14705 Fairview Rd · Dante, VA 24283

$29,000

3 bd · 1.0 ba · 1,170 sqft · Manufactured public records · 5 Days on market

2.00 ac lot

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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 +6.3/10.0
• Appreciation +3.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0

Listing remarks

Tucked away in a quiet setting just outside of town, this 2-acre property is full of potential for the right buyer or investor. With county water, a septic tank, and power already in place, much of the groundwork is already done for your future plans. The property includes two existing structures that are not currently livable and will likely need to be removed, making this an excellent opportunity for a fresh start without starting completely from scratch. Whether you're looking for a homesite, investment opportunity, or a peaceful spot to build, this property offers a hard-to-find combination of utilities, acreage, and affordability in a serene setting.

Key facts

• Public sewer
• 2 acre property
• Public water

Tags

• 2 ACRE PROPERTY
• PUBLIC WATER
• PUBLIC SEWER
• POWER ALREADY IN PLACE
• TWO EXISTING STRUCTURES
• INVESTMENT OPPORTUNITY

Property features AI

Finance

• Other: Approximately 2 acres of land

Exterior

• Utilities: Public water; Septic tank
• Home design: Manufactured house; Residential single-family residence; Zoned R; Not in a subdivision
• Construction: Wood siding
• Exterior features: Shingle roof; Property has a view; Topography includes level areas, rolling slopes, and wooded sections

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Heating: Other; Cooling: Other
• Interior features: Total of 5 rooms; Has heating and cooling

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $29k.

Deal economics

• At list price, monthly cash flow is $619 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $29k).

Location & tenants

• Location reads 44/100 on livability (#570 in VA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Wise County Public School District (town): math 74% / reading 79% proficiency, ranked #11 of 131 in VA (top 8%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Coeburn Primary (math 82% / reading 82%, grade A+, #106 of 1,108 statewide, top 11%, 466 students, 80% FRL); Coeburn Middle (math 76% / reading 80%, grade A+, #34 of 342 statewide, top 10%, 307 students, 89% FRL); Eastside High (math 82% / reading 72%, grade A-, #90 of 319 statewide, top 30%, 390 students, 83% FRL) — zoned schools average 84% FRL vs 55% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 12 active listings in the ZIP; 17 units permitted in Wise County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.3%/yr); year-one equity from $200 of loan paydown is wiped out by about $654 of value loss. Plan a longer hold.
• Wise County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-2.3% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $29,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 3.48% ✓
• Cap rate: 31.91%
• Cash-on-cash: 91.47%
• DSCR: 5.07
• GRM: 2.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 92.6%
• Equity multiple: 5.39×
• Total profit: $35,637
• Equity at exit: $5,293

10-year hold

• IRR: 95.1%
• Equity multiple: 11.17×
• Total profit: $82,606
• Equity at exit: $4,204

Cash invested: $8,120 (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 24283

• Home prices YoY: -1.8%
• Active inventory: 12
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,010 medium
• Mortgage (P&I): −$152
• Tax from tax record: −$15 /mo · $181/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $619

Break-even live

Break-even rent $227

Max offer price $29,000

Occupancy floor 34%

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: $7,250
• Closing costs: $870
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-21
   listed $29,000 Active

ⓘ 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: $181 · $15/mo
• Projected year-2 tax: $238 · $20/mo
• Expected delta: +$57/yr (+$5/mo · 31.5%)

ⓘ 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 7/10 Severe
• 🌡 Heat 1/10 Low 7 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,125
• − Mortgage interest: −$1,624
• − Property taxes: −$181
• − Insurance: −$145
• − Repairs & maintenance: −$970
• − Management: −$970
• − Depreciation: −$844
• Taxable income: $7,391
• Est. tax owed @ 24.0%: −$1,774
• After-tax cash flow: $5,654/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: Wise County Public School District
• NCES district ID: 5104080
• Math proficiency: 74% ▼ -20.00%
• Reading proficiency: 79% ▼ -7.00%
• Median HH income: $35,624
• Composite: 63.37/100
• National rank: #625
• State rank: #11 of 131 in VA

Livability — Dante

• Score: 44/100
• State rank: #570
• US rank: #26831

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,873

Population outlook (Wise County) Hauer SSP2

• Today (2025): 35,714 people
• By 2030: 33,742 · -5.5%
• By 2040: 29,870 · -16.4%
• By 2050: 26,233 · -26.5%
• By 2075: 18,296 · -48.8%
• By 2100: 12,147 · -66.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Lithuanian 5% Serbian 4% Italian 3%
• Foreign-born: 1%
• Languages at home: 99% English-only · German/W. Germanic 1% French/Haitian/Cajun 1%

Political lean MEDSL · Wise

• 2024 margin: Solid R (+63.3) · D 18.1% · R 81.4%
• 2008→2024 swing: -35.6pp toward R · 2008: -27.7pp · 2024: -63.3pp
• All cycles: 2024: R+63.3 2020: R+61.7 2016: R+62.0 2012: R+48.8 2008: R+27.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.26%
• Current HPI: 120.7777
• 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

1 event — show timeline

• 2026-05-21 Listed $29,000 TVRMLS

Property tax history

+1.0%/yr

Latest (2025): $181 · +0.0% YoY. Source: county tax records.