981 Scotts Bottom Rd · Dillwyn, VA 23936

$329,900

3 bd · 2.0 ba · 1,407 sqft · SingleFamily · 36 Days on market

Built 1999 10 ac lot

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Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• Cash flow +8.2/30.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +1.2/10.0

Listing remarks MLS

Discover peaceful country living on this beautiful 10-acre fully fenced property tucked away in the heart of the countryside near Dillwyn. This 3-bedroom, 2-bath home offers over 1,400 square feet of comfortable living space, gas log fireplace for cozy evenings, and large 3 season porch set up for entertaining surrounded by woods and nature. The property is ideal for outdoor enthusiasts or anyone seeking privacy and room to roam. Enjoy trails perfect for four-wheelers, hiking, or quiet evening walks throughout your own private retreat. Multiple outbuildings provide exceptional storage and versatility, including two 12x16 sheds, a spacious 12x32 shed, and an additional building, electrical hook ups for campers, too. Perfect for homesteading, equipment storage, workshops, or recreational use. An automatic backup generator adds peace of mind and security. Conveniently located near the town of Dillwyn with easy access to Farmville, Richmond, Charlottesville, and Lynchburg, this property offers the perfect balance of rural tranquility and commuter convenience. Whether you're looking for a full-time residence, weekend getaway, or recreational property, this one has endless potential!

Key facts

• Electrical hook ups
• 10 acre fully fenced
• Gas log fireplace

Tags

• 10 ACRE FULLY FENCED
• GAS LOG FIREPLACE
• LARGE 3 SEASON PORCH
• MULTIPLE OUTBUILDINGS
• ELECTRICAL HOOK UPS
• AUTOMATIC BACKUP GENERATOR

Property features AI

Exterior

• Parking: Driveway parking; Off-street parking; Unpaved parking surface
• Utilities: Well water; Septic tank
• Home design: Single-story home; Resale property
• Construction: Metal siding and vinyl siding; Composition roof; Crawl space foundation; Built previously (actual year built on file)
• Exterior features: Screened porch; Full fencing; Unpaved driveway

Interior

• Bedrooms: Primary bedroom located on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; One bathroom includes tub and shower
• Heating & cooling: Heat pump and electric heating; Propane heating available; Central air conditioning
• Interior features: Bedroom on main level; Main-level primary bedroom; Fireplace (factory built, gas)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-308 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $275k (16.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (38.0% below list).
• Recommended offer: $205k (38.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#435 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Buckingham County Public School District (rural): math 36% / reading 49% proficiency, ranked #117 of 131 in VA (top 89%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Buckingham Co Elementary (math 32% / reading 44%, grade F, #928 of 1,108 statewide, top 84%, 417 students, 92% FRL); Buckingham County Middle (math 31% / reading 50%, grade F, #303 of 342 statewide, top 89%, 466 students, 92% FRL); Buckingham County High (math 57% / reading 62%, grade C+, #247 of 319 statewide, top 80%, 654 students, 92% FRL) — zoned schools average 92% FRL vs 60% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 63 active listings in the ZIP; 96 units permitted in Buckingham County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $35k of equity ($2k loan paydown + $33k appreciation (10.0% local appreciation)).
• Buckingham County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$57k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $260k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $204,504 (38.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.62% ✗
• Cap rate: 5.17%
• Cash-on-cash: -4.01%
• DSCR: 0.82
• GRM: 13.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.4%
• Equity multiple: 2.73×
• Total profit: $159,848
• Equity at exit: $297,200

10-year hold

• IRR: 19.3%
• Equity multiple: 6.26×
• Total profit: $485,794
• Equity at exit: $640,923

Cash invested: $92,372 (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 23936

• Home prices YoY: 21.8%
• Active inventory: 63
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $2,045 medium
• Mortgage (P&I): −$1,730
• Tax from tax record: −$56 /mo · $677/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $-308

Break-even live

Break-even rent $2,435

Max offer price $275,436

Occupancy floor —

Sensitivity live

Price	-10% $-122	-5% $-215	+0% $-308	+5% $-778	+10% $-892
Rent	-10% $-470	-5% $-389	+0% $-308	+5% $-228	+10% $-147
Rate	-1.0pp $-142	-0.5pp $-224	base $-308	+0.5pp $-394	+1.0pp $-481

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-22
   days on market $329,900 Active 36 DOM
2. 2026-06-19
   days on market $329,900 Active 34 DOM
3. 2026-06-18
   days on market $329,900 Active 33 DOM
4. 2026-06-17
   days on market $329,900 Active 32 DOM
5. 2026-06-16
   days on market $329,900 Active 31 DOM
6. 2026-06-15
   days on market $329,900 Active 30 DOM
7. 2026-06-14
   days on market $329,900 Active 28 DOM
8. 2026-06-13
   days on market $329,900 Active 27 DOM
9. 2026-06-10
   days on market $329,900 Active 25 DOM
10. 2026-06-09
    days on market $329,900 Active 24 DOM
11. 2026-06-08
    days on market $329,900 Active 23 DOM
12. 2026-06-07
    days on market $329,900 Active 22 DOM
13. 2026-06-05
    days on market $329,900 Active 19 DOM
14. 2026-06-03
    days on market $329,900 Active 18 DOM
15. 2026-06-02
    days on market $329,900 Active 17 DOM
16. 2026-06-01
    days on market $329,900 Active 16 DOM
17. 2026-05-31
    days on market $329,900 Active 15 DOM
18. 2026-05-30
    days on market $329,900 Active 14 DOM
19. 2026-05-16
    listed $329,900 Active 1197-char remark

    Show marketing remark (1197 chars)

    Discover peaceful country living on this beautiful 10-acre fully fenced property tucked away in the heart of the countryside near Dillwyn. This 3-bedroom, 2-bath home offers over 1,400 square feet of comfortable living space, gas log fireplace for cozy evenings, and large, 3 season porch set up for entertaining surrounded by woods and nature. The property is ideal for outdoor enthusiasts or anyone seeking privacy and room to roam. Enjoy trails perfect for four-wheelers, hiking, or quiet evening walks throughout your own private retreat. Multiple outbuildings provide exceptional storage and versatility, including two 12x16 sheds, a spacious 12x32 shed, and an additional building, Electrical hook ups for campers, too. Perfect for homesteading, equipment storage, workshops, or recreational use. An automatic backup generator adds peace of mind and security. Conveniently located near the town of Dillwyn with easy access to Farmville, Richmond, Charlottesville, and Lynchburg, this property offers the perfect balance of rural tranquility and commuter convenience. Whether you're looking for a full-time residence, weekend getaway, or recreational property, this one has endless potential!

20. 2026-05-16
    listed $329,900 Active

    Show marketing remark (1197 chars)

    Discover peaceful country living on this beautiful 10-acre fully fenced property tucked away in the heart of the countryside near Dillwyn. This 3-bedroom, 2-bath home offers over 1,400 square feet of comfortable living space, gas log fireplace for cozy evenings, and large, 3 season porch set up for entertaining surrounded by woods and nature. The property is ideal for outdoor enthusiasts or anyone seeking privacy and room to roam. Enjoy trails perfect for four-wheelers, hiking, or quiet evening walks throughout your own private retreat. Multiple outbuildings provide exceptional storage and versatility, including two 12x16 sheds, a spacious 12x32 shed, and an additional building, Electrical hook ups for campers, too. Perfect for homesteading, equipment storage, workshops, or recreational use. An automatic backup generator adds peace of mind and security. Conveniently located near the town of Dillwyn with easy access to Farmville, Richmond, Charlottesville, and Lynchburg, this property offers the perfect balance of rural tranquility and commuter convenience. Whether you're looking for a full-time residence, weekend getaway, or recreational property, this one has endless potential!

21. 2026-05-16
    listed $329,900 Active 1197-char remark

    Show marketing remark (1197 chars)

    Discover peaceful country living on this beautiful 10-acre fully fenced property tucked away in the heart of the countryside near Dillwyn. This 3-bedroom, 2-bath home offers over 1,400 square feet of comfortable living space, gas log fireplace for cozy evenings, and large, 3 season porch set up for entertaining surrounded by woods and nature. The property is ideal for outdoor enthusiasts or anyone seeking privacy and room to roam. Enjoy trails perfect for four-wheelers, hiking, or quiet evening walks throughout your own private retreat. Multiple outbuildings provide exceptional storage and versatility, including two 12x16 sheds, a spacious 12x32 shed, and an additional building, Electrical hook ups for campers, too. Perfect for homesteading, equipment storage, workshops, or recreational use. An automatic backup generator adds peace of mind and security. Conveniently located near the town of Dillwyn with easy access to Farmville, Richmond, Charlottesville, and Lynchburg, this property offers the perfect balance of rural tranquility and commuter convenience. Whether you're looking for a full-time residence, weekend getaway, or recreational property, this one has endless potential!

22. 2023-04-28
    soldstatus $260,000 Closed
23. 2023-04-27
    soldstatus $260,000
24. 2023-03-27
    status Pending
25. 2023-03-15
    listed $259,900 Active
26. 2011-07-15
    listed $119,900

ⓘ 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: $677 · $56/mo
• Projected year-2 tax: $2,705 · $225/mo
• Expected delta: +$2,028/yr (+$169/mo · 299.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $24,540
• − Mortgage interest: −$18,480
• − Property taxes: −$677
• − Insurance: −$1,650
• − Repairs & maintenance: −$1,963
• − Management: −$1,963
• − Depreciation: −$9,597
• Taxable loss: −$9,789
• Est. tax savings @ 24.0%: +$2,349
• After-tax cash flow: $-1,350/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: Buckingham County Public School District
• NCES district ID: 5100540
• Math proficiency: 36% ▼ -38.00%
• Reading proficiency: 49% ▼ -12.00%
• Median HH income: $40,158
• Composite: 35.58/100
• National rank: #4897
• State rank: #117 of 131 in VA

Livability — Dillwyn

• Score: 60/100
• State rank: #435
• US rank: #18682

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): 6,992

Population outlook (Buckingham County) Hauer SSP2

• Today (2025): 16,866 people
• By 2030: 16,625 · -1.4%
• By 2040: 16,108 · -4.5%
• By 2050: 15,588 · -7.6%
• By 2075: 14,125 · -16.3%
• By 2100: 11,701 · -30.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 53% Black 40% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Lithuanian 1% Slovak 1% Scotch-Irish 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · German/W. Germanic 2% Spanish 1%

Political lean MEDSL · Buckingham

• 2024 margin: Strong R (+23.5) · D 37.8% · R 61.2% · Other 1.0%
• 2008→2024 swing: -24.4pp toward R · 2008: 0.9pp · 2024: -23.5pp
• All cycles: 2024: R+23.5 2020: R+13.2 2016: R+11.6 2012: D+2.4 2008: D+0.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 39.71%
• Current HPI: 221.8804
• 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

+175.1% since first listed

8 events — show timeline

• 2026-05-16 Listed $329,900 CAAR
• 2026-05-16 Listed $329,900 CVRMLS
• 2026-05-16 Listed $329,900 SCAR
• 2023-04-28 Sold (MLS) $260,000 SCAR
• 2023-04-27 Sold (Public Records) $260,000 Public Records
• 2023-03-27 Pending — SCAR
• 2023-03-15 Listed $259,900 SCAR
• 2011-07-15 Listed $119,900 CAAR

Property tax history

+3.1%/yr

Latest (2025): $677 · +0.0% YoY. Source: county tax records.