5742 Coeburn Rd · Clintwood, VA 24228

$69,900

1 bd · 1.0 ba · 920 sqft · SingleFamily · 358 Days on market

Poor condition 3.45 ac lot ↓ 13% since listing

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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 +26.8/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Appreciation +7.2/10.0
• Schools +5.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

If you're looking getaway to the mountains or for a hunting cabin, a handyman who is looking for a unique remodel of a charming cabin with some history this is the place for you. Located between Coeburn and Clintwood with roads that lead to Wise, Poun, Coeburn and Clintwood this Old-fashioned Cabin charmer is waiting for your touch. Buyers and Buyers agents to verify all information in this listing. Subject to errors and omissions.

Key facts

• Unique remodel
• 3.45 acre lot
• Listed 358 days

Tags

• UNIQUE REMODEL

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $70k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $125 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($854 rent vs $70k).
• Recommended offer: $62k (12.0% 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: 34 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 ($483 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 358 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 358 days. Have you received any prior offers? Is the seller open to a 12% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.22% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.75%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 17.9%
• Equity multiple: 2.09×
• Total profit: $21,419
• Equity at exit: $36,722

10-year hold

• IRR: 18.4%
• Equity multiple: 4.03×
• Total profit: $59,367
• Equity at exit: $61,107

Cash invested: $19,572 (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: 34
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $854 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $125

Break-even live

Break-even rent $696

Max offer price $69,900

Occupancy floor 80%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $69,900 Active 358 DOM
2. 2026-06-17
   days on market $69,900 Active 357 DOM
3. 2026-06-16
   days on market $69,900 Active 356 DOM
4. 2026-06-15
   days on market $69,900 Active 355 DOM
5. 2026-06-15
   days on market $69,900 Active 354 DOM
6. 2026-06-13
   days on market $69,900 Active 353 DOM
7. 2026-06-12
   days on market $69,900 Active 352 DOM
8. 2026-06-09
   days on market $69,900 Active 349 DOM
9. 2026-06-08
   days on market $69,900 Active 348 DOM
10. 2026-06-08
    days on market $69,900 Active 347 DOM
11. 2026-06-03
    days on market $69,900 Active 343 DOM
12. 2026-06-02
    days on market $69,900 Active 342 DOM
13. 2026-06-01
    days on market $69,900 Active 341 DOM
14. 2026-05-31
    days on market $69,900 Active 340 DOM
15. 2026-03-11
    price $69,900 435-char remark

    Show marketing remark (435 chars)

    If you're looking getaway to the mountains or for a hunting cabin, a handyman who is looking for a unique remodel of a charming cabin with some history this is the place for you. Located between Coeburn and Clintwood with roads that lead to Wise, Poun, Coeburn and Clintwood this Old-fashioned Cabin charmer is waiting for your touch. Buyers and Buyers agents to verify all information in this listing. Subject to errors and omissions.

16. 2026-02-18
    price $73,500 435-char remark

    Show marketing remark (435 chars)

    If you're looking getaway to the mountains or for a hunting cabin, a handyman who is looking for a unique remodel of a charming cabin with some history this is the place for you. Located between Coeburn and Clintwood with roads that lead to Wise, Poun, Coeburn and Clintwood this Old-fashioned Cabin charmer is waiting for your touch. Buyers and Buyers agents to verify all information in this listing. Subject to errors and omissions.

17. 2025-06-25
    listed $79,900 Active 435-char remark

    Show marketing remark (435 chars)

    If you're looking getaway to the mountains or for a hunting cabin, a handyman who is looking for a unique remodel of a charming cabin with some history this is the place for you. Located between Coeburn and Clintwood with roads that lead to Wise, Poun, Coeburn and Clintwood this Old-fashioned Cabin charmer is waiting for your touch. Buyers and Buyers agents to verify all information in this listing. 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.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 100% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,248
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$1,147
• − Repairs & maintenance: −$820
• − Management: −$820
• − Depreciation: −$2,033
• Taxable income: $464
• Est. tax owed @ 24.0%: −$111
• After-tax cash flow: $1,390/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 · 7 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including exterior repairs, roof replacement, HVAC and mechanical systems installation, and interior repairs. The property is in a poor condition and requires significant investment to become move-in ready.

Repairs flagged

• Major exterior walls — The walls are severely deteriorated and need complete replacement.
• Major roof — The roof is missing shingles and needs to be completely replaced.
• Major flooring — The flooring is damaged and uneven, requiring complete replacement.
• Major interior walls — The interior walls are damaged and need to be repaired or replaced.
• Major HVAC/mechanicals — No HVAC or mechanical systems are present, requiring installation of new systems.
• Major landscaping — The property is overgrown with vegetation, requiring extensive landscaping and maintenance to improve curb appeal.

Value-add opportunities

• Both HVAC and mechanical systems — Installing new HVAC and mechanical systems will improve the comfort and functionality of the property, making it more attractive to buyers and renters.
• Both exterior repairs and landscaping — Repairing the exterior and landscaping will improve the curb appeal and overall condition of the property, making it more attractive to buyers and renters.
• Both interior repairs and painting — Repairing the interior and painting the walls will improve the condition of the property and make it more attractive to buyers and renters.
• Both roof replacement — Replacing the roof will improve the structural integrity of the property and make it more attractive to buyers and renters.
• Both flooring replacement — Replacing the flooring will improve the condition of the property and make it more attractive to buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior walls · The walls are severely deteriorated and need complete replacement.	Major	$15,000–50,000
roof · The roof is missing shingles and needs to be completely replaced.	Major	$15,000–50,000
flooring · The flooring is damaged and uneven, requiring complete replacement.	Major	$15,000–50,000
interior walls · The interior walls are damaged and need to be repaired or replaced.	Major	$15,000–50,000
HVAC/mechanicals · No HVAC or mechanical systems are present, requiring installation of new systems.	Major	$15,000–50,000
landscaping · The property is overgrown with vegetation, requiring extensive landscaping and maintenance to improve curb appeal.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both HVAC and mechanical systems — Installing new HVAC and mechanical systems will improve the comfort and functionality of the property, making it more attractive to buyers and renters. ↑
• Both exterior repairs and landscaping — Repairing the exterior and landscaping will improve the curb appeal and overall condition of the property, making it more attractive to buyers and renters. ↑
• Both interior repairs and painting — Repairing the interior and painting the walls will improve the condition of the property and make it more attractive to buyers and renters. ↑
• Both roof replacement — Replacing the roof will improve the structural integrity of the property and make it more attractive to buyers and renters. ↑
• Both flooring replacement — Replacing the flooring will improve the condition of the property and make it more attractive to buyers and renters. ↑

ⓘ 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

• 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

-12.5% since first listed

3 events — show timeline

• 2026-03-11 Price Changed $69,900 TVRMLS
• 2026-02-18 Price Changed $73,500 TVRMLS
• 2025-06-25 Listed $79,900 TVRMLS