948 Victorian Dr · Clinchco, VA 24226

$109,500

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 357 Days on market

Built 1998 5.00 ac lot $109/sqft · 22% below area Est $141k · 22% under

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Why this score? — see what drove the C+ 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 +17.5/30.0
• ARV discount +15.0/15.0
• Appreciation +7.6/10.0
• DSCR +5.5/10.0
• Schools +5.1/10.0
• 1% rule +3.5/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to your own slice of the Appalachian Mountains at 948 Victorian Dr—a charming 2-bedroom, 1-bath cottage tucked away on 5 secluded acres of serene woodland. If you've been searching for privacy, peace, and that true mountain-living feel, this home is the perfect retreat. Step inside to a bright and open living space where the kitchen, dining, and living areas flow together seamlessly. The open-concept design makes this cottage feel welcoming and airy, with natural light pouring in and offering a constant view of the surrounding forest. Whether you're gathered with loved ones, relaxing by the fire, or enjoying a quiet morning with your coffee, the space feels warm and inviting. Outside, the property offers endless opportunities—exploring the woods, watching wildlife, creating your dream garden, or simply unwinding in total privacy. This setting is ideal for anyone craving a getaway from the hustle and bustle while still having modern comforts. Whether you're dreaming of a full-time home or a weekend getaway, this Appalachian hideaway checks all the boxes. Don't miss your chance to own a peaceful mountain retreat with room to unwind, explore, and truly breathe.

Key facts

• Private acres
• Full-time residence
• Scenic views

Tags

• PRIVATE ACRES
• OPEN-CONCEPT LAYOUT
• SCENIC VIEWS
• PRIVATE WOODED PARADISE
• FULL-TIME RESIDENCE
• SHORT-TERM RENTAL INVESTMENT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $93k (15.1% below list).
• Recommended offer: $93k (15.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 51/100 on livability (#544 in VA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing D+, crime D, amenities 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: Sandlick Elementary (math 57% / reading 52%, grade C, #650 of 1,108 statewide, top 62%, 376 students, 91% 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 90% FRL vs 52% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 6 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 $6k of equity ($757 loan paydown + $6k appreciation (5.2% 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 (5.2% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 357 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,966 (15.1% below list)

Questions for the listing agent

1. It's been on market 357 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.85% ✗
• Cap rate: 7.22%
• Cash-on-cash: 3.32%
• DSCR: 1.15
• GRM: 9.8

CMA / ARV

• ARV (median comp): $141,285
• List price: $109,500
• Delta: -22.50%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

5.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.1%
• Equity multiple: 2.03×
• Total profit: $31,671
• Equity at exit: $63,207

10-year hold

• IRR: 16.4%
• Equity multiple: 3.95×
• Total profit: $90,498
• Equity at exit: $110,055

Cash invested: $30,660 (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 24226

• Home prices YoY: 3.1%
• Active inventory: 6
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $930 medium
• Mortgage (P&I): −$574
• Tax from tax record: −$30 /mo · $358/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $85

Break-even live

Break-even rent $822

Max offer price $109,500

Occupancy floor 86%

Sensitivity live

Price	-10% $147	-5% $116	+0% $85	+5% $54	+10% $23
Rent	-10% $11	-5% $48	+0% $85	+5% $121	+10% $158
Rate	-1.0pp $140	-0.5pp $113	base $85	+0.5pp $56	+1.0pp $28

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: $27,375
• Closing costs: $3,285
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $109,500 Active 357 DOM
2. 2026-06-21
   days on market $109,500 Active 356 DOM
3. 2026-06-18
   days on market $109,500 Active 354 DOM
4. 2026-06-17
   days on market $109,500 Active 353 DOM
5. 2026-06-16
   days on market $109,500 Active 352 DOM
6. 2026-06-15
   days on market $109,500 Active 351 DOM
7. 2026-06-15
   days on market $109,500 Active 350 DOM
8. 2026-06-13
   days on market $109,500 Active 349 DOM
9. 2026-06-12
   days on market $109,500 Active 348 DOM
10. 2026-06-09
    days on market $109,500 Active 345 DOM
11. 2026-06-08
    days on market $109,500 Active 344 DOM
12. 2026-06-08
    days on market $109,500 Active 343 DOM
13. 2026-06-03
    days on market $109,500 Active 339 DOM
14. 2026-06-02
    days on market $109,500 Active 338 DOM
15. 2026-06-01
    days on market $109,500 Active 337 DOM
16. 2026-05-31
    days on market $109,500 Active 336 DOM
17. 2026-05-19
    price $109,500 1196-char remark

    Show marketing remark (1196 chars)

    Welcome to your own slice of the Appalachian Mountains at 948 Victorian Dr—a charming 2-bedroom, 1-bath cottage tucked away on 5 secluded acres of serene woodland. If you've been searching for privacy, peace, and that true mountain-living feel, this home is the perfect retreat. Step inside to a bright and open living space where the kitchen, dining, and living areas flow together seamlessly. The open-concept design makes this cottage feel welcoming and airy, with natural light pouring in and offering a constant view of the surrounding forest. Whether you're gathered with loved ones, relaxing by the fire, or enjoying a quiet morning with your coffee, the space feels warm and inviting. Outside, the property offers endless opportunities—exploring the woods, watching wildlife, creating your dream garden, or simply unwinding in total privacy. This setting is ideal for anyone craving a getaway from the hustle and bustle while still having modern comforts. Whether you're dreaming of a full-time home or a weekend getaway, this Appalachian hideaway checks all the boxes. Don't miss your chance to own a peaceful mountain retreat with room to unwind, explore, and truly breathe.

18. 2026-01-02
    status Active 1196-char remark

    Show marketing remark (1196 chars)

    Welcome to your own slice of the Appalachian Mountains at 948 Victorian Dr—a charming 2-bedroom, 1-bath cottage tucked away on 5 secluded acres of serene woodland. If you've been searching for privacy, peace, and that true mountain-living feel, this home is the perfect retreat. Step inside to a bright and open living space where the kitchen, dining, and living areas flow together seamlessly. The open-concept design makes this cottage feel welcoming and airy, with natural light pouring in and offering a constant view of the surrounding forest. Whether you're gathered with loved ones, relaxing by the fire, or enjoying a quiet morning with your coffee, the space feels warm and inviting. Outside, the property offers endless opportunities—exploring the woods, watching wildlife, creating your dream garden, or simply unwinding in total privacy. This setting is ideal for anyone craving a getaway from the hustle and bustle while still having modern comforts. Whether you're dreaming of a full-time home or a weekend getaway, this Appalachian hideaway checks all the boxes. Don't miss your chance to own a peaceful mountain retreat with room to unwind, explore, and truly breathe.

19. 2026-01-01
    historical 1196-char remark

    Show marketing remark (1196 chars)

    Welcome to your own slice of the Appalachian Mountains at 948 Victorian Dr—a charming 2-bedroom, 1-bath cottage tucked away on 5 secluded acres of serene woodland. If you've been searching for privacy, peace, and that true mountain-living feel, this home is the perfect retreat. Step inside to a bright and open living space where the kitchen, dining, and living areas flow together seamlessly. The open-concept design makes this cottage feel welcoming and airy, with natural light pouring in and offering a constant view of the surrounding forest. Whether you're gathered with loved ones, relaxing by the fire, or enjoying a quiet morning with your coffee, the space feels warm and inviting. Outside, the property offers endless opportunities—exploring the woods, watching wildlife, creating your dream garden, or simply unwinding in total privacy. This setting is ideal for anyone craving a getaway from the hustle and bustle while still having modern comforts. Whether you're dreaming of a full-time home or a weekend getaway, this Appalachian hideaway checks all the boxes. Don't miss your chance to own a peaceful mountain retreat with room to unwind, explore, and truly breathe.

20. 2025-12-11
    price $112,500 1196-char remark

    Show marketing remark (1196 chars)

    Welcome to your own slice of the Appalachian Mountains at 948 Victorian Dr—a charming 2-bedroom, 1-bath cottage tucked away on 5 secluded acres of serene woodland. If you've been searching for privacy, peace, and that true mountain-living feel, this home is the perfect retreat. Step inside to a bright and open living space where the kitchen, dining, and living areas flow together seamlessly. The open-concept design makes this cottage feel welcoming and airy, with natural light pouring in and offering a constant view of the surrounding forest. Whether you're gathered with loved ones, relaxing by the fire, or enjoying a quiet morning with your coffee, the space feels warm and inviting. Outside, the property offers endless opportunities—exploring the woods, watching wildlife, creating your dream garden, or simply unwinding in total privacy. This setting is ideal for anyone craving a getaway from the hustle and bustle while still having modern comforts. Whether you're dreaming of a full-time home or a weekend getaway, this Appalachian hideaway checks all the boxes. Don't miss your chance to own a peaceful mountain retreat with room to unwind, explore, and truly breathe.

21. 2025-12-11
    price $112,500

    Show marketing remark (1196 chars)

    Welcome to your own slice of the Appalachian Mountains at 948 Victorian Dr—a charming 2-bedroom, 1-bath cottage tucked away on 5 secluded acres of serene woodland. If you've been searching for privacy, peace, and that true mountain-living feel, this home is the perfect retreat. Step inside to a bright and open living space where the kitchen, dining, and living areas flow together seamlessly. The open-concept design makes this cottage feel welcoming and airy, with natural light pouring in and offering a constant view of the surrounding forest. Whether you're gathered with loved ones, relaxing by the fire, or enjoying a quiet morning with your coffee, the space feels warm and inviting. Outside, the property offers endless opportunities—exploring the woods, watching wildlife, creating your dream garden, or simply unwinding in total privacy. This setting is ideal for anyone craving a getaway from the hustle and bustle while still having modern comforts. Whether you're dreaming of a full-time home or a weekend getaway, this Appalachian hideaway checks all the boxes. Don't miss your chance to own a peaceful mountain retreat with room to unwind, explore, and truly breathe.

22. 2025-06-30
    listed $115,000 Active 1196-char remark

    Show marketing remark (1196 chars)

    Welcome to your own slice of the Appalachian Mountains at 948 Victorian Dr—a charming 2-bedroom, 1-bath cottage tucked away on 5 secluded acres of serene woodland. If you've been searching for privacy, peace, and that true mountain-living feel, this home is the perfect retreat. Step inside to a bright and open living space where the kitchen, dining, and living areas flow together seamlessly. The open-concept design makes this cottage feel welcoming and airy, with natural light pouring in and offering a constant view of the surrounding forest. Whether you're gathered with loved ones, relaxing by the fire, or enjoying a quiet morning with your coffee, the space feels warm and inviting. Outside, the property offers endless opportunities—exploring the woods, watching wildlife, creating your dream garden, or simply unwinding in total privacy. This setting is ideal for anyone craving a getaway from the hustle and bustle while still having modern comforts. Whether you're dreaming of a full-time home or a weekend getaway, this Appalachian hideaway checks all the boxes. Don't miss your chance to own a peaceful mountain retreat with room to unwind, explore, and truly breathe.

23. 2024-12-17
    soldstatus $100,000
24. 2024-12-13
    soldstatus $100,000 Closed
25. 2024-10-19
    historical Active Under Contract
26. 2024-10-11
    status Active
27. 2024-10-02
    historical Active Under Contract
28. 2024-09-26
    listed $97,000 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: $358 · $30/mo
• Projected year-2 tax: $898 · $75/mo
• Expected delta: +$540/yr (+$45/mo · 151.0%)

ⓘ 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 7/10 Severe
• 🌡 Heat 2/10 Low 6 d/yr ≥94°F today · 17 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: $11,156
• − Mortgage interest: −$6,134
• − Property taxes: −$358
• − Insurance: −$548
• − Repairs & maintenance: −$892
• − Management: −$892
• − Depreciation: −$3,185
• Taxable loss: −$853
• Est. tax savings @ 24.0%: +$205
• After-tax cash flow: $1,222/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: 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 — Clinchco

• Score: 51/100
• State rank: #544
• US rank: #25303

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,798

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: Iranian 3% Slovak 1%
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

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: ▲ 5.17%
• Current HPI: 173.4194
• 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

+12.9% since first listed

12 events — show timeline

• 2026-05-19 Price Changed $109,500 SWVAR
• 2026-01-02 Relisted — SWVAR
• 2026-01-01 Delisted — SWVAR
• 2025-12-11 Price Changed $112,500 TVRMLS
• 2025-12-11 Price Changed $112,500 SWVAR
• 2025-06-30 Listed $115,000 SWVAR
• 2024-12-17 Sold (Public Records) $100,000 Public Records
• 2024-12-13 Sold (MLS) $100,000 TVRMLS
• 2024-10-19 Contingent — TVRMLS
• 2024-10-11 Relisted — TVRMLS
• 2024-10-02 Contingent — TVRMLS
• 2024-09-26 Listed $97,000 TVRMLS

Property tax history

+1.8%/yr

Latest (2026): $358 · +0.0% YoY. Source: county tax records.