11510 Dogwood Ln · Pound, VA 24279

$118,000

3 bd · 2.0 ba · 1,496 sqft · SingleFamily public records · 69 Days on market

Built 1974 $79/sqft · 40% below area Est $196k · 40% under ↓ 9% 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 +23.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• Appreciation +6.3/10.0
• Schools +6.3/10.0
• 1% rule +4.9/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Check out this beautifully renovated 3-bedroom, 2-bath home located in Pound, VA! This move-in ready property features a brand-new HVAC system, updated flooring, stylish kitchen cabinetry, and refreshed bathrooms throughout. Nestled on a charming lot beside a peaceful creek, this home offers the perfect blend of comfort and tranquility. Don't miss your chance to make this one yours--schedule your showing today! All information to be verified by all buyers and buyer's agents as it was gathered from public records. Subject to Errors and Omissions.

Key facts

• Built 1974
• Listed 69 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $144 ($2k/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 $117k (1.1% below list).
• Recommended offer: $111k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#242 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Wise County Public School District (town): math 74% / reading 79% proficiency, ranked #11 of 131 in VA (top 8%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 17 active listings in the ZIP; 17 units permitted in Wise County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($816 loan paydown + $3k appreciation (2.5% local appreciation)).
• Wise County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.5% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 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: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,920 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.99% ✗
• Cap rate: 8.44%
• Cash-on-cash: 7.66%
• DSCR: 1.34
• GRM: 8.4

CMA / ARV

• ARV (median comp): $195,716
• List price: $118,000
• Delta: -39.71%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8006 Pansy St	0.18mi	3/2.0	1,612 (+8%)	7mo	$170,000	$105	73

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

Projected returns pro-forma

2.55% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.2%
• Equity multiple: 1.62×
• Total profit: $20,638
• Equity at exit: $50,107

10-year hold

• IRR: 13.7%
• Equity multiple: 2.94×
• Total profit: $64,096
• Equity at exit: $75,000

Cash invested: $33,040 (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 24279

• Home prices YoY: 1.8%
• Active inventory: 17
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,167 medium
• Mortgage (P&I): −$619
• Tax from tax record: −$43 /mo · $518/yr
• Insurance: −$49
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $144

Break-even live

Break-even rent $984

Max offer price $118,000

Occupancy floor 83%

Sensitivity live

Price	-10% $211	-5% $178	+0% $144	+5% $111	+10% $78
Rent	-10% $52	-5% $98	+0% $144	+5% $191	+10% $237
Rate	-1.0pp $204	-0.5pp $175	base $144	+0.5pp $114	+1.0pp $83

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: $29,500
• Closing costs: $3,540
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $118,000 Active 69 DOM
2. 2026-06-18
   days on market $118,000 Active 67 DOM
3. 2026-06-17
   days on market $118,000 Active 66 DOM
4. 2026-06-16
   days on market $118,000 Active 65 DOM
5. 2026-06-15
   days on market $118,000 Active 64 DOM
6. 2026-06-15
   days on market $118,000 Active 63 DOM
7. 2026-06-13
   days on market $118,000 Active 62 DOM
8. 2026-06-12
   days on market $118,000 Active 61 DOM
9. 2026-06-09
   days on market $118,000 Active 58 DOM
10. 2026-06-08
    days on market $118,000 Active 57 DOM
11. 2026-06-08
    days on market $118,000 Active 56 DOM
12. 2026-06-07
    days on market $118,000 Active 55 DOM
13. 2026-06-03
    days on market $118,000 Active 52 DOM
14. 2026-06-02
    days on market $118,000 Active 51 DOM
15. 2026-06-01
    days on market $118,000 Active 50 DOM
16. 2026-05-31
    days on market $118,000 Active 49 DOM
17. 2026-05-14
    status Active 554-char remark

    Show marketing remark (554 chars)

    Check out this beautifully renovated 3-bedroom, 2-bath home located in Pound, VA! This move-in ready property features a brand-new HVAC system, updated flooring, stylish kitchen cabinetry, and refreshed bathrooms throughout. Nestled on a charming lot beside a peaceful creek, this home offers the perfect blend of comfort and tranquility. Don't miss your chance to make this one yours--schedule your showing today! All information to be verified by all buyers and buyer's agents as it was gathered from public records. Subject to Errors and Omissions.

18. 2026-04-27
    status Pending 554-char remark

    Show marketing remark (554 chars)

    Check out this beautifully renovated 3-bedroom, 2-bath home located in Pound, VA! This move-in ready property features a brand-new HVAC system, updated flooring, stylish kitchen cabinetry, and refreshed bathrooms throughout. Nestled on a charming lot beside a peaceful creek, this home offers the perfect blend of comfort and tranquility. Don't miss your chance to make this one yours--schedule your showing today! All information to be verified by all buyers and buyer's agents as it was gathered from public records. Subject to Errors and Omissions.

19. 2026-03-26
    listed $118,000 Active 554-char remark

    Show marketing remark (554 chars)

    Check out this beautifully renovated 3-bedroom, 2-bath home located in Pound, VA! This move-in ready property features a brand-new HVAC system, updated flooring, stylish kitchen cabinetry, and refreshed bathrooms throughout. Nestled on a charming lot beside a peaceful creek, this home offers the perfect blend of comfort and tranquility. Don't miss your chance to make this one yours--schedule your showing today! All information to be verified by all buyers and buyer's agents as it was gathered from public records. Subject to Errors and Omissions.

20. 2025-10-06
    price $124,999
21. 2025-08-03
    price $129,999

ⓘ 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: $518 · $43/mo
• Projected year-2 tax: $968 · $81/mo
• Expected delta: +$449/yr (+$37/mo · 86.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $14,007
• − Mortgage interest: −$6,610
• − Property taxes: −$518
• − Insurance: −$1,388
• − Repairs & maintenance: −$1,121
• − Management: −$1,121
• − Depreciation: −$3,433
• Taxable loss: −$183
• Est. tax savings @ 24.0%: +$44
• After-tax cash flow: $1,778/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: Wise County Public School District
• NCES district ID: 5104080
• Math proficiency: 74% ▼ -20.00%
• Reading proficiency: 79% ▼ -7.00%
• Median HH income: $35,624
• Composite: 63.37/100
• National rank: #625
• State rank: #11 of 131 in VA

Livability — Pound

• Score: 69/100
• State rank: #242
• US rank: #8153

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pound, VA
• Population (ZIP): 4,679

Population outlook (Wise County) Hauer SSP2

• Today (2025): 35,714 people
• By 2030: 33,742 · -5.5%
• By 2040: 29,870 · -16.4%
• By 2050: 26,233 · -26.5%
• By 2075: 18,296 · -48.8%
• By 2100: 12,147 · -66.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 10%
• Common ancestry: Italian 3% Serbian 2% Slovak 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Wise

• 2024 margin: Solid R (+63.3) · D 18.1% · R 81.4%
• 2008→2024 swing: -35.6pp toward R · 2008: -27.7pp · 2024: -63.3pp
• All cycles: 2024: R+63.3 2020: R+61.7 2016: R+62.0 2012: R+48.8 2008: R+27.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.55%
• Current HPI: 147.686
• 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

-9.2% since first listed

5 events — show timeline

• 2026-05-14 Relisted — TVRMLS
• 2026-04-27 Pending — TVRMLS
• 2026-03-26 Listed $118,000 TVRMLS
• 2025-10-06 Price Changed $124,999 TVRMLS
• 2025-08-03 Price Changed $129,999 TVRMLS

Property tax history

+1.5%/yr

Latest (2025): $518 · +0.0% YoY. Source: county tax records.