1959 Sweet Hollow Rd · Big Island, VA 24526

$150,000

3 bd · 1.0 ba · 1,314 sqft · SingleFamily public records · 57 Days on market

Built 2018 2.00 ac lot

---

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 +16.2/30.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• Schools +5.5/10.0
• DSCR +5.0/10.0
• Livability +3.6/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Great starter home or investment property. This 3 bedroom, 2 bath home sits on 2 acres in the beautiful northside of Bedford County. Partial fencing on the back of the property. Storage Buildings. Open kitchen with breakfast area and an island. Large laundry/utility room. Lots of potential.

Key facts

• Partial fencing
• 2 acres
• Storage buildings

Tags

• 2 ACRES
• PARTIAL FENCING
• STORAGE BUILDINGS
• OPEN KITCHEN
• BREAKFAST AREA
• ISLAND

Property features AI

Exterior

• Home design: Residential property; Built in 2018
• Exterior features: Approximately 2 acres

Interior

• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Heat pump heating; Heat pump cooling
• Interior features: 6 total rooms; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $80 ($961/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 $123k (18.1% below list).
• Recommended offer: $123k (18.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#209 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, employment D, amenities F.
• Bedford County Public School District (rural): math 55% / reading 73% proficiency, ranked #41 of 131 in VA (top 31%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Big Island Elementary (math 74% / reading 74%, grade A, #220 of 1,108 statewide, top 22%, 149 students, 69% FRL); Liberty Middle (math 49% / reading 67%, grade B, #174 of 342 statewide, top 51%, 535 students, 86% FRL); Liberty High (math 41% / reading 68%, grade C-, #281 of 319 statewide, top 90%, 726 students, 69% FRL) — zoned schools average 75% FRL vs 30% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 17 active listings in the ZIP; 294 units permitted in Bedford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $2k appreciation (1.2% local appreciation)).
• Bedford County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (1.2% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 4 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

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

Recommended offer $122,791 (18.1% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
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: 0.82% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.29%
• DSCR: 1.10
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.2%
• Equity multiple: 1.22×
• Total profit: $9,056
• Equity at exit: $52,506

10-year hold

• IRR: 8.4%
• Equity multiple: 2.04×
• Total profit: $43,845
• Equity at exit: $70,791

Cash invested: $42,000 (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 24526

• Home prices YoY: 0.6%
• Active inventory: 17
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,228 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$41 /mo · $490/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $80

Break-even live

Break-even rent $1,127

Max offer price $150,000

Occupancy floor 88%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $150,000 Active 57 DOM
2. 2026-06-18
   days on market $150,000 Active 56 DOM
3. 2026-06-17
   days on market $150,000 Active 55 DOM
4. 2026-06-16
   days on market $150,000 Active 54 DOM
5. 2026-06-15
   days on market $150,000 Active 53 DOM
6. 2026-06-14
   days on market $150,000 Active 51 DOM
7. 2026-06-13
   days on market $150,000 Active 50 DOM
8. 2026-06-10
   days on market $150,000 Active 48 DOM
9. 2026-06-09
   days on market $150,000 Active 47 DOM
10. 2026-06-08
    days on market $150,000 Active 46 DOM
11. 2026-06-07
    days on market $150,000 Active 45 DOM
12. 2026-06-05
    days on market $150,000 Active 42 DOM
13. 2026-06-03
    days on market $150,000 Active 41 DOM
14. 2026-06-02
    days on market $150,000 Active 40 DOM
15. 2026-06-01
    days on market $150,000 Active 39 DOM
16. 2026-05-31
    days on market $150,000 Active 38 DOM
17. 2026-05-30
    days on market $150,000 Active 37 DOM
18. 2026-04-23
    listed $150,000 Active 291-char remark
19. 2026-04-23
    listed $150,000 Active 291-char remark
20. 2026-02-18
    historical
21. 2025-12-31
    listed $150,000 Active
22. 2025-12-31
    listed $150,000 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: $490 · $41/mo
• Projected year-2 tax: $1,230 · $102/mo
• Expected delta: +$740/yr (+$62/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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,735
• − Mortgage interest: −$8,402
• − Property taxes: −$490
• − Insurance: −$750
• − Repairs & maintenance: −$1,179
• − Management: −$1,179
• − Depreciation: −$4,364
• Taxable loss: −$1,629
• Est. tax savings @ 24.0%: +$391
• After-tax cash flow: $1,352/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: Bedford County Public School District
• NCES district ID: 5100360
• Math proficiency: 55% ▼ -29.00%
• Reading proficiency: 73% ▼ -7.00%
• Median HH income: $56,288
• Composite: 54.92/100
• National rank: #1310
• State rank: #41 of 131 in VA

Livability — Big Island

• Score: 71/100
• State rank: #209
• US rank: #6577

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,374

Population outlook (Bedford County) Hauer SSP2

• Today (2025): 83,194 people
• By 2030: 85,499 · +2.8%
• By 2040: 88,834 · +6.8%
• By 2050: 90,060 · +8.3%
• By 2075: 94,131 · +13.1%
• By 2100: 89,832 · +8.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Black 7%
• Common ancestry: Slovak 4% Serbian 1%
• Foreign-born: 0% · Canada

Political lean MEDSL · Bedford

• 2024 margin: Solid R (+50.4) · D 24.4% · R 74.8%
• 2008→2024 swing: -13.0pp toward R · 2008: -37.4pp · 2024: -50.4pp
• All cycles: 2024: R+50.4 2020: R+48.1 2016: R+49.4 2012: R+45.0 2008: R+37.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.17%
• Current HPI: 207.6262
• 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

+0.0% since first listed

5 events — show timeline

• 2026-04-23 Listed $150,000 LMLS
• 2026-04-23 Listed $150,000 MLSRV
• 2026-02-18 Listing Removed — MLSRV
• 2025-12-31 Listed $150,000 LMLS
• 2025-12-31 Listed $150,000 MLSRV

Property tax history

+2.8%/yr

Latest (2025): $490 · +0.0% YoY. Source: county tax records.