14442 Porterfield Hwy · Abingdon, VA 24210

$180,000

3 bd · 1.0 ba · 1,078 sqft · SingleFamily public records · 40 Days on market

Built 1960 0.74 ac lot $167/sqft · at area comps Est $177k · at est.

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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 +19.9/30.0
• ARV discount +6.7/15.0
• DSCR +6.3/10.0
• Schools +6.2/10.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this tri-level home featuring 3 bed, 1 bath and 1,078 finished square feet with additional basement space not included in the square footage. Part of the basement has been encapsulated for added functionality & storage. Major upgrades completed in 2017 include a beautifully remodeled kitchen with granite countertops & new appliances including refrigerator, range, dishwasher & microwave. Additional updates include new windows, roof, water heater, water pump & a whole-house self-cleaning water filtration system. Original hardwood floors add charm & character throughout the home. Enjoy relaxing on the screened-in porch overlooking the peaceful setting.

Key facts

• Remodeled kitchen
• New appliances
• Granite countertops

Tags

• REMODELED KITCHEN
• GRANITE COUNTERTOPS
• NEW APPLIANCES
• NEW WINDOWS
• NEW ROOF
• WATER FILTRATION SYSTEM

Property features AI

Exterior

• Utilities: Spring water source; Septic tank; Propane service
• Home design: Single-family residence; One and one-half level design; 3 total stories; Zoning: A2
• Construction: Brick and wood siding construction
• Exterior features: Metal roof; Shed(s) on the property; Level lot

Interior

• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Central air conditioning; Ceiling fans
• Interior features: Gas log fireplace; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $163 ($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 $162k (9.9% below list).
• Recommended offer: $162k (9.9% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 3.1% in Abingdon — 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 80/100 on livability (#59 in VA, #1,691 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, health & safety A+, housing A; Watch: employment D, commute F.
• Washington County Public School District (rural): math 68% / reading 79% proficiency, ranked #15 of 131 in VA (top 12%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Abingdon Elementary (math 66% / reading 77%, grade A-, #299 of 1,108 statewide, top 27%, 423 students, 70% FRL); E.B. Stanley Middle (math 68% / reading 82%, grade A, #49 of 342 statewide, top 14%, 643 students, 66% FRL); Abingdon High (math 77% / reading 87%, grade A, #40 of 319 statewide, top 15%, 867 students, 65% FRL) — zoned schools average 67% FRL vs 42% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 161 active listings in the ZIP; 99 units permitted in Washington County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Washington County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,176 (9.9% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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. 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: 0.90% ✗
• Cap rate: 7.75%
• Cash-on-cash: 5.20%
• DSCR: 1.23
• GRM: 9.2

CMA / ARV

• ARV (median comp): $177,021
• List price: $180,000
• Delta: 1.68%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.3%
• Equity multiple: 0.63×
• Total profit: $-18,842
• Equity at exit: $26,839

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-3,257
• Equity at exit: $15,563

Cash invested: $50,400 (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 24210

• Home prices YoY: -29.9%
• Active inventory: 161
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,622 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$44 /mo · $525/yr
• Insurance: −$75
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $163

Break-even live

Break-even rent $1,415

Max offer price $180,000

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $180,000 Active 40 DOM
2. 2026-06-18
   days on market $180,000 Active 39 DOM
3. 2026-06-17
   days on market $180,000 Active 38 DOM
4. 2026-06-16
   days on market $180,000 Active 37 DOM
5. 2026-06-15
   days on market $180,000 Active 36 DOM
6. 2026-06-14
   days on market $180,000 Active 34 DOM
7. 2026-06-13
   days on market $180,000 Active 33 DOM
8. 2026-06-10
   days on market $180,000 Active 31 DOM
9. 2026-06-09
   days on market $180,000 Active 30 DOM
10. 2026-06-08
    days on market $180,000 Active 29 DOM
11. 2026-06-07
    days on market $180,000 Active 28 DOM
12. 2026-06-02
    days on market $180,000 Active 23 DOM
13. 2026-06-01
    days on market $180,000 Active 22 DOM
14. 2026-05-31
    days on market $180,000 Active 21 DOM
15. 2026-05-30
    days on market $180,000 Active 20 DOM
16. 2026-05-10
    listed $180,000 Active 1099-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: $525 · $44/mo
• Projected year-2 tax: $1,476 · $123/mo
• Expected delta: +$951/yr (+$79/mo · 181.1%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,461
• − Mortgage interest: −$10,083
• − Property taxes: −$525
• − Insurance: −$1,566
• − Repairs & maintenance: −$1,557
• − Management: −$1,557
• − Depreciation: −$5,236
• Taxable loss: −$1,063
• Est. tax savings @ 24.0%: +$255
• After-tax cash flow: $2,211/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: Washington County Public School District
• NCES district ID: 5103900
• Math proficiency: 68% ▼ -23.00%
• Reading proficiency: 79% ▼ -7.00%
• Median HH income: $42,412
• Composite: 61.5/100
• National rank: #754
• State rank: #15 of 131 in VA

Livability — Abingdon

• Score: 80/100
• State rank: #59
• US rank: #1691

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Washington County · 16,814 people
• City population: 16,814
• Metro: Kingsport-Bristol, TN-VA
• Population (ZIP): 16,814
• Household income: $62,734
• Rent vs Own: 33.7% rent · 66.3% own
• Severe rent burden: 341.0

Population outlook (Washington County) Hauer SSP2

• Today (2025): 53,266 people
• By 2030: 52,284 · -1.8%
• By 2040: 49,415 · -7.2%
• By 2050: 45,683 · -14.2%
• By 2075: 37,258 · -30.1%
• By 2100: 27,983 · -47.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Black 3% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Italian 2% Serbian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Arabic 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+53.3) · D 23.0% · R 76.3%
• 2008→2024 swing: -20.6pp toward R · 2008: -32.7pp · 2024: -53.3pp
• All cycles: 2024: R+53.3 2020: R+52.5 2016: R+53.5 2012: R+43.2 2008: R+32.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.33%
• Current HPI: 183.4586
• Rent YoY: —
• Metro: Kingsport-Bristol, TN-VA
• 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

• 2026-05-10 Listed $180,000 SWVAR

Property tax history

+1.9%/yr

Latest (2025): $525 · +23.6% YoY. Source: county tax records.