14 River View Ave · Clarksville, VA 24529

$225,000

2 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 191 Days on market

Built 1994 0.49 ac lot Est $383k · 41% under · waterfront

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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).

• ARV discount +15.0/15.0
• Cash flow +9.6/30.0
• Appreciation +6.4/10.0
• Schools +5.4/10.0
• Livability +3.7/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0

Listing remarks MLS

Lakefront Living on Kerr Lake/Buggs Island! Discover a rare opportunity to own a secluded lakefront retreat on beautiful Kerr Lake/Buggs Island. This unique property includes both a cozy bunkhouse-style cabin and a singlewide mobile home - each ready for immediate use. Whether you're searching for a permanent residence, a peaceful vacation getaway, a fishing cabin, or two separate short-term rental opportunities, this property offers incredible flexibility. The cabin features gas log heat and window-unit cooling, while the mobile home offers a central forced-air electric furnace and window A/C units for comfort in all seasons. A dock permit is included that can be relinquished to the owner and reapproved through the U. S. Army corps of engineers , allowing you to install your own floating dock and enjoy direct access to the lake. Move right in and enjoy lake life as-is, or customize the open layout to create your dream lake house. This hidden gem is your chance to experience the tranquility and adventure of lakeside living on one of Virginia's most beloved bodies of water. Schedule your tour today and let's make this lakefront retreat yours! Some photos may be digitally enhanced. Information taken from tax assessment and/or seller. Buyer/Buyer Agent to verify. Listing agent is related to owners.

Key facts

• Lakefront retreat
• Dock permit included
• 0.49 acre lot

Tags

• LAKEFRONT RETREAT
• BUNKHOUSE STYLE CABIN
• DOCK PERMIT INCLUDED
• DIRECT ACCESS TO LAKE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-154 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (12.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (33.4% below list).
• Recommended offer: $150k (33.4% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 1.5% in Clarksville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#179 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Mecklenburg County Public School District (rural): math 57% / reading 72% proficiency, ranked #49 of 131 in VA (top 37%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Clarksville Elementary (math 62% / reading 72%, grade B+, #381 of 1,108 statewide, top 36%, 455 students, 88% FRL); Bluestone Middle (math 57% / reading 77%); Bluestone High (math 67% / reading 77%) — zoned schools average 88% FRL vs 54% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 37 active listings in the ZIP; 153 units permitted in Mecklenburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($2k loan paydown + $6k appreciation (2.8% local appreciation)).
• Mecklenburg County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 191 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $54k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $8k; list at $225k implies a 2547% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 22% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,751 (33.4% 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 191 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 0.67% ✗
• Cap rate: 5.47%
• Cash-on-cash: -2.92%
• DSCR: 0.87
• GRM: 12.5

CMA / ARV

• ARV (on-the-fly): $382,579
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2471 Carters Point Rd	0.82mi	3/2.0 (+1)	1,168 (+1%)	12mo	$287,000	$246	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.77% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.0%
• Equity multiple: 1.23×
• Total profit: $14,446
• Equity at exit: $98,224

10-year hold

• IRR: 7.4%
• Equity multiple: 2.09×
• Total profit: $68,485
• Equity at exit: $149,123

Cash invested: $63,000 (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 24529

• Home prices YoY: 1.5%
• Active inventory: 37
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $1,498 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$63 /mo · $755/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $-154

Break-even live

Break-even rent $1,692

Max offer price $197,880

Occupancy floor —

Sensitivity live

Price	-10% $-26	-5% $-90	+0% $-154	+5% $-217	+10% $-281
Rent	-10% $-272	-5% $-213	+0% $-154	+5% $-94	+10% $-35
Rate	-1.0pp $-40	-0.5pp $-96	base $-154	+0.5pp $-212	+1.0pp $-271

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-22
   days on market $225,000 Active 191 DOM
2. 2026-06-18
   days on market $225,000 Active 188 DOM
3. 2026-06-17
   days on market $225,000 Active 187 DOM
4. 2026-06-16
   days on market $225,000 Active 186 DOM
5. 2026-06-15
   days on market $225,000 Active 185 DOM
6. 2026-06-14
   days on market $225,000 Active 183 DOM
7. 2026-06-13
   days on market $225,000 Active 182 DOM
8. 2026-06-10
   days on market $225,000 Active 180 DOM
9. 2026-06-09
   days on market $225,000 Active 179 DOM
10. 2026-06-08
    days on market $225,000 Active 178 DOM
11. 2026-06-07
    days on market $225,000 Active 177 DOM
12. 2026-06-05
    days on market $225,000 Active 174 DOM
13. 2026-06-03
    days on market $225,000 Active 173 DOM
14. 2026-06-02
    days on market $225,000 Active 172 DOM
15. 2026-06-01
    days on market $225,000 Active 171 DOM
16. 2026-05-31
    days on market $225,000 Active 170 DOM
17. 2026-05-31
    days on market $225,000 Active 169 DOM
18. 2026-04-24
    price $225,000 1317-char remark

    Show marketing remark (1316 chars)

    Lakefront Living on Kerr Lake/Buggs Island! Discover a rare opportunity to own a secluded lakefront retreat on beautiful Kerr Lake/Buggs Island. This unique property includes both a cozy bunkhouse-style cabin and a singlewide mobile home - each ready for immediate use. Whether you're searching for a permanent residence, a peaceful vacation getaway, a fishing cabin, or two separate short-term rental opportunities, this property offers incredible flexibility. The cabin features gas log heat and window-unit cooling, while the mobile home offers a central forced-air electric furnace and window A/C units for comfort in all seasons. A dock permit is included that can be relinquished to the owner and reapproved through the U. S. Army corps of engineers , allowing you to install your own floating dock and enjoy direct access to the lake. Move right in and enjoy lake life as-is, or customize the open layout to create your dream lake house. This hidden gem is your chance to experience the tranquility and adventure of lakeside living on one of Virginia's most beloved bodies of water. Schedule your tour today and let's make this lakefront retreat yours! Some photos may be digitally enhanced. Information taken from tax assessment and/or seller. Buyer/Buyer Agent to verify. Listing agent is related to owners.

19. 2026-04-24
    price $225,000 1316-char remark

    Show marketing remark (1316 chars)

    Lakefront Living on Kerr Lake/Buggs Island! Discover a rare opportunity to own a secluded lakefront retreat on beautiful Kerr Lake/Buggs Island. This unique property includes both a cozy bunkhouse-style cabin and a singlewide mobile home - each ready for immediate use. Whether you're searching for a permanent residence, a peaceful vacation getaway, a fishing cabin, or two separate short-term rental opportunities, this property offers incredible flexibility. The cabin features gas log heat and window-unit cooling, while the mobile home offers a central forced-air electric furnace and window A/C units for comfort in all seasons. A dock permit is included that can be relinquished to the owner and reapproved through the U. S. Army corps of engineers , allowing you to install your own floating dock and enjoy direct access to the lake. Move right in and enjoy lake life as-is, or customize the open layout to create your dream lake house. This hidden gem is your chance to experience the tranquility and adventure of lakeside living on one of Virginia's most beloved bodies of water. Schedule your tour today and let's make this lakefront retreat yours! Some photos may be digitally enhanced. Information taken from tax assessment and/or seller. Buyer/Buyer Agent to verify. Listing agent is related to owners.

20. 2026-03-16
    price $240,000 1316-char remark

    Show marketing remark (1316 chars)

    Lakefront Living on Kerr Lake/Buggs Island! Discover a rare opportunity to own a secluded lakefront retreat on beautiful Kerr Lake/Buggs Island. This unique property includes both a cozy bunkhouse-style cabin and a singlewide mobile home - each ready for immediate use. Whether you're searching for a permanent residence, a peaceful vacation getaway, a fishing cabin, or two separate short-term rental opportunities, this property offers incredible flexibility. The cabin features gas log heat and window-unit cooling, while the mobile home offers a central forced-air electric furnace and window A/C units for comfort in all seasons. A dock permit is included that can be relinquished to the owner and reapproved through the U. S. Army corps of engineers , allowing you to install your own floating dock and enjoy direct access to the lake. Move right in and enjoy lake life as-is, or customize the open layout to create your dream lake house. This hidden gem is your chance to experience the tranquility and adventure of lakeside living on one of Virginia's most beloved bodies of water. Schedule your tour today and let's make this lakefront retreat yours! Some photos may be digitally enhanced. Information taken from tax assessment and/or seller. Buyer/Buyer Agent to verify. Listing agent is related to owners.

21. 2026-03-13
    price $240,000 1317-char remark

    Show marketing remark (1317 chars)

    Lakefront Living on Kerr Lake/Buggs Island! Discover a rare opportunity to own a secluded lakefront retreat on beautiful Kerr Lake/Buggs Island. This unique property includes both a cozy bunkhouse-style cabin and a singlewide mobile home - each ready for immediate use. Whether you're searching for a permanent residence, a peaceful vacation getaway, a fishing cabin, or two separate short-term rental opportunities, this property offers incredible flexibility. The cabin features gas log heat and window-unit cooling, while the mobile home offers a central forced-air electric furnace and window A/C units for comfort in all seasons. A dock permit is included that can be relinquished to the owner and reapproved through the U. S. Army corps of engineers , allowing you to install your own floating dock and enjoy direct access to the lake. Move right in and enjoy lake life as-is, or customize the open layout to create your dream lake house. This hidden gem is your chance to experience the tranquility and adventure of lakeside living on one of Virginia's most beloved bodies of water. Schedule your tour today and let's make this lakefront retreat yours! Some photos may be digitally enhanced. Information taken from tax assessment and/or seller. Buyer/Buyer Agent to verify. Listing agent is related to owners.

22. 2026-02-19
    price $265,000 1317-char remark

    Show marketing remark (1316 chars)

    Lakefront Living on Kerr Lake/Buggs Island! Discover a rare opportunity to own a secluded lakefront retreat on beautiful Kerr Lake/Buggs Island. This unique property includes both a cozy bunkhouse-style cabin and a singlewide mobile home - each ready for immediate use. Whether you're searching for a permanent residence, a peaceful vacation getaway, a fishing cabin, or two separate short-term rental opportunities, this property offers incredible flexibility. The cabin features gas log heat and window-unit cooling, while the mobile home offers a central forced-air electric furnace and window A/C units for comfort in all seasons. A dock permit is included that can be relinquished to the owner and reapproved through the U. S. Army corps of engineers , allowing you to install your own floating dock and enjoy direct access to the lake. Move right in and enjoy lake life as-is, or customize the open layout to create your dream lake house. This hidden gem is your chance to experience the tranquility and adventure of lakeside living on one of Virginia's most beloved bodies of water. Schedule your tour today and let's make this lakefront retreat yours! Some photos may be digitally enhanced. Information taken from tax assessment and/or seller. Buyer/Buyer Agent to verify. Listing agent is related to owners.

23. 2026-02-19
    price $265,000 1316-char remark

    Show marketing remark (1316 chars)

    Lakefront Living on Kerr Lake/Buggs Island! Discover a rare opportunity to own a secluded lakefront retreat on beautiful Kerr Lake/Buggs Island. This unique property includes both a cozy bunkhouse-style cabin and a singlewide mobile home - each ready for immediate use. Whether you're searching for a permanent residence, a peaceful vacation getaway, a fishing cabin, or two separate short-term rental opportunities, this property offers incredible flexibility. The cabin features gas log heat and window-unit cooling, while the mobile home offers a central forced-air electric furnace and window A/C units for comfort in all seasons. A dock permit is included that can be relinquished to the owner and reapproved through the U. S. Army corps of engineers , allowing you to install your own floating dock and enjoy direct access to the lake. Move right in and enjoy lake life as-is, or customize the open layout to create your dream lake house. This hidden gem is your chance to experience the tranquility and adventure of lakeside living on one of Virginia's most beloved bodies of water. Schedule your tour today and let's make this lakefront retreat yours! Some photos may be digitally enhanced. Information taken from tax assessment and/or seller. Buyer/Buyer Agent to verify. Listing agent is related to owners.

24. 2025-12-12
    listed $279,000 Active 1316-char remark

    Show marketing remark (1316 chars)

    Lakefront Living on Kerr Lake/Buggs Island! Discover a rare opportunity to own a secluded lakefront retreat on beautiful Kerr Lake/Buggs Island. This unique property includes both a cozy bunkhouse-style cabin and a singlewide mobile home - each ready for immediate use. Whether you're searching for a permanent residence, a peaceful vacation getaway, a fishing cabin, or two separate short-term rental opportunities, this property offers incredible flexibility. The cabin features gas log heat and window-unit cooling, while the mobile home offers a central forced-air electric furnace and window A/C units for comfort in all seasons. A dock permit is included that can be relinquished to the owner and reapproved through the U. S. Army corps of engineers , allowing you to install your own floating dock and enjoy direct access to the lake. Move right in and enjoy lake life as-is, or customize the open layout to create your dream lake house. This hidden gem is your chance to experience the tranquility and adventure of lakeside living on one of Virginia's most beloved bodies of water. Schedule your tour today and let's make this lakefront retreat yours! Some photos may be digitally enhanced. Information taken from tax assessment and/or seller. Buyer/Buyer Agent to verify. Listing agent is related to owners.

25. 2025-10-09
    listed $279,000 Active 1317-char remark

    Show marketing remark (1317 chars)

    Lakefront Living on Kerr Lake/Buggs Island! Discover a rare opportunity to own a secluded lakefront retreat on beautiful Kerr Lake/Buggs Island. This unique property includes both a cozy bunkhouse-style cabin and a singlewide mobile home - each ready for immediate use. Whether you're searching for a permanent residence, a peaceful vacation getaway, a fishing cabin, or two separate short-term rental opportunities, this property offers incredible flexibility. The cabin features gas log heat and window-unit cooling, while the mobile home offers a central forced-air electric furnace and window A/C units for comfort in all seasons. A dock permit is included that can be relinquished to the owner and reapproved through the U. S. Army corps of engineers , allowing you to install your own floating dock and enjoy direct access to the lake. Move right in and enjoy lake life as-is, or customize the open layout to create your dream lake house. This hidden gem is your chance to experience the tranquility and adventure of lakeside living on one of Virginia's most beloved bodies of water. Schedule your tour today and let's make this lakefront retreat yours! Some photos may be digitally enhanced. Information taken from tax assessment and/or seller. Buyer/Buyer Agent to verify. Listing agent is related to owners.

26. 2025-01-31
    price $289,900
27. 2024-08-05
    listed $300,000 Active
28. 2004-11-12
    soldstatus $8,500

ⓘ 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: $755 · $63/mo
• Projected year-2 tax: $1,845 · $154/mo
• Expected delta: +$1,090/yr (+$91/mo · 144.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,970
• − Mortgage interest: −$12,603
• − Property taxes: −$755
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,438
• − Management: −$1,438
• − Depreciation: −$6,545
• Taxable loss: −$5,934
• Est. tax savings @ 24.0%: +$1,424
• After-tax cash flow: $-418/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: Mecklenburg County Public School District
• NCES district ID: 5102460
• Math proficiency: 57% ▼ -29.00%
• Reading proficiency: 72% ▼ -7.00%
• Median HH income: $37,491
• Composite: 53.55/100
• National rank: #1446
• State rank: #49 of 131 in VA

Livability — Clarksville

• Score: 73/100
• State rank: #179
• US rank: #5434

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,197

Population outlook (Mecklenburg County) Hauer SSP2

• Today (2025): 28,332 people
• By 2030: 26,742 · -5.6%
• By 2040: 23,502 · -17.0%
• By 2050: 20,851 · -26.4%
• By 2075: 17,525 · -38.1%
• By 2100: 14,524 · -48.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Black 32% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Italian 3% Lithuanian 1% Scandinavian 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Mecklenburg

• 2024 margin: Strong R (+20.8) · D 39.4% · R 60.2%
• 2008→2024 swing: -16.2pp toward R · 2008: -4.6pp · 2024: -20.8pp
• All cycles: 2024: R+20.8 2020: R+15.2 2016: R+11.3 2012: R+7.2 2008: R+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.77%
• Current HPI: 187.5928
• 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

+2547.1% since first listed

11 events — show timeline

• 2026-04-24 Price Changed $225,000 MHPCAR
• 2026-04-24 Price Changed $225,000 MLSRV
• 2026-03-16 Price Changed $240,000 MLSRV
• 2026-03-13 Price Changed $240,000 MHPCAR
• 2026-02-19 Price Changed $265,000 MHPCAR
• 2026-02-19 Price Changed $265,000 MLSRV
• 2025-12-12 Listed $279,000 MLSRV
• 2025-10-09 Listed $279,000 MHPCAR
• 2025-01-31 Price Changed $289,900 DRRAR
• 2024-08-05 Listed $300,000 DRRAR
• 2004-11-12 Sold (Public Records) $8,500 Public Records

Property tax history

+0.7%/yr

Latest (2025): $755 · +0.0% YoY. Source: county tax records.