598 Hortons Summit Rd · Duffield, VA 24244

$139,999

3 bd · 1.5 ba · 1,530 sqft · SingleFamily · 255 Days on market

Built 1958 Good condition 2.60 ac lot $92/sqft · 28% below area Est $196k · 28% 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 +27.2/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• Schools +6.4/10.0
• 1% rule +6.3/10.0
• Appreciation +6.2/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Nestled within farm and wooded views you'll find this completely remodeled home!! There is newer vinyl siding, flooring, paint, a completely overhauled kitchen and bathrooms, heat pump, and a whole lot more!!! Step inside to find an excellent open-concept floor plan with dual living rooms and large dining room. You'll find 2 spacious bedrooms on the first floor, including the master. The Kitchen has stainless steel appliances, distressed stained cabinets, and tiled floor. There is a large, remodeled bathroom with tiled shower and floors. The utility room and half bath is conveniently located off of the kitchen. Upstairs is a massive bonus room. Perfect for a third bedroom, storage area, or as it currently being used as a hobby room. There is 2.6 acres, ideal for roaming, playing, gardening, farming, etc. This home is tucked away, yet only minutes from US23, Natural Tunnel, The Devil's Bathtub, and all of the hotspots in Southwest Virginia!! Call your favorite agent and schedule your showing on this gem today. Buyer and buyers agent to verify all information in this listing. Subject to Errors and Omissions.

Key facts

• Massive bonus room
• Remodeled bathroom
• Newer vinyl siding

Tags

• REMODELED HOME
• NEWER VINYL SIDING
• OVERHAULED KITCHEN
• REMODELED BATHROOM
• MASSIVE BONUS ROOM
• 2.6 ACRES

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $140k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#260 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment 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: Duffield-Pattonsville Primary (math 67% / reading 72%, grade A-, #313 of 1,108 statewide, top 32%, 286 students, 78% FRL); Rye Cove Intermediate (math 42% / reading 72%, grade B, #178 of 342 statewide, top 53%, 153 students, 78% FRL); Rye Cove High (math 57% / reading 72%, grade B-, #213 of 319 statewide, top 69%, 279 students, 76% FRL) — zoned schools average 77% FRL vs 48% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 47 active listings in the ZIP; lower-income renter base — watch delinquency; 22 units permitted in Scott County in 2024 (0 in 5+ unit buildings).
• At $1,587/mo this rent would consume 51% of the median local household income ($37k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $4k of equity ($968 loan paydown + $3k appreciation (2.4% 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 (2.4% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 255 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $42k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,199 (12.0% below list)

Questions for the listing agent

1. It's been on market 255 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 1.13% ✓
• Cap rate: 9.75%
• Cash-on-cash: 12.33%
• DSCR: 1.55
• GRM: 7.3

CMA / ARV

• ARV (median comp): $195,523
• List price: $139,999
• Delta: -28.40%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
847 Sunbright Rd	0.08mi	3/2.0	1,612 (+5%)	22mo	$200,000	$124	67
413 Fraley Ave	2.10mi	3/2.0	1,640 (+7%)	5mo	$233,000	$142	47
192 Gunport Dr	1.49mi	3/1.5	1,452 (-5%)	17mo	$151,000	$104	42
400 Steep Hill Dr	1.48mi	3/2.0	1,620 (+6%)	24mo	$168,000	$104	33
5354 Natural Tunnel Pkwy	0.99mi	3/1.0	1,080 (-29%)	9mo	$158,000	$146	30
186 Gunport Dr	1.66mi	3/1.5	1,339 (-12%)	17mo	$180,000	$134	30
158 Spurlock Hollow Ln	1.55mi	3/1.0	1,880 (+23%)	12mo	$53,000	$28	28
23411 Us Highway 23	1.63mi	3/1.0	1,200 (-22%)	14mo	$85,300	$71	26
4619 Natural Tunnel Pkwy	0.64mi	3/2.0	1,780 (+16%)	58mo	$148,000	$83	23
131 Cliff Mountion Way	1.34mi	3/1.0	1,964 (+28%)	39mo	$226,500	$115	18
5371 Natural Tunnel Pkwy	1.02mi	3/2.0	1,848 (+21%)	51mo	$124,900	$68	18

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

Projected returns pro-forma

2.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.0%
• Equity multiple: 1.88×
• Total profit: $34,509
• Equity at exit: $58,201

10-year hold

• IRR: 18.0%
• Equity multiple: 3.49×
• Total profit: $97,544
• Equity at exit: $86,164

Cash invested: $39,200 (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 24244

• Home prices YoY: 1.3%
• Active inventory: 47
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,587 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$59 /mo · $704/yr
• Insurance: −$58
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $347

Break-even live

Break-even rent $1,148

Max offer price $139,999

Occupancy floor 73%

Sensitivity live

Price	-10% $427	-5% $387	+0% $347	+5% $308	+10% $268
Rent	-10% $222	-5% $285	+0% $347	+5% $410	+10% $473
Rate	-1.0pp $418	-0.5pp $383	base $347	+0.5pp $311	+1.0pp $274

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: $35,000
• Closing costs: $4,200
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-09-23
   days on market $139,999 Active 255 DOM
2. 2026-09-21
   days on market $139,999 Active 253 DOM
3. 2026-09-20
   days on market $139,999 Active 252 DOM
4. 2026-09-19
   days on market $139,999 Active 251 DOM
5. 2026-09-19
   days on market $139,999 Active 250 DOM
6. 2026-09-17
   days on market $139,999 Active 249 DOM
7. 2026-09-17
   days on market $139,999 Active 248 DOM
8. 2026-09-16
   days on market $139,999 Active 247 DOM
9. 2026-09-14
   days on market $139,999 Active 246 DOM
10. 2026-09-14
    price $139,999 Active 245 DOM
11. 2026-09-13
    days on market $149,999 Active 245 DOM
12. 2026-09-12
    days on market $149,999 Active 244 DOM
13. 2026-09-11
    statusdays on market $149,999 Active 243 DOM
14. 2026-09-02
    statusdays on market $149,999 Pending 242 DOM
15. 2026-08-29
    days on market $149,999 Active 241 DOM
16. 2026-08-28
    days on market $149,999 Active 240 DOM
17. 2026-08-27
    days on market $149,999 Active 239 DOM
18. 2026-08-26
    days on market $149,999 Active 238 DOM
19. 2026-08-25
    days on market $149,999 Active 237 DOM
20. 2026-08-24
    days on market $149,999 Active 236 DOM
21. 2026-08-23
    days on market $149,999 Active 235 DOM
22. 2026-08-22
    days on market $149,999 Active 234 DOM
23. 2026-08-21
    days on market $149,999 Active 233 DOM
24. 2026-08-20
    days on market $149,999 Active 232 DOM
25. 2026-08-19
    days on market $149,999 Active 231 DOM
26. 2026-08-18
    days on market $149,999 Active 230 DOM
27. 2026-08-17
    days on market $149,999 Active 229 DOM
28. 2026-08-16
    days on market $149,999 Active 228 DOM
29. 2026-08-15
    days on market $149,999 Active 227 DOM
30. 2026-08-14
    days on market $149,999 Active 226 DOM
31. 2026-08-13
    days on market $149,999 Active 225 DOM
32. 2026-08-12
    days on market $149,999 Active 224 DOM
33. 2026-08-11
    days on market $149,999 Active 223 DOM
34. 2026-08-10
    days on market $149,999 Active 222 DOM
35. 2026-08-09
    days on market $149,999 Active 221 DOM
36. 2026-08-08
    days on market $149,999 Active 220 DOM
37. 2026-08-07
    days on market $149,999 Active 219 DOM
38. 2026-08-06
    days on market $149,999 Active 218 DOM
39. 2026-08-05
    days on market $149,999 Active 217 DOM
40. 2026-08-04
    days on market $149,999 Active 216 DOM
41. 2026-08-03
    days on market $149,999 Active 215 DOM
42. 2026-07-31
    days on market $149,999 Active 212 DOM
43. 2026-07-30
    days on market $149,999 Active 211 DOM
44. 2026-07-29
    days on market $149,999 Active 210 DOM
45. 2026-07-27
    status $149,999 Active 208 DOM
46. 2026-07-16
    statusdays on market $149,999 Pending 208 DOM
47. 2026-07-14
    days on market $149,999 Active 207 DOM
48. 2026-07-13
    days on market $149,999 Active 206 DOM
49. 2026-07-12
    pricedays on market $149,999 Active 205 DOM
50. 2026-07-11
    days on market $160,000 Active 204 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: $704 · $59/mo
• Projected year-2 tax: $1,148 · $96/mo
• Expected delta: +$444/yr (+$37/mo · 63.1%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,048
• − Mortgage interest: −$7,842
• − Property taxes: −$704
• − Insurance: −$1,366
• − Repairs & maintenance: −$1,524
• − Management: −$1,524
• − Depreciation: −$4,073
• Taxable income: $2,016
• Est. tax owed @ 24.0%: −$484
• After-tax cash flow: $3,684/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 · 9 photos

Good 80/100 Cosmetic rehab Est. rehab $7,650–$22,950 screening

This completely remodeled home offers a good condition with newer finishes and systems, making it a solid investment opportunity.

Components & finishes AI

Roof metal · good Flooring laminate

Deferred maintenance Est. $2,500–$10,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Minor Windows (windows) — No visible signs of damage or wear on the windows.
• Minor Electrical (electrical) — No visible signs of damage or wear on the electrical system.
• Minor Plumbing (plumbing) — No visible signs of damage or wear on the plumbing.
• Minor Exterior (exterior) — No visible signs of damage or wear on the exterior.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal ↑
• Rental Clean gutters — Keeps property in good condition ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 64/100

Zoned Schools

Elementary Duffield-Pattonsville Primary A- VA #313/1,108 Nat'l #3,487/41,679 Middle Rye Cove Intermediate B VA #178/342 Nat'l #2,208/14,009 High Rye Cove High B- VA #213/319 Nat'l #2,821/17,239

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

C Composite livability gradescore 68/100

Livability — Duffield

• Score: 68/100
• State rank: #260
• US rank: #9124

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Scott · 20,405 people
• Metro: Kingsport-Bristol, TN-VA
• Population (ZIP): 5,531
• Household income: $37,224
• Rent vs Own: 26.9% rent · 73.1% own
• Severe rent burden: 1% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Black 2% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Italian 1% Serbian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

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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: ▲ 2.39%
• Current HPI: 192.6919
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.40%
• F500 in state: 50

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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

+13.3% since first listed

7 events — show timeline

• 2026-04-21 Price Changed $170,000 TVRMLS
• 2026-02-27 Price Changed $177,777 TVRMLS
• 2025-12-19 Listed $182,333 TVRMLS
• 2022-02-04 Sold (Public Records) $130,000 Public Records
• 2022-02-04 Sold (MLS) $130,000 TVRMLS
• 2021-07-30 Listed $150,000 TVRMLS
• 2021-07-30 Listed $150,000 SWVAR

Property tax history

+18.5%/yr

Latest (2025): $704 · +0.0% YoY. Source: county tax records.