1100 Coalpit Branch Dr · Gate City, VA 24251

$59,000

1 bd · 1.0 ba · 505 sqft · SingleFamily · 12 Days on market

Built 2000 Poor condition 0.29 ac lot

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Why this score? — see what drove the B 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.8/10.0
• Appreciation +5.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks

OFF-GRID CABIN BORDERING THE NATIONAL FOREST! Tucked away in the mountains of Southwest Virginia, this unique retreat offers direct access to thousands of acres of National Forest land right from your backyard. Whether you're seeking a hunting camp, weekend getaway, or private escape from the hustle and bustle, this property delivers unmatched privacy and outdoor recreation. The cabin features a loft sleeping area, propane heat, gas range, refrigerator, shower, and sink, providing the comforts needed for extended stays. Designed for self-sufficient living, the property utilizes solar power and a rainwater collection system. An outhouse serves the property, creating a true off-grid experienc

Key facts

• Off grid cabin
• National forest
• Direct access

Tags

• OFF GRID CABIN
• DIRECT ACCESS
• NATIONAL FOREST
• LOFT SLEEPING AREA
• PROPANE HEAT
• GAS RANGE

Property features AI

Exterior

• Utilities: No public water (see remarks); No public sewer
• Home design: Cabin; One and one-half stories; Residential single-family property; Zoned residential
• Construction: Wood siding construction
• Exterior features: Wooded topography; Metal roof

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: 3 total rooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; No central cooling
• Interior features: Double pane windows; Gas range; Refrigerator

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $59k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Cap rate 14.9% vs local median 4.4% in Gate City — 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 62/100 on livability (#400 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime 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.
• 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: 51 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 $540 of equity ($408 loan paydown + $132 appreciation (0.2% 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 (0.2% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.79% ✓
• Cap rate: 14.94%
• Cash-on-cash: 30.88%
• DSCR: 2.37
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.8%
• Equity multiple: 2.57×
• Total profit: $25,987
• Equity at exit: $17,796

10-year hold

• IRR: 35.1%
• Equity multiple: 5.00×
• Total profit: $66,006
• Equity at exit: $21,929

Cash invested: $16,520 (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 24251

• Home prices YoY: 0.1%
• Active inventory: 51
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,054 medium
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $885/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $425

Break-even live

Break-even rent $516

Max offer price $59,000

Occupancy floor 55%

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $59,000 Active 12 DOM
2. 2026-06-17
   days on market $59,000 Active 11 DOM
3. 2026-06-16
   days on market $59,000 Active 10 DOM
4. 2026-06-15
   days on market $59,000 Active 9 DOM
5. 2026-06-15
   days on market $59,000 Active 8 DOM
6. 2026-06-13
   days on market $59,000 Active 7 DOM
7. 2026-06-12
   days on market $59,000 Active 6 DOM
8. 2026-06-09
   days on market $59,000 Active 3 DOM
9. 2026-06-08
   days on market $59,000 Active 2 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $59,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 1/10 Low 7 d/yr ≥96°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,650
• − Mortgage interest: −$3,305
• − Property taxes: −$885
• − Insurance: −$295
• − Repairs & maintenance: −$1,012
• − Management: −$1,012
• − Depreciation: −$1,716
• Taxable income: $4,425
• Est. tax owed @ 24.0%: −$1,062
• After-tax cash flow: $4,039/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 · 6 photos

Poor 20/100 Extensive rehab

This off-grid cabin requires extensive repairs and maintenance, including a new roof, siding, HVAC system, and landscaping. Significant improvements would be needed to increase its resale and rental value.

Repairs flagged

• Major Rusty metal roof — Visible rust and potential leaks.
• Major Weathered wooden siding — Peeling paint and overall poor condition.
• Major Worn carpet — Significant wear and tear.
• Major Painted walls — Visible wear and tear.
• Major Older HVAC system — Visible wear and tear.
• Major Decaying wooden fence — Missing sections and overall poor condition.
• Major Landscaping — Overgrown vegetation and lack of maintenance.

Value-add opportunities

• Both New roof — New roof would improve both resale and rental value.
• Both New siding — New siding would improve both resale and rental value.
• Both New HVAC system — New HVAC system would improve both resale and rental value.
• Both Landscaping and fence repair — Landscaping and fence repair would improve both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Rusty metal roof · Visible rust and potential leaks.	Major	$15,000–50,000
Weathered wooden siding · Peeling paint and overall poor condition.	Major	$15,000–50,000
Worn carpet · Significant wear and tear.	Major	$15,000–50,000
Painted walls · Visible wear and tear.	Major	$15,000–50,000
Older HVAC system · Visible wear and tear.	Major	$15,000–50,000
Decaying wooden fence · Missing sections and overall poor condition.	Major	$15,000–50,000
Landscaping · Overgrown vegetation and lack of maintenance.	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both New roof — New roof would improve both resale and rental value. ↑
• Both New siding — New siding would improve both resale and rental value. ↑
• Both New HVAC system — New HVAC system would improve both resale and rental value. ↑
• Both Landscaping and fence repair — Landscaping and fence repair would improve both resale and rental 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 — Gate City

• Score: 62/100
• State rank: #400
• US rank: #16427

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,976

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 3% Black 2%
• Common ancestry: Serbian 4% Slovak 2% Italian 2%
• Foreign-born: 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: ▲ 0.22%
• Current HPI: 211.6519
• 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

• 2026-06-05 Listed $59,000 TVRMLS