20892 Deer Run Dr · Abingdon, VA 24211

$350,000

6 bd · 4.0 ba · 2,424 sqft · Townhouse public records · 7 Days on market

Built 2000 0.35 ac lot

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

• ARV discount +7.5/15.0
• Schools +6.2/10.0
• Cash flow +5.2/30.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

ONE LEVEL LIVING! Located close to historic Abingdon, this duplex offers 2 BEDROOMS and 2 FULL BATHS on each side (Units A and B). These well-maintained properties allow you several options. Live in one side, rent out the other. Or rent both sides as an investment property. Currently this is an income producing property with both sides occupied with tenants. Each unit has a one car attached garage and a private back deck. Kitchen appliances remain with each unit: refrigerator, range/oven, microwave and dishwasher. Per seller, roof was replaced 8 to 10 years ago. Other duplex units available for sale. See MLS#109732.

Key facts

• Private back deck
• Historic abingdon
• One level living

Tags

• ONE LEVEL LIVING
• HISTORIC ABINGDON
• INCOME PRODUCING PROPERTY
• PRIVATE BACK DECK
• KITCHEN APPLIANCES REMAIN
• ROOF REPLACED

Property features AI

Finance

• Other: Zoning: R-2
• Financial info:
• HOA & community: Deer Run subdivision

Exterior

• Parking: Attached 2-car garage
• Security:
• Utilities: Public water; Public sewer
• Home design: Residential condo/townhouse; One story
• Construction: Brick and vinyl siding exterior; Shingle roof
• Exterior features: Deck; Level lot

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms:
• Flooring: Carpet; Laminate; Other
• Bathrooms: 4 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning; Ceiling fans
• Interior features: Insulated windows; Crawl space basement
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 6-bed/4.0-bath townhouse listed at $350k.

Deal economics

• At list price, monthly cash flow is $-796 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (40.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (53.3% below list).
• Recommended offer: $163k (53.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 80/100 on livability (#59 in VA, #1,691 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, health & safety A+, housing A; Watch: employment D, commute F.
• Washington County Public School District (rural): math 68% / reading 79% proficiency, ranked #15 of 131 in VA (top 12%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Abingdon Elementary (math 66% / reading 77%, grade A-, #299 of 1,108 statewide, top 27%, 423 students, 70% FRL); E.B. Stanley Middle (math 68% / reading 82%, grade A, #49 of 342 statewide, top 14%, 643 students, 66% FRL); Abingdon High (math 77% / reading 87%, grade A, #40 of 319 statewide, top 15%, 867 students, 65% FRL) — zoned schools average 67% FRL vs 42% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 98 active listings in the ZIP; 99 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Washington County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $163,496 (53.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.47% ✗
• Cap rate: 3.57%
• Cash-on-cash: -9.74%
• DSCR: 0.57
• GRM: 17.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -33.9%
• Equity multiple: -0.10×
• Total profit: $-107,560
• Equity at exit: $52,186

10-year hold

• IRR: -42.8%
• Equity multiple: -0.63×
• Total profit: $-159,630
• Equity at exit: $30,262

Cash invested: $98,000 (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 24211

• Home prices YoY: -27.2%
• Active inventory: 98
• Price-to-rent: 17.8×

Monthly cashflow live

• Estimated rent: $1,635 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$106 /mo · $1,270/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $-796

Break-even live

Break-even rent $2,642

Max offer price $209,471

Occupancy floor —

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-28
   status Pending
2. 2026-04-20
   listed $350,000 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: $1,270 · $106/mo
• Projected year-2 tax: $2,870 · $239/mo
• Expected delta: +$1,600/yr (+$133/mo · 125.9%)

ⓘ 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 3/10 Moderate 7 d/yr ≥95°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,620
• − Mortgage interest: −$19,605
• − Property taxes: −$1,270
• − Insurance: −$1,750
• − Repairs & maintenance: −$1,570
• − Management: −$1,570
• − Depreciation: −$10,182
• Taxable loss: −$16,327
• Est. tax savings @ 24.0%: +$3,918
• After-tax cash flow: $-5,628/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: Washington County Public School District
• NCES district ID: 5103900
• Math proficiency: 68% ▼ -23.00%
• Reading proficiency: 79% ▼ -7.00%
• Median HH income: $42,412
• Composite: 61.5/100
• National rank: #754
• State rank: #15 of 131 in VA

Livability — Abingdon

• Score: 80/100
• State rank: #59
• US rank: #1691

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 16,814
• Population (ZIP): 10,341

Population outlook (Washington County) Hauer SSP2

• Today (2025): 53,266 people
• By 2030: 52,284 · -1.8%
• By 2040: 49,415 · -7.2%
• By 2050: 45,683 · -14.2%
• By 2075: 37,258 · -30.1%
• By 2100: 27,983 · -47.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Serbian 4% Slovak 3% Lithuanian 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Washington

• 2024 margin: Solid R (+53.3) · D 23.0% · R 76.3%
• 2008→2024 swing: -20.6pp toward R · 2008: -32.7pp · 2024: -53.3pp
• All cycles: 2024: R+53.3 2020: R+52.5 2016: R+53.5 2012: R+43.2 2008: R+32.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.71%
• Current HPI: 184.0412
• 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

2 events — show timeline

• 2026-04-28 Pending — SWVAR
• 2026-04-20 Listed $350,000 SWVAR

Property tax history

+1.9%/yr

Latest (2026): $1,270 · +0.0% YoY. Source: county tax records.