4 Timber Scent · Dante, VA 24237

$50,000

2 bd · 1.0 ba · 720 sqft · Other public records · 136 Days on market

Built 1980 8,712 sqft 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
• Appreciation +5.6/10.0
• Schools +5.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0

Listing remarks MLS

Cozy 2-bedroom, 1-bath site-built home tucked in the mountains and ready for its new owners. This inviting property features new flooring in most rooms and a comfortable layout. Great location only 20 min from stores and restaurants. Home is being sold as-is, where-is. All information taken from 3rd party sources and deemed reliable Buyer /Buyer's agent to verify subject to E & O.

Key facts

• 8,712 sq ft lot
• Built 1980
• Listed 136 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $50k.

Deal economics

• At list price, monthly cash flow is $465 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($972 rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 44/100 on livability (#570 in VA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Russell County Public School District (rural): math 58% / reading 73% proficiency, ranked #44 of 131 in VA (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Castlewood Elementary (math 51% / reading 62%, grade C+, #630 of 1,108 statewide, top 57%, 237 students, 92% FRL); Castlewood High (math 57% / reading 77%, grade B, #185 of 319 statewide, top 61%, 314 students, 90% FRL) — zoned schools average 91% FRL vs 49% district-wide (42 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 5 active listings in the ZIP; 35 units permitted in Russell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $915 of equity ($346 loan paydown + $569 appreciation (1.1% local appreciation)).
• Russell County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.1% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $5k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $31k; list at $50k implies a 61% gain — meaningful room to come down on a strong offer.

Recommended offer $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.94% ✓
• Cap rate: 17.46%
• Cash-on-cash: 39.87%
• DSCR: 2.77
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.6%
• Equity multiple: 3.21×
• Total profit: $30,893
• Equity at exit: $17,431

10-year hold

• IRR: 44.3%
• Equity multiple: 6.34×
• Total profit: $74,816
• Equity at exit: $23,447

Cash invested: $14,000 (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 24237

• Home prices YoY: 1.7%
• Active inventory: 5
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $972 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$19 /mo · $234/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $465

Break-even live

Break-even rent $383

Max offer price $50,000

Occupancy floor 47%

Sensitivity live

Price	-10% $494	-5% $479	+0% $465	+5% $451	+10% $437
Rent	-10% $388	-5% $427	+0% $465	+5% $504	+10% $542
Rate	-1.0pp $490	-0.5pp $478	base $465	+0.5pp $452	+1.0pp $439

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-04-26
   status Pending 389-char remark

   Show marketing remark (389 chars)

   Cozy 2-bedroom, 1-bath site-built home tucked in the mountains and ready for its new owners. This inviting property features new flooring in most rooms and a comfortable layout. Great location only 20 min from stores and restaurants. Home is being sold as-is, where-is. All information taken from 3rd party sources and deemed reliable Buyer /Buyer's agent to verify subject to E & O.

2. 2026-04-26
   status Pending

   Show marketing remark (389 chars)

   Cozy 2-bedroom, 1-bath site-built home tucked in the mountains and ready for its new owners. This inviting property features new flooring in most rooms and a comfortable layout. Great location only 20 min from stores and restaurants. Home is being sold as-is, where-is. All information taken from 3rd party sources and deemed reliable Buyer /Buyer's agent to verify subject to E & O.

3. 2026-03-17
   price $50,000 389-char remark

   Show marketing remark (389 chars)

   Cozy 2-bedroom, 1-bath site-built home tucked in the mountains and ready for its new owners. This inviting property features new flooring in most rooms and a comfortable layout. Great location only 20 min from stores and restaurants. Home is being sold as-is, where-is. All information taken from 3rd party sources and deemed reliable Buyer /Buyer's agent to verify subject to E & O.

4. 2026-03-17
   price $50,000

   Show marketing remark (389 chars)

   Cozy 2-bedroom, 1-bath site-built home tucked in the mountains and ready for its new owners. This inviting property features new flooring in most rooms and a comfortable layout. Great location only 20 min from stores and restaurants. Home is being sold as-is, where-is. All information taken from 3rd party sources and deemed reliable Buyer /Buyer's agent to verify subject to E & O.

5. 2026-01-24
   price $51,500 389-char remark

   Show marketing remark (389 chars)

   Cozy 2-bedroom, 1-bath site-built home tucked in the mountains and ready for its new owners. This inviting property features new flooring in most rooms and a comfortable layout. Great location only 20 min from stores and restaurants. Home is being sold as-is, where-is. All information taken from 3rd party sources and deemed reliable Buyer /Buyer's agent to verify subject to E & O.

6. 2026-01-24
   price $51,500

   Show marketing remark (389 chars)

   Cozy 2-bedroom, 1-bath site-built home tucked in the mountains and ready for its new owners. This inviting property features new flooring in most rooms and a comfortable layout. Great location only 20 min from stores and restaurants. Home is being sold as-is, where-is. All information taken from 3rd party sources and deemed reliable Buyer /Buyer's agent to verify subject to E & O.

7. 2025-12-10
   listed $55,000 Active 389-char remark

   Show marketing remark (389 chars)

   Cozy 2-bedroom, 1-bath site-built home tucked in the mountains and ready for its new owners. This inviting property features new flooring in most rooms and a comfortable layout. Great location only 20 min from stores and restaurants. Home is being sold as-is, where-is. All information taken from 3rd party sources and deemed reliable Buyer /Buyer's agent to verify subject to E & O.

8. 2025-12-10
   listed $55,000 Active

   Show marketing remark (389 chars)

   Cozy 2-bedroom, 1-bath site-built home tucked in the mountains and ready for its new owners. This inviting property features new flooring in most rooms and a comfortable layout. Great location only 20 min from stores and restaurants. Home is being sold as-is, where-is. All information taken from 3rd party sources and deemed reliable Buyer /Buyer's agent to verify subject to E & O.

9. 2024-02-27
   soldstatus $31,000 Closed 382-char remark

   Show marketing remark (382 chars)

   This cozy little home would make a great first time home, is perfect for someone looking to downsize, or it would be a great an investment property! Property features open concept living room and kitchen, two bedrooms and one bath. Outside, you will find a large porch, and a large storage building. The home has been well-maintained and is ready for new owners! Come see it today

10. 2024-02-27
    soldstatus $31,000

    Show marketing remark (382 chars)

    This cozy little home would make a great first time home, is perfect for someone looking to downsize, or it would be a great an investment property! Property features open concept living room and kitchen, two bedrooms and one bath. Outside, you will find a large porch, and a large storage building. The home has been well-maintained and is ready for new owners! Come see it today

11. 2023-12-04
    status Pending 382-char remark

    Show marketing remark (382 chars)

    This cozy little home would make a great first time home, is perfect for someone looking to downsize, or it would be a great an investment property! Property features open concept living room and kitchen, two bedrooms and one bath. Outside, you will find a large porch, and a large storage building. The home has been well-maintained and is ready for new owners! Come see it today

12. 2023-12-01
    listed $39,995 Active 382-char remark

    Show marketing remark (382 chars)

    This cozy little home would make a great first time home, is perfect for someone looking to downsize, or it would be a great an investment property! Property features open concept living room and kitchen, two bedrooms and one bath. Outside, you will find a large porch, and a large storage building. The home has been well-maintained and is ready for new owners! Come see it today

ⓘ 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: $234 · $19/mo
• Projected year-2 tax: $410 · $34/mo
• Expected delta: +$176/yr (+$15/mo · 75.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 8 d/yr ≥91°F today · 22 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: $11,662
• − Mortgage interest: −$2,801
• − Property taxes: −$234
• − Insurance: −$250
• − Repairs & maintenance: −$933
• − Management: −$933
• − Depreciation: −$1,455
• Taxable income: $5,057
• Est. tax owed @ 24.0%: −$1,214
• After-tax cash flow: $4,369/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: Russell County Public School District
• NCES district ID: 5103420
• Math proficiency: 58% ▼ -32.00%
• Reading proficiency: 73% ▼ -10.00%
• Median HH income: $34,970
• Composite: 54.14/100
• National rank: #1384
• State rank: #44 of 131 in VA

Livability — Dante

• Score: 44/100
• State rank: #570
• US rank: #26831

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dante, VA
• Population (ZIP): 1,064

Population outlook (Russell County) Hauer SSP2

• Today (2025): 25,787 people
• By 2030: 24,485 · -5.0%
• By 2040: 21,750 · -15.7%
• By 2050: 19,214 · -25.5%
• By 2075: 14,500 · -43.8%
• By 2100: 10,629 · -58.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Black 3% Hispanic / Latino 3% Asian 3%
• Common ancestry: Iranian 1% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Russell

• 2024 margin: Solid R (+67.5) · D 16.1% · R 83.6%
• 2008→2024 swing: -54.8pp toward R · 2008: -12.7pp · 2024: -67.5pp
• All cycles: 2024: R+67.5 2020: R+63.5 2016: R+58.9 2012: R+37.0 2008: R+12.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.14%
• Current HPI: 67.9552
• 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

+25.0% since first listed

12 events — show timeline

• 2026-04-26 Pending — SWVAR
• 2026-04-26 Pending — TVRMLS
• 2026-03-17 Price Changed $50,000 SWVAR
• 2026-03-17 Price Changed $50,000 TVRMLS
• 2026-01-24 Price Changed $51,500 SWVAR
• 2026-01-24 Price Changed $51,500 TVRMLS
• 2025-12-10 Listed $55,000 TVRMLS
• 2025-12-10 Listed $55,000 SWVAR
• 2024-02-27 Sold (Public Records) $31,000 Public Records
• 2024-02-27 Sold (MLS) $31,000 TVRMLS
• 2023-12-04 Pending — TVRMLS
• 2023-12-01 Listed $39,995 TVRMLS

Property tax history

+11.2%/yr

Latest (2024): $234 · +0.0% YoY. Source: county tax records.