144 Kitty Cole Ln · Dungannon, VA 24245

$75,000

2 bd · 1.0 ba · 720 sqft · SingleFamily · 50 Days on market

Built 1988 Good condition 3,484 sqft lot $104/sqft · 15% below area Est $88k · 15% under $100/mo HOA · 12% of rent

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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 +19.8/30.0
• ARV discount +14.1/15.0
• DSCR +6.3/10.0
• 1% rule +6.0/10.0
• Schools +5.8/10.0
• Condition / age +3.8/5.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Appreciation +2.0/10.0

Listing remarks

This beautifully remodeled 2-bedroom, 1-bath home in Dungannon, VA, offers modern updates and easy, low-maintenance living. Inside, you'll find new laminate flooring throughout and a fully refreshed interior, along with all new appliances--including a washer and dryer--conveniently located in a laundry area within the kitchen. A ramp off the side door provides easy access directly into the kitchen, adding extra convenience and accessibility. The bathroom has also been updated with a new toilet for added peace of mind. Step outside to enjoy the covered front porch or take advantage of the playground located just out back, perfect for outdoor fun. A $100 monthly HOA fee covers lawn care and r

Key facts

• 3,484 sq ft lot
• Built 1988
• Listed 50 days

Property features AI

Finance

• Other: Rolling slope topography (see remarks); Zoning: RS
• HOA & community: Homeowners association with $100 monthly fee

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family house; One level; Residential property; Accessible entrance
• Construction: HardiPlank type siding; Metal roof
• Exterior features: Playground; Covered front porch

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Heat pump cooling
• Interior features: Eat-in kitchen; Laminate counters; See remarks
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $89 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($822 rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#450 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, amenities F, commute 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.
• Zoned schools: Fort Blackmore Primary (math 70% / reading 70%, grade A-, #313 of 1,108 statewide, top 32%, 89 students, 94% FRL); Twin Springs High (math 62% / reading 62%, grade B-, #231 of 319 statewide, top 75%, 242 students, 77% FRL) — zoned schools average 86% FRL vs 48% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 12 active listings in the ZIP; 22 units permitted in Scott County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Scott County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
6. 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.
7. 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.
8. 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: 1.10% ✓
• Cap rate: 7.72%
• Cash-on-cash: 5.09%
• DSCR: 1.23
• GRM: 7.6

CMA / ARV

• ARV (median comp): $88,000
• List price: $75,000
• Delta: -14.77%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
122 Kitty Cole Ln	0.01mi	2/1.0	720 (0%)	6mo	$75,000	$104	95

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

Projected returns pro-forma

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

5-year hold

• IRR: -8.3%
• Equity multiple: 0.69×
• Total profit: $-6,437
• Equity at exit: $11,183

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $1,862
• Equity at exit: $6,485

Cash invested: $21,000 (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 24245

• Home prices YoY: -3.3%
• Active inventory: 12
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $822 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$36 /mo · $428/yr
• Insurance: −$31
• HOA: −$100
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $89

Break-even live

Break-even rent $709

Max offer price $75,000

Occupancy floor 84%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $100 · $1,200/yr
• Likely covers: landscaping

Listing history 16 events

1. 2026-06-18
   days on market $75,000 Active 50 DOM
2. 2026-06-17
   days on market $75,000 Active 49 DOM
3. 2026-06-16
   days on market $75,000 Active 48 DOM
4. 2026-06-15
   days on market $75,000 Active 47 DOM
5. 2026-06-15
   days on market $75,000 Active 46 DOM
6. 2026-06-13
   days on market $75,000 Active 45 DOM
7. 2026-06-12
   days on market $75,000 Active 44 DOM
8. 2026-06-09
   days on market $75,000 Active 41 DOM
9. 2026-06-08
   days on market $75,000 Active 40 DOM
10. 2026-06-08
    days on market $75,000 Active 39 DOM
11. 2026-06-07
    days on market $75,000 Active 38 DOM
12. 2026-06-03
    days on market $75,000 Active 35 DOM
13. 2026-06-02
    days on market $75,000 Active 34 DOM
14. 2026-06-01
    days on market $75,000 Active 33 DOM
15. 2026-05-31
    days on market $75,000 Active 32 DOM
16. 2026-04-29
    listed $75,000 Active 1079-char remark

ⓘ 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: $428 · $36/mo
• Projected year-2 tax: $615 · $51/mo
• Expected delta: +$187/yr (+$16/mo · 43.7%)

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

Taxation est. · year 1

• Rental income: $9,864
• − Mortgage interest: −$4,201
• − Property taxes: −$428
• − Insurance: −$375
• − Repairs & maintenance: −$789
• − Management: −$789
• − HOA: −$1,200
• − Depreciation: −$2,182
• Taxable loss: −$100
• Est. tax savings @ 24.0%: +$24
• After-tax cash flow: $1,094/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 · 1 photo

Good 75/100 Cosmetic rehab

This remodeled 2-bedroom, 1-bath home in Dungannon, VA, offers modern updates and low-maintenance living. The property is in good condition with new laminate flooring and updated appliances, making it ready for immediate occupancy.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value
• Both Painting — Fresh paint can make the home look more appealing
• Both Landscaping and curb appeal — Improves the home's overall appearance and value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Painting — Fresh paint can make the home look more appealing ↑
• Both Landscaping and curb appeal — Improves the home's overall appearance and value ↑

ⓘ 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: 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 — Dungannon

• Score: 60/100
• State rank: #450
• US rank: #19260

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dungannon, VA
• Population (ZIP): 873

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 (97%)
• Race & ethnicity: White 97% Two or more races 2% Asian 1%
• Common ancestry: Serbian 4% Slovak 2% Hispanic 1%
• Foreign-born: 2% · South Korea, Canada
• 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: ▼ -6.01%
• Current HPI: 175.337
• 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

• 2026-04-29 Listed $75,000 TVRMLS

Property tax history

+2.4%/yr

Latest (2025): $428 · +0.0% YoY. Source: county tax records.