17094 Us Highway 23 · Duffield, VA 24244

$155,000

2 bd · 1.0 ba · 1,364 sqft · SingleFamily public records · 726 Days on market

Built 1940 Fair condition 0.93 ac lot $114/sqft · 35% below area Est $237k · 35% under · waterfront

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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 +24.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• Schools +6.4/10.0
• Appreciation +6.2/10.0
• 1% rule +5.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Take a look at this 3 bedrooms, 2 baths, and nice computer room located close to Natural Tunnel Park and Clinch River. Enjoy the view of Stock Creek from the covered back deck/porch. The front porch has been converted to sunroom (unheated). Lots of storage for the unfinished basement and also an outbuilding (10' x 16') attached to a trailer (40' x 8') which has electricity and heating stove. Be careful with door on the outbuilding. Also, Gutter Guard has been installedon the roof. Security system, upright freezer, all appliances, to remain. Property to be sold 'AS IS'.

Key facts

• Sunroom conversion
• Covered back deck
• 0.93 acre lot

Tags

• COVERED BACK DECK
• SUNROOM CONVERSION
• UNFINISHED BASEMENT STORAGE
• OUTBUILDING WITH ELECTRICITY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $317 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (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 $1,582/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 $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 $43k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 726 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $65k; list at $155k implies a 138% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 726 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 1.02% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.76%
• DSCR: 1.39
• GRM: 8.2

CMA / ARV

• ARV (median comp): $236,811
• List price: $155,000
• Delta: -34.55%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1458 Fairview Rd	1.49mi	3/1.0 (+1)	1,206 (-12%)	17mo	$80,000	$66	26

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: 14.1%
• Equity multiple: 1.78×
• Total profit: $33,853
• Equity at exit: $64,437

10-year hold

• IRR: 16.4%
• Equity multiple: 3.27×
• Total profit: $98,468
• Equity at exit: $95,397

Cash invested: $43,400 (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 →

Active competition Active MLS

• For sale now: 2 active
• Median asking: $72,000 ($60/sqft)
• Median days on market: 89 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +187.8% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 24244

• Home prices YoY: 1.3%
• Active inventory: 47
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,582 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$55 /mo · $665/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $317

Break-even live

Break-even rent $1,181

Max offer price $155,000

Occupancy floor 75%

Sensitivity live

Price	-10% $405	-5% $361	+0% $317	+5% $273	+10% $229
Rent	-10% $192	-5% $254	+0% $317	+5% $379	+10% $442
Rate	-1.0pp $395	-0.5pp $356	base $317	+0.5pp $277	+1.0pp $236

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: $38,750
• Closing costs: $4,650
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-09-05
   days on market $155,000 Active 726 DOM
2. 2026-09-04
   days on market $155,000 Active 725 DOM
3. 2026-09-03
   days on market $155,000 Active 724 DOM
4. 2026-09-02
   days on market $155,000 Active 723 DOM
5. 2026-08-29
   days on market $155,000 Active 719 DOM
6. 2026-08-28
   days on market $155,000 Active 718 DOM
7. 2026-08-27
   days on market $155,000 Active 717 DOM
8. 2026-08-26
   days on market $155,000 Active 716 DOM
9. 2026-08-25
   days on market $155,000 Active 715 DOM
10. 2026-08-24
    days on market $155,000 Active 714 DOM
11. 2026-08-23
    days on market $155,000 Active 713 DOM
12. 2026-08-22
    days on market $155,000 Active 712 DOM
13. 2026-08-21
    days on market $155,000 Active 711 DOM
14. 2026-08-20
    days on market $155,000 Active 710 DOM
15. 2026-08-19
    days on market $155,000 Active 709 DOM
16. 2026-08-18
    days on market $155,000 Active 708 DOM
17. 2026-08-17
    days on market $155,000 Active 707 DOM
18. 2026-08-16
    days on market $155,000 Active 706 DOM
19. 2026-08-15
    days on market $155,000 Active 705 DOM
20. 2026-08-14
    days on market $155,000 Active 704 DOM
21. 2026-08-13
    days on market $155,000 Active 703 DOM
22. 2026-08-12
    days on market $155,000 Active 702 DOM
23. 2026-08-11
    days on market $155,000 Active 701 DOM
24. 2026-08-10
    days on market $155,000 Active 700 DOM
25. 2026-08-09
    days on market $155,000 Active 699 DOM
26. 2026-08-08
    days on market $155,000 Active 698 DOM
27. 2026-08-07
    days on market $155,000 Active 697 DOM
28. 2026-08-06
    days on market $155,000 Active 696 DOM
29. 2026-08-05
    days on market $155,000 Active 695 DOM
30. 2026-08-04
    days on market $155,000 Active 694 DOM
31. 2026-08-03
    days on market $155,000 Active 693 DOM
32. 2026-07-31
    days on market $155,000 Active 690 DOM
33. 2026-07-30
    days on market $155,000 Active 689 DOM
34. 2026-07-29
    days on market $155,000 Active 688 DOM
35. 2026-07-27
    days on market $155,000 Active 686 DOM
36. 2026-07-26
    days on market $155,000 Active 685 DOM
37. 2026-07-24
    days on market $155,000 Active 683 DOM
38. 2026-07-23
    days on market $155,000 Active 682 DOM
39. 2026-07-22
    days on market $155,000 Active 681 DOM
40. 2026-07-21
    days on market $155,000 Active 680 DOM
41. 2026-07-20
    days on market $155,000 Active 679 DOM
42. 2026-07-18
    days on market $155,000 Active 677 DOM
43. 2026-07-17
    days on market $155,000 Active 676 DOM
44. 2026-07-16
    days on market $155,000 Active 675 DOM
45. 2026-07-14
    days on market $155,000 Active 673 DOM
46. 2026-07-13
    days on market $155,000 Active 672 DOM
47. 2026-07-12
    days on market $155,000 Active 671 DOM
48. 2026-07-11
    days on market $155,000 Active 670 DOM
49. 2026-07-10
    days on market $155,000 Active 669 DOM
50. 2026-07-09
    days on market $155,000 Active 668 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: $665 · $55/mo
• Projected year-2 tax: $1,271 · $106/mo
• Expected delta: +$606/yr (+$50/mo · 91.0%)

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

Taxation est. · year 1

• Rental income: $18,984
• − Mortgage interest: −$8,682
• − Property taxes: −$665
• − Insurance: −$775
• − Repairs & maintenance: −$1,519
• − Management: −$1,519
• − Depreciation: −$4,509
• Taxable income: $1,315
• Est. tax owed @ 24.0%: −$315
• After-tax cash flow: $3,487/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

Fair 45/100 Moderate rehab Est. rehab $34,100–$61,380 screening

This home requires moderate renovations, focusing on the roof and exterior siding, to significantly improve its value and appeal.

Components & finishes AI

Roof asphalt shingle · good

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

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

Repairs flagged

• Major roof — Signs of significant wear
• Major exterior siding — Weathered and discolored
• Minor interior paint — Faded but not peeling

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace roof — Critical for structural integrity and longevity ↑

ⓘ Rehab cost is a screening estimate — Moderate 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

+138.5% since first listed

6 events — show timeline

• 2026-01-05 Price Changed $155,000 TVRMLS
• 2025-06-22 Price Changed $169,000 TVRMLS
• 2024-09-27 Price Changed $175,000 TVRMLS
• 2024-09-20 Price Changed $189,000 TVRMLS
• 2024-09-09 Listed $199,000 TVRMLS
• 2000-11-01 Sold (Public Records) $65,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $665 · +0.0% YoY. Source: county tax records.