155 Selfe Dr · Clintwood, VA 24228

$65,000

3 bd · 2.0 ba · 1,152 sqft · SingleFamily · 87 Days on market

Built 1940 Fair condition 1.05 ac lot $56/sqft · 37% below area Est $104k · 37% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.2/10.0
• Schools +5.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

2 for the price of one!!!! These 2 homes would make an excellent investment opportunity whether you are looking to flip or acquire rental units. Located within minutes of the grocery store or walking distance of the hospital the location and long back yard offer a lot of potential. One home is a 2 bed 1 bath and the other is a 3 bed 1 bath and both are ready for you to finish them up how you desire. Homes are being sold in as is condition. All information to be verified by all buyers and buyer's agents as it was gathered from public records. Subject to Errors and Omissions.

Key facts

• 1.05 acre lot
• Built 1940
• Listed 86 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $65k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $328 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($984 rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.

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: 35 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 $3k of equity ($449 loan paydown + $3k 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.
• At projected returns (4.3% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $61,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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.
8. 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.
9. 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: 1.51% ✓
• Cap rate: 12.36%
• Cash-on-cash: 21.66%
• DSCR: 1.96
• GRM: 5.5

CMA / ARV

• ARV (median comp): $103,502
• List price: $65,000
• Delta: -37.20%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
800 Main St	0.43mi	2/1.0 (-1)	1,198 (+4%)	2mo	$125,000	$104	63

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

Projected returns pro-forma

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

5-year hold

• IRR: 30.4%
• Equity multiple: 2.83×
• Total profit: $33,391
• Equity at exit: $34,148

10-year hold

• IRR: 29.7%
• Equity multiple: 5.63×
• Total profit: $84,189
• Equity at exit: $56,823

Cash invested: $18,200 (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: 35
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $984 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $328

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 62%

Sensitivity live

Price	-10% $373	-5% $351	+0% $328	+5% $306	+10% $284
Rent	-10% $251	-5% $290	+0% $328	+5% $367	+10% $406
Rate	-1.0pp $361	-0.5pp $345	base $328	+0.5pp $312	+1.0pp $294

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $65,000 Active 87 DOM
2. 2026-06-21
   days on market $65,000 Active 86 DOM
3. 2026-06-18
   days on market $65,000 Active 84 DOM
4. 2026-06-17
   days on market $65,000 Active 83 DOM
5. 2026-06-16
   days on market $65,000 Active 82 DOM
6. 2026-06-15
   days on market $65,000 Active 81 DOM
7. 2026-06-15
   days on market $65,000 Active 80 DOM
8. 2026-06-13
   days on market $65,000 Active 79 DOM
9. 2026-06-12
   days on market $65,000 Active 78 DOM
10. 2026-06-09
    days on market $65,000 Active 75 DOM
11. 2026-06-08
    days on market $65,000 Active 74 DOM
12. 2026-06-08
    days on market $65,000 Active 73 DOM
13. 2026-06-03
    days on market $65,000 Active 69 DOM
14. 2026-06-02
    days on market $65,000 Active 68 DOM
15. 2026-06-01
    days on market $65,000 Active 67 DOM
16. 2026-05-31
    days on market $65,000 Active 66 DOM
17. 2026-03-26
    listed $65,000 Active 580-char remark

    Show marketing remark (580 chars)

    2 for the price of one!!!! These 2 homes would make an excellent investment opportunity whether you are looking to flip or acquire rental units. Located within minutes of the grocery store or walking distance of the hospital the location and long back yard offer a lot of potential. One home is a 2 bed 1 bath and the other is a 3 bed 1 bath and both are ready for you to finish them up how you desire. Homes are being sold in as is condition. All information to be verified by all buyers and buyer's agents as it was gathered from public records. 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.

Taxation est. · year 1

• Rental income: $11,813
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$945
• − Management: −$945
• − Depreciation: −$1,891
• Taxable income: $3,091
• Est. tax owed @ 24.0%: −$742
• After-tax cash flow: $3,200/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 · 13 photos

Fair 45/100 Moderate rehab

This property requires significant updates to its exterior, interior, and HVAC systems, but presents a good investment opportunity with potential for substantial value increase.

Repairs flagged

• Major roof — visible rust and wear
• Major exterior siding — peeling paint
• Major interior walls — peeling paint
• Major kitchen appliances — dated and worn
• Major bathroom fixtures — dated and worn
• Major HVAC system — old and possibly inefficient

Value-add opportunities

• Resale update kitchen appliances — modern appliances improve appeal
• Resale update bathroom fixtures — modern fixtures improve appeal
• Both paint exterior — enhances curb appeal and resale value
• Both repair roof — fixes major issue and improves resale value
• Both landscape and improve curb appeal — enhances curb appeal and resale value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · visible rust and wear	Major	$15,000–50,000
exterior siding · peeling paint	Major	$15,000–50,000
interior walls · peeling paint	Major	$15,000–50,000
kitchen appliances · dated and worn	Major	$15,000–50,000
bathroom fixtures · dated and worn	Major	$15,000–50,000
HVAC system · old and possibly inefficient	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale update kitchen appliances — modern appliances improve appeal ↑
• Resale update bathroom fixtures — modern fixtures improve appeal ↑
• Both paint exterior — enhances curb appeal and resale value ↑
• Both repair roof — fixes major issue and improves resale value ↑
• Both landscape and improve curb appeal — enhances curb appeal and resale 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: 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

• Census place: Clintwood, VA
• 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

1 event — show timeline

• 2026-03-26 Listed $65,000 TVRMLS