active 115 DOM
8. 2026-06-09
   days on market $189,900 Active 112 DOM
9. 2026-06-08
   days on market $189,900 Active 111 DOM
10. 2026-06-08
    days on market $189,900 Active 110 DOM
11. 2026-06-07
    days on market $189,900 Active 109 DOM
12. 2026-06-03
    days on market $189,900 Active 106 DOM
13. 2026-06-02
    days on market $189,900 Active 105 DOM
14. 2026-06-01
    days on market $189,900 Active 104 DOM
15. 2026-05-31
    days on market $189,900 Active 103 DOM
16. 2026-02-17
    listed $189,900 Active 1062-char remark

    Show marketing remark (1062 chars)

    Welcome home to this charming property nestled in the heart of Duffield, VA. Offering 3 spacious bedrooms and 2 full bathrooms, this home provides 1,904 finished square feet of comfortable living space, perfect for both everyday living and entertaining. Set on just over half an acre, the property offers plenty of room to enjoy the outdoors—whether you're gardening, hosting gatherings, or simply relaxing in a peaceful setting. Inside, you'll find hardwood floors throughout portions of the home, adding warmth and character to the living spaces. Enjoy the simplicity and savings of county-only taxes, all while being conveniently located near town amenities. With its generous lot size, functional layout, and inviting features, this home is a wonderful opportunity to enjoy small-town living with space to breathe. Listed at 189,900 this one will not last long. Don't miss your chance to make this Duffield gem your own! All information contained herein is gathered from the seller and tax records and is subject to buyer and buyers agent verification.

ⓘ 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: $740 · $62/mo
• Projected year-2 tax: $1,557 · $130/mo
• Expected delta: +$817/yr (+$68/mo · 110.4%)

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

Taxation est. · year 1

• Rental income: $19,818
• − Mortgage interest: −$10,637
• − Property taxes: −$740
• − Insurance: −$950
• − Repairs & maintenance: −$1,585
• − Management: −$1,585
• − Depreciation: −$5,524
• Taxable loss: −$1,204
• Est. tax savings @ 24.0%: +$289
• After-tax cash flow: $2,305/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): 5,531

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 (96%)
• Race & ethnicity: White 96% Black 2% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Italian 1% Serbian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 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: ▲ 2.39%
• Current HPI: 192.6919
• 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

• 2026-02-17 Listed $189,900 TVRMLS

Property tax history

+0.3%/yr

Latest (2025): $740 · +0.0% YoY. Source: county tax records.