518 Wilder St · Dungannon, VA 24245

$135,000

2 bd · 2.0 ba · 1,188 sqft · SingleFamily public records · 22 Days on market

Built 1950 8,712 sqft lot

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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 +13.1/30.0
• ARV discount +7.5/15.0
• Schools +5.8/10.0
• DSCR +3.9/10.0
• Livability +3.0/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.0/10.0

Listing remarks

Welcome home to this well-maintained and move-in-ready property nestled in a peaceful riverside community. Offering 2 bedrooms with the potential for a 3rd bedroom, 2 full bathrooms, and numerous updates, this home provides both comfort and flexibility for a variety of lifestyles. Enjoy peace of mind with a roof that's around 2 years old and a regularly serviced heat pump that is less than 3 years old. The home has been professionally treated annually, helping keep unwanted pests at bay. All appliances convey, including a brand-new refrigerator, like-new stove, washer, and dryer--making your move even easier. Outside, you'll find a level yard with endless possibilities. Whether you envision

Key facts

• Covered front porch
• Level yard
• Riverside community

Tags

• RIVERSIDE COMMUNITY
• LEVEL YARD
• COVERED FRONT PORCH
• ATTACHED COVERED CARPORT
• HANDICAP-ACCESSIBLE FEATURES
• TWO STORAGE BUILDINGS

Property features AI

Exterior

• Utilities: Public water
• Home design: Single-family house; Residential property; One-story (entry level not specified)
• Construction: Vinyl siding; Metal roof; Built as a house (year built not provided)
• Exterior features: Cleared lot; Residential zoning

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Heat pump; Central air conditioning
• Interior features: Seven total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $-6 ($-66/yr) — negative.
• To cash-flow at today's rent, offer at most $134k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $103k (23.7% below list).
• Recommended offer: $103k (23.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#450 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, amenities F, commute 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); Dungannon Elementary School (math 37% / reading 47%, grade D-, #295 of 342 statewide, top 87%, 84 students, 75% FRL); Twin Springs High (math 62% / reading 62%, grade B-, #231 of 319 statewide, top 75%, 242 students, 77% FRL) — zoned schools average 82% FRL vs 48% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 12 active listings in the ZIP; 22 units permitted in Scott County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Scott County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $102,980 (23.7% 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. Built in 1950 — 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. 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?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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?
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: 0.76% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.18%
• DSCR: 0.99
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $24,948
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
226 Jefferson St	0.29mi	2/1.0	1,064 (-10%)	1mo	$22,000	$21	64

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

Projected returns pro-forma

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

5-year hold

• IRR: -16.6%
• Equity multiple: 0.41×
• Total profit: $-22,282
• Equity at exit: $20,129

10-year hold

• IRR: -8.5%
• Equity multiple: 0.47×
• Total profit: $-20,077
• Equity at exit: $11,672

Cash invested: $37,800 (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 24245

• Home prices YoY: -3.3%
• Active inventory: 12
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,030 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$55 /mo · $658/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $-6

Break-even live

Break-even rent $1,037

Max offer price $134,024

Occupancy floor 96%

Sensitivity live

Price	-10% $71	-5% $33	+0% $-6	+5% $-44	+10% $-82
Rent	-10% $-87	-5% $-46	+0% $-6	+5% $35	+10% $76
Rate	-1.0pp $62	-0.5pp $29	base $-6	+0.5pp $-41	+1.0pp $-76

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $135,000 Active 22 DOM
2. 2026-06-21
   days on market $135,000 Active 21 DOM
3. 2026-06-18
   days on market $135,000 Active 19 DOM
4. 2026-06-17
   days on market $135,000 Active 18 DOM
5. 2026-06-16
   days on market $135,000 Active 17 DOM
6. 2026-06-15
   days on market $135,000 Active 16 DOM
7. 2026-06-15
   days on market $135,000 Active 15 DOM
8. 2026-06-13
   days on market $135,000 Active 14 DOM
9. 2026-06-12
   days on market $135,000 Active 13 DOM
10. 2026-06-09
    days on market $135,000 Active 10 DOM
11. 2026-06-08
    days on market $135,000 Active 9 DOM
12. 2026-06-08
    days on market $135,000 Active 8 DOM
13. 2026-06-07
    days on market $135,000 Active 7 DOM
14. 2026-06-03
    days on market $135,000 Active 4 DOM
15. 2026-06-02
    days on market $135,000 Active 3 DOM
16. 2026-06-01
    days on market $135,000 Active 2 DOM
17. 2026-05-31
    remarks 699-char remark
18. 2026-05-31
    listed $135,000 Active 1 DOM

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

Tax reassessment forecast VA · Resets to sale price

• Current annual tax: $658 · $55/mo
• Projected year-2 tax: $1,107 · $92/mo
• Expected delta: +$449/yr (+$37/mo · 68.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 8 d/yr ≥96°F today · 25 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: $12,358
• − Mortgage interest: −$7,562
• − Property taxes: −$658
• − Insurance: −$675
• − Repairs & maintenance: −$989
• − Management: −$989
• − Depreciation: −$3,927
• Taxable loss: −$2,442
• Est. tax savings @ 24.0%: +$586
• After-tax cash flow: $520/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: 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 — Dungannon

• Score: 60/100
• State rank: #450
• US rank: #19260

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dungannon, VA
• Population (ZIP): 873

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 (97%)
• Race & ethnicity: White 97% Two or more races 2% Asian 1%
• Common ancestry: Serbian 4% Slovak 2% Hispanic 1%
• Foreign-born: 2% · South Korea, Canada
• Languages at home: 99% English-only · Spanish 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: ▼ -6.01%
• Current HPI: 175.337
• 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

• 2026-05-30 Listed $135,000 TVRMLS

Property tax history

+5.5%/yr

Latest (2025): $658 · +0.0% YoY. Source: county tax records.