8593 Highland Tpke · McDowell, VA 24458

$135,900

2 bd · 1.0 ba · 1,205 sqft · SingleFamily public records · 42 Days on market

Built 1930 0.50 ac lot $113/sqft · 51% below 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 +13.9/30.0
• ARV discount +7.5/15.0
• Schools +7.4/10.0
• DSCR +4.2/10.0
• Appreciation +3.9/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Cute little home, move in ready condition and priced to sell. This cottage is fully furnished with eat-in kitchen, bedroom and bathroom on the main floor. Addition bedroom's upstairs. There are currently two rooms being used upstairs that have the possibility of being additional living space. One is being used as a TV room and the other is being used as a library. Perfect starter home, or vacation rental. A short walk to the bakery and deli at Mountain Oasis and withing walking distance of crab run and the post office. Coming enjoy Highland in your own little cottage. Property is being sold "as is".

Key facts

• 0.5 acre lot
• Built 1930
• Listed 42 days

Property features AI

Exterior

• Utilities: Public water; Conventional sewer; Fiber optic available
• Home design: Detached single-family home; Two stories
• Construction: Stick-built construction; Stone foundation
• Exterior features: Half-acre lot

Interior

• Kitchen: Kitchen on first level
• Bedrooms: Bedroom on second level; Bedroom on first level; Study on second level
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Heat pump heating; Central air conditioning and heat pump cooling
• Interior features: Primary bedroom is on the downstairs level; Mud room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $136k.

Deal economics

• At list price, monthly cash flow is $15 ($179/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 $105k (22.6% below list).
• Recommended offer: $105k (22.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Highland County Public School District (rural): math 85% / reading 90% proficiency, ranked #19 of 134 in VA (top 14%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Highland Elementary (math 54% / reading 74%, grade B, #416 of 1,108 statewide, top 41%, 97 students, 44% FRL); Highland High (math 64% / reading 95%, grade A, #62 of 319 statewide, top 19%, 103 students, 30% FRL).
• Zoned-school proficiency averages 72% at this address vs 88% district-wide (-15 pts) — the specific schools serving this property underperform the Highland County Public School District average; the district grade overstates school quality for this exact location.
• Market conditions: 5 active listings in the ZIP; 12 units permitted in Highland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.2%/yr); year-one equity from $940 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Highland County population projected at -44% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $94k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,127 (22.6% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.77% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.47%
• DSCR: 1.02
• GRM: 10.8

CMA / ARV

• ARV (median comp): $275,201
• List price: $135,900
• Delta: -50.62%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-2.24% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.4%
• Equity multiple: 0.56×
• Total profit: $-16,790
• Equity at exit: $24,882

10-year hold

• IRR: -3.4%
• Equity multiple: 0.74×
• Total profit: $-9,817
• Equity at exit: $19,839

Cash invested: $38,052 (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 24458

• Home prices YoY: -1.4%
• Active inventory: 5
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,051 medium
• Mortgage (P&I): −$713
• Tax from tax record: −$46 /mo · $555/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $15

Break-even live

Break-even rent $1,032

Max offer price $135,900

Occupancy floor 94%

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: $33,975
• Closing costs: $4,077
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $135,900 Active 42 DOM
2. 2026-06-17
   days on market $135,900 Active 41 DOM
3. 2026-06-16
   days on market $135,900 Active 40 DOM
4. 2026-06-15
   days on market $135,900 Active 39 DOM
5. 2026-06-15
   days on market $135,900 Active 38 DOM
6. 2026-06-13
   days on market $135,900 Active 37 DOM
7. 2026-06-12
   pricedays on market $135,900 Active 36 DOM
8. 2026-06-09
   days on market $140,900 Active 33 DOM
9. 2026-06-08
   days on market $140,900 Active 32 DOM
10. 2026-06-08
    days on market $140,900 Active 31 DOM
11. 2026-06-07
    days on market $140,900 Active 30 DOM
12. 2026-06-03
    days on market $140,900 Active 27 DOM
13. 2026-06-02
    days on market $140,900 Active 26 DOM
14. 2026-06-01
    days on market $140,900 Active 25 DOM
15. 2026-05-31
    days on market $140,900 Active 24 DOM
16. 2026-05-07
    listed $140,900 Active 271-char remark
17. 2026-04-30
    status Active
18. 2026-04-30
    price $140,900
19. 2026-03-19
    status Pending
20. 2026-01-01
    price $144,900
21. 2025-10-10
    listed $149,900 Active
22. 2022-06-01
    soldstatus $94,000
23. 2020-05-19
    soldstatus $60,000

    Show marketing remark (616 chars)

    Cute little home, move in ready condition and priced to sell. This cottage is fully furnished with eat-in kitchen, bedroom and bathroom on the main floor. Addition bedroom's upstairs. There are currently two rooms being used upstairs that have the possibility of being additional living space. One is being used as a TV room and the other is being used as a library. Perfect starter home, or vacation rental. A short walk to the bakery and deli at Mountain Oasis and withing walking distance of crab run and the post office. Coming enjoy Highland in your own little cottage. Property is being sold "as is".

24. 2020-05-19
    soldstatus $60,000

    Show marketing remark (616 chars)

    Cute little home, move in ready condition and priced to sell. This cottage is fully furnished with eat-in kitchen, bedroom and bathroom on the main floor. Addition bedroom's upstairs. There are currently two rooms being used upstairs that have the possibility of being additional living space. One is being used as a TV room and the other is being used as a library. Perfect starter home, or vacation rental. A short walk to the bakery and deli at Mountain Oasis and withing walking distance of crab run and the post office. Coming enjoy Highland in your own little cottage. Property is being sold "as is".

25. 2020-03-14
    listed $59,900

    Show marketing remark (616 chars)

    Cute little home, move in ready condition and priced to sell. This cottage is fully furnished with eat-in kitchen, bedroom and bathroom on the main floor. Addition bedroom's upstairs. There are currently two rooms being used upstairs that have the possibility of being additional living space. One is being used as a TV room and the other is being used as a library. Perfect starter home, or vacation rental. A short walk to the bakery and deli at Mountain Oasis and withing walking distance of crab run and the post office. Coming enjoy Highland in your own little cottage. Property is being sold "as is".

26. 2017-03-28
    listed $65,000

ⓘ 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: $555 · $46/mo
• Projected year-2 tax: $1,114 · $93/mo
• Expected delta: +$559/yr (+$47/mo · 100.6%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥91°F today · 20 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: $12,615
• − Mortgage interest: −$7,613
• − Property taxes: −$555
• − Insurance: −$680
• − Repairs & maintenance: −$1,009
• − Management: −$1,009
• − Depreciation: −$3,953
• Taxable loss: −$2,204
• Est. tax savings @ 24.0%: +$529
• After-tax cash flow: $708/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: Highland County Public School District
• NCES district ID: 5101950
• Math proficiency: 85% —
• Reading proficiency: 90% —
• Median HH income: $44,893
• Composite: 73.87/100
• National rank: #306
• State rank: #19 of 134 in VA

Livability — McDowell

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: McDowell, VA
• Population (ZIP): 213

Population outlook (Highland County) Hauer SSP2

• Today (2025): 1,952 people
• By 2030: 1,782 · -8.7%
• By 2040: 1,413 · -27.6%
• By 2050: 1,098 · -43.8%
• By 2075: 773 · -60.4%
• By 2100: 608 · -68.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 9%
• Common ancestry: Serbian 5% Slovak 3%

Political lean MEDSL · Highland

• 2024 margin: Solid R (+44.4) · D 27.2% · R 71.6% · Other 1.2%
• 2008→2024 swing: -22.5pp toward R · 2008: -21.9pp · 2024: -44.4pp
• All cycles: 2024: R+44.4 2020: R+44.0 2016: R+42.2 2012: R+33.0 2008: R+21.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.24%
• Current HPI: 162.8487
• 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

+109.1% since first listed

12 events — show timeline

• 2026-06-09 Price Changed $135,900 HRAR
• 2026-05-07 Listed $140,900 HRAR
• 2026-04-30 Relisted — HRAR
• 2026-04-30 Price Changed $140,900 HRAR
• 2026-03-19 Pending — HRAR
• 2026-01-01 Price Changed $144,900 HRAR
• 2025-10-10 Listed $149,900 HRAR
• 2022-06-01 Sold (Public Records) $94,000 Public Records
• 2020-05-19 Sold (Public Records) $60,000 Public Records
• 2020-05-19 Sold (MLS) $60,000 GAAR
• 2020-03-14 Listed $59,900 GAAR
• 2017-03-28 Listed $65,000 GAAR

Property tax history

+3.3%/yr

Latest (2026): $555 · +0.0% YoY. Source: county tax records.