171 Hob Knob Dr · Gate City, VA 24251

$75,000

3 bd · 1.0 ba · 1,624 sqft · SingleFamily public records · 91 Days on market

Built 1948 0.25 ac lot $46/sqft · 66% below area

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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 +2.5/5.0

Listing remarks MLS

This 3-bedroom, 1-bathroom house is located in Gate City, VA. It offers 1,624 square feet of living space and sits on two lots totaling 1.4 acres. This property would be great for a cash buyer or for an investor looking for a renovation project. A new roof and updated plumbing were completed about 3 years ago. Fiber internet service is available at the road. This property has city water, and its own septic system. The property is being sold as-is. Motivated owner is ready to make a deal! Reach out to your favorite Realtor to set up a showing!

Key facts

• City water
• New roof
• Updated plumbing

Tags

• NEW ROOF
• UPDATED PLUMBING
• FIBER INTERNET SERVICE
• CITY WATER
• SEPTIC SYSTEM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $596 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.8% 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: schools A+, cost of living A+, housing A+; 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.
• 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 $687 of equity ($519 loan paydown + $168 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $16k; list at $75k implies a 355% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.80% ✓
• Cap rate: 15.83%
• Cash-on-cash: 34.07%
• DSCR: 2.52
• GRM: 4.6

CMA / ARV

• ARV (median comp): $222,317
• List price: $75,000
• Delta: -66.26%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 35.2%
• Equity multiple: 2.74×
• Total profit: $36,563
• Equity at exit: $22,622

10-year hold

• IRR: 38.2%
• Equity multiple: 5.35×
• Total profit: $91,440
• Equity at exit: $27,876

Cash invested: $21,000 (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 24251

• Home prices YoY: 0.1%
• Active inventory: 51
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$46 /mo · $547/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $596

Break-even live

Break-even rent $595

Max offer price $75,000

Occupancy floor 51%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-17
   days on market $75,000 Active 91 DOM
2. 2026-06-16
   days on market $75,000 Active 90 DOM
3. 2026-06-15
   days on market $75,000 Active 89 DOM
4. 2026-06-15
   days on market $75,000 Active 88 DOM
5. 2026-06-13
   days on market $75,000 Active 87 DOM
6. 2026-06-12
   days on market $75,000 Active 86 DOM
7. 2026-06-09
   days on market $75,000 Active 83 DOM
8. 2026-06-08
   days on market $75,000 Active 82 DOM
9. 2026-06-08
   days on market $75,000 Active 81 DOM
10. 2026-06-07
    days on market $75,000 Active 80 DOM
11. 2026-06-03
    days on market $75,000 Active 77 DOM
12. 2026-06-02
    days on market $75,000 Active 76 DOM
13. 2026-06-01
    days on market $75,000 Active 75 DOM
14. 2026-05-31
    days on market $75,000 Active 74 DOM
15. 2026-04-21
    price $75,000 548-char remark

    Show marketing remark (548 chars)

    This 3-bedroom, 1-bathroom house is located in Gate City, VA. It offers 1,624 square feet of living space and sits on two lots totaling 1.4 acres. This property would be great for a cash buyer or for an investor looking for a renovation project. A new roof and updated plumbing were completed about 3 years ago. Fiber internet service is available at the road. This property has city water, and its own septic system. The property is being sold as-is. Motivated owner is ready to make a deal! Reach out to your favorite Realtor to set up a showing!

16. 2026-03-18
    listed $99,000 Active 548-char remark

    Show marketing remark (548 chars)

    This 3-bedroom, 1-bathroom house is located in Gate City, VA. It offers 1,624 square feet of living space and sits on two lots totaling 1.4 acres. This property would be great for a cash buyer or for an investor looking for a renovation project. A new roof and updated plumbing were completed about 3 years ago. Fiber internet service is available at the road. This property has city water, and its own septic system. The property is being sold as-is. Motivated owner is ready to make a deal! Reach out to your favorite Realtor to set up a showing!

17. 1999-12-22
    soldstatus $16,500

ⓘ 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: $547 · $46/mo
• Projected year-2 tax: $615 · $51/mo
• Expected delta: +$68/yr (+$6/mo · 12.5%)

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

Taxation est. · year 1

• Rental income: $16,197
• − Mortgage interest: −$4,201
• − Property taxes: −$547
• − Insurance: −$375
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$2,182
• Taxable income: $6,301
• Est. tax owed @ 24.0%: −$1,512
• After-tax cash flow: $5,642/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 — 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

+354.5% since first listed

3 events — show timeline

• 2026-04-21 Price Changed $75,000 TVRMLS
• 2026-03-18 Listed $99,000 TVRMLS
• 1999-12-22 Sold (Public Records) $16,500 Public Records

Property tax history

+3.6%/yr

Latest (2025): $547 · +0.0% YoY. Source: county tax records.