499 Ventura Rd · Clintwood, VA 24228

$144,995

3 bd · 2.0 ba · 1,024 sqft · SingleFamily public records · 98 Days on market

Built 1940 11 ac lot $142/sqft · 119% above area

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Why this score? — see what drove the D 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 +9.1/30.0
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• Schools +5.1/10.0
• Livability +3.8/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0

Listing remarks MLS

Great opportunity to own your own mountain getaway. This well-taken care of 3 bedroom 2 bathroom home is situated on 11 acres of land. Enjoy country living while only being 6 miles from town. Some of the recent updates are: new windows, new HVAC system, new roof, updated ceilings and lights, new retention wall, and new kitchen floors. The kitchen in this home has been recently remodeled and features tons of hickory cabinets, plenty of counter space, built in dishwasher and new bamboo floors. The kitchen is located close to the master bedroom. The master bedroom and bathroom are spacious with exterior access to the back yard. The home features a traditional dining room which is centered between the kitchen and living room. The living room is also very spacious and perfect for entertaining during the holidays. There's also an attic and a room underneath the house that can be used for storage. The laundry room and 2nd bathroom are located in the basement. The wooded land on this property would be ideal for hunting and ATV riding. From both the front and back porch the Mountain Views are breath-taking. Great home for a first time home buyer or great rental potential. Perfect for Investors. This wonderful property is only 8 miles from Pound Lake, 13 miles to Birch Knob Observation Tower, 30 miles to High Knob Recreation Area, 35 miles to Spearhead trails, and 32 miles to Breaks Interstate Park. Schedule your showing today! Buyers and buyer's agents to verify all information contained in this listing. Subject to Errors and Omissions.

Key facts

• New kitchen floors
• 11 acres of land
• Updated ceilings

Tags

• 11 ACRES OF LAND
• NEW WINDOWS
• NEW HVAC SYSTEM
• NEW ROOF
• UPDATED CEILINGS
• NEW KITCHEN FLOORS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $-112 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $125k (13.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $93k (35.6% below list).
• Recommended offer: $93k (35.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#131 in VA, #4,220 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: amenities F, commute F, employment F.
• Dickenson County Public School District (rural): math 59% / reading 66% proficiency, ranked #58 of 131 in VA (top 44%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 34 active listings in the ZIP; 11 units permitted in Dickenson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (4.3% local appreciation)).
• Dickenson County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 5, 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 98 days — a 9% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $90k; list at $145k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,380 (35.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.64% ✗
• Cap rate: 5.36%
• Cash-on-cash: -3.32%
• DSCR: 0.85
• GRM: 12.9

CMA / ARV

• ARV (median comp): $92,548
• List price: $144,995
• Delta: 56.67%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

4.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.2%
• Equity multiple: 1.51×
• Total profit: $20,554
• Equity at exit: $76,173

10-year hold

• IRR: 10.2%
• Equity multiple: 2.75×
• Total profit: $71,078
• Equity at exit: $126,755

Cash invested: $40,599 (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 24228

• Home prices YoY: 3.2%
• Active inventory: 34
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $934 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$29 /mo · $350/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $-112

Break-even live

Break-even rent $1,076

Max offer price $125,159

Occupancy floor —

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: $36,249
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $144,995 Active 98 DOM
2. 2026-06-17
   days on market $144,995 Active 97 DOM
3. 2026-06-16
   days on market $144,995 Active 96 DOM
4. 2026-06-15
   days on market $144,995 Active 95 DOM
5. 2026-06-15
   days on market $144,995 Active 94 DOM
6. 2026-06-13
   days on market $144,995 Active 93 DOM
7. 2026-06-12
   days on market $144,995 Active 92 DOM
8. 2026-06-09
   days on market $144,995 Active 89 DOM
9. 2026-06-08
   days on market $144,995 Active 88 DOM
10. 2026-06-08
    days on market $144,995 Active 87 DOM
11. 2026-06-03
    days on market $144,995 Active 83 DOM
12. 2026-06-02
    days on market $144,995 Active 82 DOM
13. 2026-06-01
    days on market $144,995 Active 81 DOM
14. 2026-05-31
    days on market $144,995 Active 80 DOM
15. 2026-05-11
    price $144,995 1555-char remark

    Show marketing remark (1555 chars)

    Great opportunity to own your own mountain getaway. This well-taken care of 3 bedroom 2 bathroom home is situated on 11 acres of land. Enjoy country living while only being 6 miles from town. Some of the recent updates are: new windows, new HVAC system, new roof, updated ceilings and lights, new retention wall, and new kitchen floors. The kitchen in this home has been recently remodeled and features tons of hickory cabinets, plenty of counter space, built in dishwasher and new bamboo floors. The kitchen is located close to the master bedroom. The master bedroom and bathroom are spacious with exterior access to the back yard. The home features a traditional dining room which is centered between the kitchen and living room. The living room is also very spacious and perfect for entertaining during the holidays. There's also an attic and a room underneath the house that can be used for storage. The laundry room and 2nd bathroom are located in the basement. The wooded land on this property would be ideal for hunting and ATV riding. From both the front and back porch the Mountain Views are breath-taking. Great home for a first time home buyer or great rental potential. Perfect for Investors. This wonderful property is only 8 miles from Pound Lake, 13 miles to Birch Knob Observation Tower, 30 miles to High Knob Recreation Area, 35 miles to Spearhead trails, and 32 miles to Breaks Interstate Park. Schedule your showing today! Buyers and buyer's agents to verify all information contained in this listing. Subject to Errors and Omissions.

16. 2026-03-12
    listed $155,000 Active 1555-char remark

    Show marketing remark (1555 chars)

    Great opportunity to own your own mountain getaway. This well-taken care of 3 bedroom 2 bathroom home is situated on 11 acres of land. Enjoy country living while only being 6 miles from town. Some of the recent updates are: new windows, new HVAC system, new roof, updated ceilings and lights, new retention wall, and new kitchen floors. The kitchen in this home has been recently remodeled and features tons of hickory cabinets, plenty of counter space, built in dishwasher and new bamboo floors. The kitchen is located close to the master bedroom. The master bedroom and bathroom are spacious with exterior access to the back yard. The home features a traditional dining room which is centered between the kitchen and living room. The living room is also very spacious and perfect for entertaining during the holidays. There's also an attic and a room underneath the house that can be used for storage. The laundry room and 2nd bathroom are located in the basement. The wooded land on this property would be ideal for hunting and ATV riding. From both the front and back porch the Mountain Views are breath-taking. Great home for a first time home buyer or great rental potential. Perfect for Investors. This wonderful property is only 8 miles from Pound Lake, 13 miles to Birch Knob Observation Tower, 30 miles to High Knob Recreation Area, 35 miles to Spearhead trails, and 32 miles to Breaks Interstate Park. Schedule your showing today! Buyers and buyer's agents to verify all information contained in this listing. Subject to Errors and Omissions.

17. 2022-10-11
    soldstatus $90,000 1496-char remark

    Show marketing remark (1496 chars)

    Great opportunity to own your own mountain getaway. This well-taken care of 3 bedroom 2 bathroom home is situated on 11 acres of land. Enjoy country living while only being 6 miles from town. Some of the recent updates are: new windows, new HVAC system, and new kitchen floors. The kitchen in this home has been recently remodeled and features tons of hickory cabinets, plenty of counter space, built in dishwasher and new bamboo floors. The kitchen is located close to the master bedroom. The master bedroom and bathroom are spacious with exterior access to the back yard. The home features a traditional dining room which is centered between the kitchen and living room. The living room is also very spacious and perfect for entertaining during the holidays. There's also an attic and a room underneath the house that can be used for storage. The laundry room and 2nd bathroom are located in the basement. The wooded land on this property would be ideal for hunting and ATV riding. From both the front and back porch the Mountain Views are breath-taking. Great home for a first time home buyer or great rental potential. Perfect for Investors. This wonderful property is only 8 miles from Pound Lake, 13 miles to Birch Knob Observation Tower, 30 miles to High Knob Recreation Area, 35 miles to Spearhead trails, and 32 miles to Breaks Interstate Park. Schedule your showing today! Buyers and buyer's agents to verify all information contained in this listing. Subject to Errors and Omissions.

18. 2022-07-19
    listed $99,995 1496-char remark

    Show marketing remark (1496 chars)

    Great opportunity to own your own mountain getaway. This well-taken care of 3 bedroom 2 bathroom home is situated on 11 acres of land. Enjoy country living while only being 6 miles from town. Some of the recent updates are: new windows, new HVAC system, and new kitchen floors. The kitchen in this home has been recently remodeled and features tons of hickory cabinets, plenty of counter space, built in dishwasher and new bamboo floors. The kitchen is located close to the master bedroom. The master bedroom and bathroom are spacious with exterior access to the back yard. The home features a traditional dining room which is centered between the kitchen and living room. The living room is also very spacious and perfect for entertaining during the holidays. There's also an attic and a room underneath the house that can be used for storage. The laundry room and 2nd bathroom are located in the basement. The wooded land on this property would be ideal for hunting and ATV riding. From both the front and back porch the Mountain Views are breath-taking. Great home for a first time home buyer or great rental potential. Perfect for Investors. This wonderful property is only 8 miles from Pound Lake, 13 miles to Birch Knob Observation Tower, 30 miles to High Knob Recreation Area, 35 miles to Spearhead trails, and 32 miles to Breaks Interstate Park. Schedule your showing today! Buyers and buyer's agents to verify all information contained in this listing. Subject to Errors and Omissions.

ⓘ 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: $350 · $29/mo
• Projected year-2 tax: $1,189 · $99/mo
• Expected delta: +$838/yr (+$70/mo · 239.2%)

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

Taxation est. · year 1

• Rental income: $11,206
• − Mortgage interest: −$8,122
• − Property taxes: −$350
• − Insurance: −$725
• − Repairs & maintenance: −$896
• − Management: −$896
• − Depreciation: −$4,218
• Taxable loss: −$4,003
• Est. tax savings @ 24.0%: +$961
• After-tax cash flow: $-387/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: Dickenson County Public School District
• NCES district ID: 5101140
• Math proficiency: 59% ▼ -31.00%
• Reading proficiency: 66% ▼ -17.00%
• Median HH income: $30,649
• Composite: 51.28/100
• National rank: #1749
• State rank: #58 of 131 in VA

Livability — Clintwood

• Score: 75/100
• State rank: #131
• US rank: #4220

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,336

Population outlook (Dickenson County) Hauer SSP2

• Today (2025): 13,554 people
• By 2030: 12,680 · -6.4%
• By 2040: 11,016 · -18.7%
• By 2050: 9,562 · -29.5%
• By 2075: 6,712 · -50.5%
• By 2100: 4,554 · -66.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Black 1%
• Common ancestry: Serbian 3% Italian 2% Slovak 1%
• Foreign-born: 0% · Canada

Political lean MEDSL · Dickenson

• 2024 margin: Solid R (+62.2) · D 18.7% · R 80.9%
• 2008→2024 swing: -61.5pp toward R · 2008: -0.7pp · 2024: -62.2pp
• All cycles: 2024: R+62.2 2020: R+58.1 2016: R+56.2 2012: R+26.2 2008: R+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.31%
• Current HPI: 140.6944
• 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

+45.0% since first listed

4 events — show timeline

• 2026-05-11 Price Changed $144,995 TVRMLS
• 2026-03-12 Listed $155,000 TVRMLS
• 2022-10-11 Sold (MLS) $90,000 TVRMLS
• 2022-07-19 Listed $99,995 TVRMLS

Property tax history

+3.2%/yr

Latest (2026): $350 · +0.0% YoY. Source: county tax records.