3849 Nealy Rdg · Clinchco, VA 24226

$90,000

3 bd · 1.0 ba · 1,400 sqft · SingleFamily public records · 94 Days on market

Built 1965 12 ac lot $64/sqft · 25% below area Est $122k · 26% under

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Why this score? — see what drove the A- 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 +29.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +7.6/10.0
• 1% rule +7.3/10.0
• Schools +5.1/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This charming ranch-style home offers convenient single-level living located on 12 acres! Put your skills to use on this three-bedroom, one-bathroom home as an opportunity for a great farm to lay roots or homestead. Become self-sufficient with acreage for farming, livestock and gardening. Enjoy privacy and the beautiful views of the Southwest Virginia Mountains. Schedule your private showing today and discover the opportunity this ranch home offers.

Key facts

• Privacy
• Single-level living
• Beautiful views

Tags

• SINGLE-LEVEL LIVING
• 12 ACRES
• OPPORTUNITY FOR FARMING
• PRIVACY
• BEAUTIFUL VIEWS
• SOUTHWEST VIRGINIA MOUNTAINS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 51/100 on livability (#544 in VA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing D+, crime D, schools 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: 6 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 $5k of equity ($622 loan paydown + $5k appreciation (5.2% 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 (5.2% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $13k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $81,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 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 1965 — 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 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?
6. 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?
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: 1.23% ✓
• Cap rate: 10.62%
• Cash-on-cash: 15.47%
• DSCR: 1.69
• GRM: 6.8

CMA / ARV

• ARV (median comp): $122,000
• List price: $90,000
• Delta: -26.23%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

5.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.6%
• Equity multiple: 2.68×
• Total profit: $42,297
• Equity at exit: $51,951

10-year hold

• IRR: 25.5%
• Equity multiple: 5.35×
• Total profit: $109,528
• Equity at exit: $90,456

Cash invested: $25,200 (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 24226

• Home prices YoY: 3.1%
• Active inventory: 6
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,103 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$37 /mo · $449/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $325

Break-even live

Break-even rent $692

Max offer price $90,000

Occupancy floor 66%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $90,000 Active 94 DOM
2. 2026-06-17
   days on market $90,000 Active 93 DOM
3. 2026-06-16
   days on market $90,000 Active 92 DOM
4. 2026-06-15
   days on market $90,000 Active 91 DOM
5. 2026-06-15
   days on market $90,000 Active 90 DOM
6. 2026-06-13
   days on market $90,000 Active 89 DOM
7. 2026-06-12
   days on market $90,000 Active 88 DOM
8. 2026-06-09
   days on market $90,000 Active 85 DOM
9. 2026-06-08
   days on market $90,000 Active 84 DOM
10. 2026-06-08
    days on market $90,000 Active 83 DOM
11. 2026-06-03
    days on market $90,000 Active 79 DOM
12. 2026-06-02
    days on market $90,000 Active 78 DOM
13. 2026-06-01
    days on market $90,000 Active 77 DOM
14. 2026-05-31
    days on market $90,000 Active 76 DOM
15. 2026-05-31
    price $90,000 Active 75 DOM
16. 2026-04-21
    price $99,500 456-char remark

    Show marketing remark (456 chars)

    This charming ranch-style home offers convenient single-level living located on 12 acres! Put your skills to use on this three-bedroom, one-bathroom home as an opportunity for a great farm to lay roots or homestead. Become self-sufficient with acreage for farming, livestock and gardening. Enjoy privacy and the beautiful views of the Southwest Virginia Mountains. Schedule your private showing today and discover the opportunity this ranch home offers.

17. 2026-03-16
    listed $102,900 Active 456-char remark

    Show marketing remark (456 chars)

    This charming ranch-style home offers convenient single-level living located on 12 acres! Put your skills to use on this three-bedroom, one-bathroom home as an opportunity for a great farm to lay roots or homestead. Become self-sufficient with acreage for farming, livestock and gardening. Enjoy privacy and the beautiful views of the Southwest Virginia Mountains. Schedule your private showing today and discover the opportunity this ranch home offers.

18. 2026-01-23
    soldstatus $75,000 Closed 1237-char remark

    Show marketing remark (1237 chars)

    This charming ranch-style home offers comfortable single-level living with thoughtful design located on 12 acres! This three-bedroom, one-bathroom home presents excellent investment opportunities for those seeking to build equity through strategic improvements. The property's solid foundation and functional design provide a canvas for value-adding enhancements that can significantly increase market appeal. The home's potential extends beyond immediate occupancy, offering savvy buyers the chance to customize and modernize according to current market preferences while building long-term wealth. Schedule your private showing today and discover the comfort this ranch home offers. This property has been placed in an upcoming event. All bids should be submitted at Xome.com void where prohibited. Please submit any pre-auction offer received through the property details page on Xome.com. Any post-auction offers will need to be submitted directly to the listing agent. Response within 3 business days. All properties are subject to a 5% buyer s premium pursuant to the Auction Participation Agreement and Terms & Conditions minimums will apply. Please contact listing agent for details and commission paid on this property.

19. 2026-01-23
    soldstatus $78,750

    Show marketing remark (1237 chars)

    This charming ranch-style home offers comfortable single-level living with thoughtful design located on 12 acres! This three-bedroom, one-bathroom home presents excellent investment opportunities for those seeking to build equity through strategic improvements. The property's solid foundation and functional design provide a canvas for value-adding enhancements that can significantly increase market appeal. The home's potential extends beyond immediate occupancy, offering savvy buyers the chance to customize and modernize according to current market preferences while building long-term wealth. Schedule your private showing today and discover the comfort this ranch home offers. This property has been placed in an upcoming event. All bids should be submitted at Xome.com void where prohibited. Please submit any pre-auction offer received through the property details page on Xome.com. Any post-auction offers will need to be submitted directly to the listing agent. Response within 3 business days. All properties are subject to a 5% buyer s premium pursuant to the Auction Participation Agreement and Terms & Conditions minimums will apply. Please contact listing agent for details and commission paid on this property.

20. 2025-12-12
    status Pending 1237-char remark

    Show marketing remark (1237 chars)

    This charming ranch-style home offers comfortable single-level living with thoughtful design located on 12 acres! This three-bedroom, one-bathroom home presents excellent investment opportunities for those seeking to build equity through strategic improvements. The property's solid foundation and functional design provide a canvas for value-adding enhancements that can significantly increase market appeal. The home's potential extends beyond immediate occupancy, offering savvy buyers the chance to customize and modernize according to current market preferences while building long-term wealth. Schedule your private showing today and discover the comfort this ranch home offers. This property has been placed in an upcoming event. All bids should be submitted at Xome.com void where prohibited. Please submit any pre-auction offer received through the property details page on Xome.com. Any post-auction offers will need to be submitted directly to the listing agent. Response within 3 business days. All properties are subject to a 5% buyer s premium pursuant to the Auction Participation Agreement and Terms & Conditions minimums will apply. Please contact listing agent for details and commission paid on this property.

21. 2025-11-16
    price $94,900 1237-char remark

    Show marketing remark (1237 chars)

    This charming ranch-style home offers comfortable single-level living with thoughtful design located on 12 acres! This three-bedroom, one-bathroom home presents excellent investment opportunities for those seeking to build equity through strategic improvements. The property's solid foundation and functional design provide a canvas for value-adding enhancements that can significantly increase market appeal. The home's potential extends beyond immediate occupancy, offering savvy buyers the chance to customize and modernize according to current market preferences while building long-term wealth. Schedule your private showing today and discover the comfort this ranch home offers. This property has been placed in an upcoming event. All bids should be submitted at Xome.com void where prohibited. Please submit any pre-auction offer received through the property details page on Xome.com. Any post-auction offers will need to be submitted directly to the listing agent. Response within 3 business days. All properties are subject to a 5% buyer s premium pursuant to the Auction Participation Agreement and Terms & Conditions minimums will apply. Please contact listing agent for details and commission paid on this property.

22. 2025-11-02
    price $104,900 1237-char remark

    Show marketing remark (1237 chars)

    This charming ranch-style home offers comfortable single-level living with thoughtful design located on 12 acres! This three-bedroom, one-bathroom home presents excellent investment opportunities for those seeking to build equity through strategic improvements. The property's solid foundation and functional design provide a canvas for value-adding enhancements that can significantly increase market appeal. The home's potential extends beyond immediate occupancy, offering savvy buyers the chance to customize and modernize according to current market preferences while building long-term wealth. Schedule your private showing today and discover the comfort this ranch home offers. This property has been placed in an upcoming event. All bids should be submitted at Xome.com void where prohibited. Please submit any pre-auction offer received through the property details page on Xome.com. Any post-auction offers will need to be submitted directly to the listing agent. Response within 3 business days. All properties are subject to a 5% buyer s premium pursuant to the Auction Participation Agreement and Terms & Conditions minimums will apply. Please contact listing agent for details and commission paid on this property.

23. 2025-09-19
    price $114,900 1237-char remark

    Show marketing remark (1237 chars)

    This charming ranch-style home offers comfortable single-level living with thoughtful design located on 12 acres! This three-bedroom, one-bathroom home presents excellent investment opportunities for those seeking to build equity through strategic improvements. The property's solid foundation and functional design provide a canvas for value-adding enhancements that can significantly increase market appeal. The home's potential extends beyond immediate occupancy, offering savvy buyers the chance to customize and modernize according to current market preferences while building long-term wealth. Schedule your private showing today and discover the comfort this ranch home offers. This property has been placed in an upcoming event. All bids should be submitted at Xome.com void where prohibited. Please submit any pre-auction offer received through the property details page on Xome.com. Any post-auction offers will need to be submitted directly to the listing agent. Response within 3 business days. All properties are subject to a 5% buyer s premium pursuant to the Auction Participation Agreement and Terms & Conditions minimums will apply. Please contact listing agent for details and commission paid on this property.

24. 2025-08-17
    listed $124,900 Active 1237-char remark

    Show marketing remark (1237 chars)

    This charming ranch-style home offers comfortable single-level living with thoughtful design located on 12 acres! This three-bedroom, one-bathroom home presents excellent investment opportunities for those seeking to build equity through strategic improvements. The property's solid foundation and functional design provide a canvas for value-adding enhancements that can significantly increase market appeal. The home's potential extends beyond immediate occupancy, offering savvy buyers the chance to customize and modernize according to current market preferences while building long-term wealth. Schedule your private showing today and discover the comfort this ranch home offers. This property has been placed in an upcoming event. All bids should be submitted at Xome.com void where prohibited. Please submit any pre-auction offer received through the property details page on Xome.com. Any post-auction offers will need to be submitted directly to the listing agent. Response within 3 business days. All properties are subject to a 5% buyer s premium pursuant to the Auction Participation Agreement and Terms & Conditions minimums will apply. Please contact listing agent for details and commission paid on this property.

25. 2025-06-20
    soldstatus $51,170

ⓘ 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: $449 · $37/mo
• Projected year-2 tax: $738 · $62/mo
• Expected delta: +$289/yr (+$24/mo · 64.5%)

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

Taxation est. · year 1

• Rental income: $13,241
• − Mortgage interest: −$5,041
• − Property taxes: −$449
• − Insurance: −$450
• − Repairs & maintenance: −$1,059
• − Management: −$1,059
• − Depreciation: −$2,618
• Taxable income: $2,564
• Est. tax owed @ 24.0%: −$615
• After-tax cash flow: $3,283/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: 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 — Clinchco

• Score: 51/100
• State rank: #544
• US rank: #25303

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,798

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: Iranian 3% Slovak 1%
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

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: ▲ 5.17%
• Current HPI: 173.4194
• 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

+94.4% since first listed

10 events — show timeline

• 2026-04-21 Price Changed $99,500 TVRMLS
• 2026-03-16 Listed $102,900 TVRMLS
• 2026-01-23 Sold (Public Records) $78,750 Public Records
• 2026-01-23 Sold (MLS) $75,000 TVRMLS
• 2025-12-12 Pending — TVRMLS
• 2025-11-16 Price Changed $94,900 TVRMLS
• 2025-11-02 Price Changed $104,900 TVRMLS
• 2025-09-19 Price Changed $114,900 TVRMLS
• 2025-08-17 Listed $124,900 TVRMLS
• 2025-06-20 Sold (Public Records) $51,170 Public Records

Property tax history

+0.7%/yr

Latest (2026): $449 · +0.0% YoY. Source: county tax records.