154 Old Stone Dr · Clintwood, VA 24228

$69,000

3 bd · 2.0 ba · 1,740 sqft · SingleFamily public records · 145 Days on market

Built 1935 1.00 ac lot $40/sqft · 54% below area

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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
• 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

HUGE PRICE DROP!! Wow oh wow! This affordable 5-bedroom home could be yours! Your personal retreat with convenience, comfort and privacy! Mountain views, spacious layout, several outbuildings, workshop and MAN CAVE completely furnished! A GOLF LOVERS DREAM. This home features 2 wood burning stoves and a heat pump for warmth and comfort. Bedrooms 4 and 5 are located in the loft above the living room. Raised flower beds in front yard and completely fenced for the kids to play and fur babies to roam. And this HOME comes COMPLETELY FURNISHED!

Key facts

• Heat pump
• Wood burning stoves
• Workshop

Tags

• MOUNTAIN VIEWS
• SEVERAL OUTBUILDINGS
• WORKSHOP
• WOOD BURNING STOVES
• HEAT PUMP
• RAISED FLOWER BEDS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $454 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $61k (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: 34 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 $3k of equity ($477 loan paydown + $3k 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 $19k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, 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 145 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $59k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 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 1935 — 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: 1.61% ✓
• Cap rate: 14.18%
• Cash-on-cash: 28.18%
• DSCR: 2.25
• GRM: 5.2

CMA / ARV

• ARV (median comp): $149,029
• List price: $69,000
• Delta: -53.70%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 36.4%
• Equity multiple: 3.18×
• Total profit: $42,099
• Equity at exit: $36,249

10-year hold

• IRR: 35.2%
• Equity multiple: 6.36×
• Total profit: $103,646
• Equity at exit: $60,320

Cash invested: $19,320 (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: 34
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,113 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$35 /mo · $423/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $454

Break-even live

Break-even rent $539

Max offer price $69,000

Occupancy floor 54%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $69,000 Active 145 DOM
2. 2026-06-17
   days on market $69,000 Active 144 DOM
3. 2026-06-17
   price $69,000 Active 143 DOM
4. 2026-06-16
   days on market $75,000 Active 143 DOM
5. 2026-06-15
   days on market $75,000 Active 142 DOM
6. 2026-06-15
   days on market $75,000 Active 141 DOM
7. 2026-06-13
   days on market $75,000 Active 140 DOM
8. 2026-06-12
   days on market $75,000 Active 139 DOM
9. 2026-06-09
   days on market $75,000 Active 136 DOM
10. 2026-06-08
    days on market $75,000 Active 135 DOM
11. 2026-06-08
    days on market $75,000 Active 134 DOM
12. 2026-06-03
    days on market $75,000 Active 130 DOM
13. 2026-06-02
    days on market $75,000 Active 129 DOM
14. 2026-06-01
    days on market $75,000 Active 128 DOM
15. 2026-05-31
    days on market $75,000 Active 127 DOM
16. 2026-05-15
    price $75,000 549-char remark

    Show marketing remark (549 chars)

    HUGE PRICE DROP!! Wow oh wow! This affordable 5-bedroom home could be yours! Your personal retreat with convenience, comfort and privacy! Mountain views, spacious layout, several outbuildings, workshop and MAN CAVE completely furnished! A GOLF LOVERS DREAM. This home features 2 wood burning stoves and a heat pump for warmth and comfort. Bedrooms 4 and 5 are located in the loft above the living room. Raised flower beds in front yard and completely fenced for the kids to play and fur babies to roam. And this HOME comes COMPLETELY FURNISHED!

17. 2026-04-27
    price $99,000 549-char remark

    Show marketing remark (549 chars)

    HUGE PRICE DROP!! Wow oh wow! This affordable 5-bedroom home could be yours! Your personal retreat with convenience, comfort and privacy! Mountain views, spacious layout, several outbuildings, workshop and MAN CAVE completely furnished! A GOLF LOVERS DREAM. This home features 2 wood burning stoves and a heat pump for warmth and comfort. Bedrooms 4 and 5 are located in the loft above the living room. Raised flower beds in front yard and completely fenced for the kids to play and fur babies to roam. And this HOME comes COMPLETELY FURNISHED!

18. 2026-04-19
    price $119,000 549-char remark

    Show marketing remark (549 chars)

    HUGE PRICE DROP!! Wow oh wow! This affordable 5-bedroom home could be yours! Your personal retreat with convenience, comfort and privacy! Mountain views, spacious layout, several outbuildings, workshop and MAN CAVE completely furnished! A GOLF LOVERS DREAM. This home features 2 wood burning stoves and a heat pump for warmth and comfort. Bedrooms 4 and 5 are located in the loft above the living room. Raised flower beds in front yard and completely fenced for the kids to play and fur babies to roam. And this HOME comes COMPLETELY FURNISHED!

19. 2026-03-30
    price $125,000 549-char remark

    Show marketing remark (549 chars)

    HUGE PRICE DROP!! Wow oh wow! This affordable 5-bedroom home could be yours! Your personal retreat with convenience, comfort and privacy! Mountain views, spacious layout, several outbuildings, workshop and MAN CAVE completely furnished! A GOLF LOVERS DREAM. This home features 2 wood burning stoves and a heat pump for warmth and comfort. Bedrooms 4 and 5 are located in the loft above the living room. Raised flower beds in front yard and completely fenced for the kids to play and fur babies to roam. And this HOME comes COMPLETELY FURNISHED!

20. 2026-02-23
    price $129,000 549-char remark

    Show marketing remark (549 chars)

    HUGE PRICE DROP!! Wow oh wow! This affordable 5-bedroom home could be yours! Your personal retreat with convenience, comfort and privacy! Mountain views, spacious layout, several outbuildings, workshop and MAN CAVE completely furnished! A GOLF LOVERS DREAM. This home features 2 wood burning stoves and a heat pump for warmth and comfort. Bedrooms 4 and 5 are located in the loft above the living room. Raised flower beds in front yard and completely fenced for the kids to play and fur babies to roam. And this HOME comes COMPLETELY FURNISHED!

21. 2026-01-21
    listed $139,000 Active 549-char remark

    Show marketing remark (549 chars)

    HUGE PRICE DROP!! Wow oh wow! This affordable 5-bedroom home could be yours! Your personal retreat with convenience, comfort and privacy! Mountain views, spacious layout, several outbuildings, workshop and MAN CAVE completely furnished! A GOLF LOVERS DREAM. This home features 2 wood burning stoves and a heat pump for warmth and comfort. Bedrooms 4 and 5 are located in the loft above the living room. Raised flower beds in front yard and completely fenced for the kids to play and fur babies to roam. And this HOME comes COMPLETELY FURNISHED!

22. 2008-06-30
    soldstatus $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: $423 · $35/mo
• Projected year-2 tax: $566 · $47/mo
• Expected delta: +$143/yr (+$12/mo · 33.7%)

ⓘ 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 5/10 Major
• 🌡 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: $13,359
• − Mortgage interest: −$3,865
• − Property taxes: −$423
• − Insurance: −$345
• − Repairs & maintenance: −$1,069
• − Management: −$1,069
• − Depreciation: −$2,007
• Taxable income: $4,581
• Est. tax owed @ 24.0%: −$1,099
• After-tax cash flow: $4,344/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

+27.1% since first listed

7 events — show timeline

• 2026-05-15 Price Changed $75,000 TVRMLS
• 2026-04-27 Price Changed $99,000 TVRMLS
• 2026-04-19 Price Changed $119,000 TVRMLS
• 2026-03-30 Price Changed $125,000 TVRMLS
• 2026-02-23 Price Changed $129,000 TVRMLS
• 2026-01-21 Listed $139,000 TVRMLS
• 2008-06-30 Sold (Public Records) $59,000 Public Records

Property tax history

+5.5%/yr

Latest (2026): $423 · +0.0% YoY. Source: county tax records.