25 Doe Valley Trl · Hot Springs, VA 24445

$75,000

3 bd · 1.0 ba · 1,175 sqft · SingleFamily public records · 6 Days on market

Built 1946 0.38 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• Schools +5.3/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming 3-bedroom, 1-bath ranch-style home offered below assessed value, making this an excellent opportunity for a first-time homebuyer or investor. This single-family home is located just minutes from the Omni Homestead Resort and close to local shops, dining, and town amenities. This home offers scenic mountain views from the front and a peaceful wooded backdrop in the rear. Inside, the home features a combination of hardwood floors and wall-to-wall carpeting, with hardwood in two bedrooms and carpeting in three rooms. A vinyl-enclosed rear sun porch provides additional space to relax or unwind. Public utilities. The property includes a private driveway with designated parking spots. Th

Key facts

• Heat pump
• Private driveway
• Shingle roof

Tags

• HEAT PUMP
• SHINGLE ROOF
• PRIVATE DRIVEWAY
• DESIGNATED PARKING SPACES
• PUBLIC UTILITIES

Property features AI

Finance

• Financial info: Annual tax amount listed as $550

Exterior

• Utilities: Electric heat pump for heating and cooling
• Home design: Residential property built in 1946
• Construction: Built in 1946
• Exterior features: 0.38-acre lot

Interior

• Bedrooms: Three bedrooms, all on the main level
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Heat pump (electric) providing both heating and cooling
• Interior features: Seven total rooms; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $345 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).

Location & tenants

• Location reads 54/100 on livability (#527 in VA) — a working-class tenant base; expect higher turnover. Strengths: schools A+, cost of living A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Bath County Public School District (rural): math 59% / reading 67% proficiency, ranked #50 of 131 in VA (top 38%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 40 active listings in the ZIP; 8 units permitted in Bath County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($519 loan paydown + $2k appreciation (2.7% local appreciation)).
• Bath County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 1.37% ✓
• Cap rate: 11.81%
• Cash-on-cash: 19.70%
• DSCR: 1.88
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.4%
• Equity multiple: 2.42×
• Total profit: $29,791
• Equity at exit: $32,463

10-year hold

• IRR: 26.4%
• Equity multiple: 4.66×
• Total profit: $76,766
• Equity at exit: $49,071

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 24445

• Home prices YoY: 1.9%
• Active inventory: 40
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,030 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$45 /mo · $537/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $345

Break-even live

Break-even rent $594

Max offer price $75,000

Occupancy floor 62%

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 1 events

1. 2026-06-12
   days on market $75,000 Pending 6 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: $537 · $45/mo
• Projected year-2 tax: $615 · $51/mo
• Expected delta: +$78/yr (+$6/mo · 14.5%)

ⓘ 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 2/10 Low 7 d/yr ≥88°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,365
• − Mortgage interest: −$4,201
• − Property taxes: −$537
• − Insurance: −$375
• − Repairs & maintenance: −$989
• − Management: −$989
• − Depreciation: −$2,182
• Taxable income: $3,092
• Est. tax owed @ 24.0%: −$742
• After-tax cash flow: $3,395/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: Bath County Public School District
• NCES district ID: 5100330
• Math proficiency: 59% ▼ -29.00%
• Reading proficiency: 67% ▼ -14.00%
• Median HH income: $46,995
• Composite: 53.25/100
• National rank: #1496
• State rank: #50 of 131 in VA

Livability — Hot Springs

• Score: 54/100
• State rank: #527
• US rank: #24141

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hot Springs, VA
• Population (ZIP): 2,395

Population outlook (Bath County) Hauer SSP2

• Today (2025): 4,319 people
• By 2030: 4,198 · -2.8%
• By 2040: 3,897 · -9.8%
• By 2050: 3,719 · -13.9%
• By 2075: 3,404 · -21.2%
• By 2100: 4,049 · -6.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 6% Black 3% Two or more races 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4%
• Common ancestry: Serbian 1% Romanian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 94% English-only · Spanish 6%

Political lean MEDSL · Bath

• 2024 margin: Solid R (+53.8) · D 22.8% · R 76.5%
• 2008→2024 swing: -41.2pp toward R · 2008: -12.6pp · 2024: -53.8pp
• All cycles: 2024: R+53.8 2020: R+47.5 2016: R+42.1 2012: R+17.1 2008: R+12.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.70%
• Current HPI: 146.3707
• 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

4 events — show timeline

• 2026-05-28 Pending — MLSRV
• 2026-05-28 Relisted — MLSRV
• 2026-01-05 Listing Removed — MLSRV
• 2026-01-01 Listed $75,000 MLSRV

Property tax history

+23.9%/yr

Latest (2025): $537 · +11.7% YoY. Source: county tax records.