598 Hortons Summit Rd · Duffield, VA 24244

$160,000

3 bd · 1.5 ba · 1,530 sqft · SingleFamily · 183 Days on market

Built 1958 2.60 ac lot $105/sqft · at area comps Est $160k · at est.

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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 +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• Appreciation +6.2/10.0
• Schools +5.8/10.0
• 1% rule +5.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +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 $160k.

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 ($2k rent vs $160k).
• Recommended offer: $141k (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+, schools 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.
• Market conditions: 34 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 $5k of equity ($1k loan paydown + $4k 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 $45k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 183 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $22k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $130k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 183 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: 1.06% ✓
• Cap rate: 9.14%
• Cash-on-cash: 10.18%
• DSCR: 1.45
• GRM: 7.8

CMA / ARV

• ARV (median comp): $160,080
• List price: $160,000
• Delta: 6.20%
• Verdict: FAIR
• Comps: 9 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 14.1%
• Equity multiple: 1.78×
• Total profit: $34,819
• Equity at exit: $66,516

10-year hold

• IRR: 16.4%
• Equity multiple: 3.27×
• Total profit: $101,472
• Equity at exit: $98,474

Cash invested: $44,800 (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: 34
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,702 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$59 /mo · $704/yr
• Insurance: −$67
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $325

Break-even live

Break-even rent $1,291

Max offer price $160,000

Occupancy floor 76%

Sensitivity live

Price	-10% $415	-5% $370	+0% $325	+5% $279	+10% $234
Rent	-10% $190	-5% $257	+0% $325	+5% $392	+10% $459
Rate	-1.0pp $405	-0.5pp $365	base $325	+0.5pp $283	+1.0pp $241

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   pricedays on market $160,000 Active 183 DOM
2. 2026-06-18
   days on market $170,000 Active 181 DOM
3. 2026-06-17
   days on market $170,000 Active 180 DOM
4. 2026-06-16
   days on market $170,000 Active 179 DOM
5. 2026-06-15
   days on market $170,000 Active 178 DOM
6. 2026-06-15
   days on market $170,000 Active 177 DOM
7. 2026-06-13
   days on market $170,000 Active 176 DOM
8. 2026-06-12
   days on market $170,000 Active 175 DOM
9. 2026-06-09
   days on market $170,000 Active 172 DOM
10. 2026-06-08
    days on market $170,000 Active 171 DOM
11. 2026-06-08
    days on market $170,000 Active 170 DOM
12. 2026-06-07
    days on market $170,000 Active 169 DOM
13. 2026-06-03
    days on market $170,000 Active 166 DOM
14. 2026-06-02
    days on market $170,000 Active 165 DOM
15. 2026-06-01
    days on market $170,000 Active 164 DOM
16. 2026-05-31
    days on market $170,000 Active 163 DOM
17. 2026-04-21
    price $170,000 1129-char remark

    Show marketing remark (1129 chars)

    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.

18. 2026-02-27
    price $177,777 1129-char remark

    Show marketing remark (1129 chars)

    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.

19. 2025-12-19
    listed $182,333 Active 1129-char remark

    Show marketing remark (1129 chars)

    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.

20. 2022-02-04
    soldstatus $130,000
21. 2022-02-04
    soldstatus $130,000
22. 2021-07-30
    listed $150,000
23. 2021-07-30
    listed $150,000

ⓘ 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: $1,312 · $109/mo
• Expected delta: +$608/yr (+$51/mo · 86.4%)

ⓘ 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: $20,423
• − Mortgage interest: −$8,962
• − Property taxes: −$704
• − Insurance: −$1,466
• − Repairs & maintenance: −$1,634
• − Management: −$1,634
• − Depreciation: −$4,655
• Taxable income: $1,368
• Est. tax owed @ 24.0%: −$328
• After-tax cash flow: $3,567/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 — 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

• Population (ZIP): 5,531

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 (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%

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

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.