596 Big Smith Rd · Clintwood, VA 24228

$34,700

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 308 Days on market

Built 1975 0.50 ac lot $40/sqft · 54% below area ↓ 41% since listing

---

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
• Appreciation +7.2/10.0
• Schools +5.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

3 Bedroom 1 Bath home with great opportunity. This home is a fixer upper with great potential. Large concrete basement. Home has beautiful mountain views. Home will need a new septic installation and will be sold as is. Cash buyers only. Buyers and buyers agents to verify all information in this listing. Subject to Errors and Omissions.

Key facts

• Mountain views
• 0.5 acre lot
• Built 1975

Tags

• LARGE CONCRETE BASEMENT
• MOUNTAIN VIEWS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $457 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($860 rent vs $35k).
• Recommended offer: $31k (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: 35 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 $2k of equity ($240 loan paydown + $1k 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 308 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $30,536 (12.0% below list)

Questions for the listing agent

1. It's been on market 308 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 1975 — 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 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?
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: 2.48% ✓
• Cap rate: 22.08%
• Cash-on-cash: 56.39%
• DSCR: 3.51
• GRM: 3.4

CMA / ARV

• ARV (median comp): $74,864
• List price: $34,700
• Delta: -53.65%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4114 The Lake Rd	0.49mi	2/1.0 (-1)	866 (+0%)	22mo	$72,000	$83	53

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

Projected returns pro-forma

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

5-year hold

• IRR: 62.8%
• Equity multiple: 4.68×
• Total profit: $35,732
• Equity at exit: $18,230

10-year hold

• IRR: 61.2%
• Equity multiple: 9.60×
• Total profit: $83,579
• Equity at exit: $30,335

Cash invested: $9,716 (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: 35
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $860 medium
• Mortgage (P&I): −$182
• Tax from tax record: −$26 /mo · $315/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $457

Break-even live

Break-even rent $282

Max offer price $34,700

Occupancy floor 42%

Sensitivity live

Price	-10% $476	-5% $466	+0% $457	+5% $447	+10% $437
Rent	-10% $389	-5% $423	+0% $457	+5% $491	+10% $525
Rate	-1.0pp $474	-0.5pp $465	base $457	+0.5pp $448	+1.0pp $438

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: $8,675
• Closing costs: $1,041
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $34,700 Active 308 DOM
2. 2026-06-21
   days on market $34,700 Active 307 DOM
3. 2026-06-18
   days on market $34,700 Active 305 DOM
4. 2026-06-17
   days on market $34,700 Active 304 DOM
5. 2026-06-16
   days on market $34,700 Active 303 DOM
6. 2026-06-15
   days on market $34,700 Active 302 DOM
7. 2026-06-15
   days on market $34,700 Active 301 DOM
8. 2026-06-13
   days on market $34,700 Active 300 DOM
9. 2026-06-12
   days on market $34,700 Active 299 DOM
10. 2026-06-09
    days on market $34,700 Active 296 DOM
11. 2026-06-08
    days on market $34,700 Active 295 DOM
12. 2026-06-08
    days on market $34,700 Active 294 DOM
13. 2026-06-03
    days on market $34,700 Active 290 DOM
14. 2026-06-02
    days on market $34,700 Active 289 DOM
15. 2026-06-01
    days on market $34,700 Active 288 DOM
16. 2026-05-31
    days on market $34,700 Active 287 DOM
17. 2026-03-01
    price $34,700 338-char remark

    Show marketing remark (338 chars)

    3 Bedroom 1 Bath home with great opportunity. This home is a fixer upper with great potential. Large concrete basement. Home has beautiful mountain views. Home will need a new septic installation and will be sold as is. Cash buyers only. Buyers and buyers agents to verify all information in this listing. Subject to Errors and Omissions.

18. 2025-08-17
    listed $39,900 Active 338-char remark

    Show marketing remark (338 chars)

    3 Bedroom 1 Bath home with great opportunity. This home is a fixer upper with great potential. Large concrete basement. Home has beautiful mountain views. Home will need a new septic installation and will be sold as is. Cash buyers only. Buyers and buyers agents to verify all information in this listing. Subject to Errors and Omissions.

19. 2025-05-20
    price $44,700
20. 2024-08-11
    price $49,700
21. 2024-05-08
    price $54,700
22. 2024-02-17
    price $59,000

ⓘ 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: $315 · $26/mo
• Projected year-2 tax: $315 · $26/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 20 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: $10,317
• − Mortgage interest: −$1,944
• − Property taxes: −$315
• − Insurance: −$174
• − Repairs & maintenance: −$825
• − Management: −$825
• − Depreciation: −$1,009
• Taxable income: $5,225
• Est. tax owed @ 24.0%: −$1,254
• After-tax cash flow: $4,225/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 — 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

-41.2% since first listed

6 events — show timeline

• 2026-03-01 Price Changed $34,700 TVRMLS
• 2025-08-17 Listed $39,900 TVRMLS
• 2025-05-20 Price Changed $44,700 TVRMLS
• 2024-08-11 Price Changed $49,700 TVRMLS
• 2024-05-08 Price Changed $54,700 TVRMLS
• 2024-02-17 Price Changed $59,000 TVRMLS

Property tax history

+3.0%/yr

Latest (2026): $315 · +0.0% YoY. Source: county tax records.