765 Crabtree Hollow Holw · Clintwood, VA 24228

$75,000

5 bd · 3.0 ba · 1,384 sqft · SingleFamily · 209 Days on market

Built 1945 Poor condition 1.00 ac lot ↓ 6% since listing

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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 +1.0/5.0

Listing remarks MLS

Calling all investors, flippers, or anyone looking to build their rental portfolio. This rare deals offers two separate dwellings on one acre of land. A single family home and a mobile home- giving you endless options! Between the two properties, you'll find 5 bedrooms and two baths, making this the perfect setup for multiple rentals, a live in / flip situation, or long term cash flowing investment.

Key facts

• Mobile home
• Single family home
• One acre of land

Tags

• TWO SEPARATE DWELLINGS
• ONE ACRE OF LAND
• SINGLE FAMILY HOME
• MOBILE HOME

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $75k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (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.
• Zoned schools: Clintwood Elementary (math 67% / reading 62%, grade B, #416 of 1,108 statewide, top 41%, 425 students, 90% FRL); Ridgeview Middle (math 57% / reading 72%, grade A-, #123 of 342 statewide, top 37%, 440 students, 89% FRL); Ridgeview High (math 62% / reading 72%, grade B, #185 of 319 statewide, top 61%, 592 students, 89% FRL) — zoned schools average 89% FRL vs 52% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $4k of equity ($519 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 209 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 209 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 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.68% ✓
• Cap rate: 13.89%
• Cash-on-cash: 27.14%
• DSCR: 2.21
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 32.0%
• Equity multiple: 2.93×
• Total profit: $40,450
• Equity at exit: $39,401

10-year hold

• IRR: 31.1%
• Equity multiple: 5.83×
• Total profit: $101,408
• Equity at exit: $65,565

Cash invested: $21,000 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,257 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $409

Break-even live

Break-even rent $740

Max offer price $75,000

Occupancy floor 63%

Sensitivity live

Price	-10% $460	-5% $434	+0% $409	+5% $383	+10% $357
Rent	-10% $309	-5% $359	+0% $409	+5% $458	+10% $508
Rate	-1.0pp $446	-0.5pp $428	base $409	+0.5pp $389	+1.0pp $369

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $75,000 Active 209 DOM
2. 2026-06-21
   days on market $75,000 Active 208 DOM
3. 2026-06-18
   days on market $75,000 Active 206 DOM
4. 2026-06-17
   days on market $75,000 Active 205 DOM
5. 2026-06-16
   remarks 454-char remark
6. 2026-06-16
   days on market $75,000 Active 204 DOM
7. 2026-06-15
   days on market $75,000 Active 203 DOM
8. 2026-06-15
   days on market $75,000 Active 202 DOM
9. 2026-06-13
   days on market $75,000 Active 201 DOM
10. 2026-06-12
    days on market $75,000 Active 200 DOM
11. 2026-06-09
    days on market $75,000 Active 197 DOM
12. 2026-06-08
    days on market $75,000 Active 196 DOM
13. 2026-06-08
    days on market $75,000 Active 195 DOM
14. 2026-06-03
    days on market $75,000 Active 191 DOM
15. 2026-06-02
    days on market $75,000 Active 190 DOM
16. 2026-06-01
    days on market $75,000 Active 189 DOM
17. 2026-05-31
    days on market $75,000 Active 188 DOM
18. 2026-04-22
    price $75,000 402-char remark

    Show marketing remark (402 chars)

    Calling all investors, flippers, or anyone looking to build their rental portfolio. This rare deals offers two separate dwellings on one acre of land. A single family home and a mobile home- giving you endless options! Between the two properties, you'll find 5 bedrooms and two baths, making this the perfect setup for multiple rentals, a live in / flip situation, or long term cash flowing investment.

19. 2025-11-24
    listed $80,000 Active 402-char remark

    Show marketing remark (402 chars)

    Calling all investors, flippers, or anyone looking to build their rental portfolio. This rare deals offers two separate dwellings on one acre of land. A single family home and a mobile home- giving you endless options! Between the two properties, you'll find 5 bedrooms and two baths, making this the perfect setup for multiple rentals, a live in / flip situation, or long term cash flowing investment.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $15,088
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$1,172
• − Repairs & maintenance: −$1,207
• − Management: −$1,207
• − Depreciation: −$2,182
• Taxable income: $3,993
• Est. tax owed @ 24.0%: −$958
• After-tax cash flow: $3,944/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 · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive renovations to bring it up to modern standards, with a focus on the kitchen and bathrooms. Improvements to the exterior and landscaping would also significantly increase its value.

Repairs flagged

• Major kitchen cabinets — dated and in poor condition
• Major kitchen countertops — dated and in poor condition
• Major kitchen flooring — dated and in poor condition
• Major bathroom fixtures — dated and in poor condition
• Major bathroom flooring — dated and in poor condition
• Major exterior siding — poor condition
• Major windows — poor condition
• Major HVAC — poor condition

Value-add opportunities

• Both kitchen renovation — modernizing the kitchen would increase both resale and rental value
• Both bathroom renovation — modernizing the bathrooms would increase both resale and rental value
• Both exterior siding and landscaping — improving the exterior would increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in poor condition	Major	$15,000–50,000
kitchen countertops · dated and in poor condition	Major	$15,000–50,000
kitchen flooring · dated and in poor condition	Major	$15,000–50,000
bathroom fixtures · dated and in poor condition	Major	$15,000–50,000
bathroom flooring · dated and in poor condition	Major	$15,000–50,000
exterior siding · poor condition	Major	$15,000–50,000
windows · poor condition	Major	$15,000–50,000
HVAC · poor condition	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Both kitchen renovation — modernizing the kitchen would increase both resale and rental value ↑
• Both bathroom renovation — modernizing the bathrooms would increase both resale and rental value ↑
• Both exterior siding and landscaping — improving the exterior would increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-6.2% since first listed

2 events — show timeline

• 2026-04-22 Price Changed $75,000 TVRMLS
• 2025-11-24 Listed $80,000 TVRMLS