514 Farmer Ln · Stewartsville, VA 24179

$190,000

3 bd · 1.0 ba · 1,378 sqft · SingleFamily public records · 15 Days on market

Built 1977 0.93 ac lot $138/sqft · 39% above area Est $274k · 31% under

---

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 +16.4/30.0
• ARV discount +15.0/15.0
• Schools +5.5/10.0
• DSCR +5.1/10.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Like new, has a $50000 in ground pool, with new liner and pump installed, new carpet, over 1379 sq, ft, of living space, large full basement, to show is to sell , new roof. 1500 pool cover is included, diving board is in the storage building, new stainless steel refrig. and stove.

Key facts

• New pool liner
• New pool pump
• Furnace installed

Tags

• NEW ROOF
• NEW POOL LINER
• NEW POOL PUMP
• FURNACE INSTALLED
• WELL PUMP REPLACED

Property features AI

Finance

• Other: Property listed for $190,000

Exterior

• Utilities: Has heating; Has cooling
• Home design: Residential property; Built in 1977
• Construction: Year built: 1977
• Exterior features: Approximately 0.93-acre lot

Interior

• Kitchen: Built-in microwave
• Bedrooms: Three bedrooms, all on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Wood furnace; Forced-air oil heating; Cooling system present
• Interior features: Built-in microwave oven; Carpet flooring; Vinyl flooring; One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $106 ($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 $157k (17.2% below list).
• Recommended offer: $157k (17.2% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 3.0% in Stewartsville — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: Stewartsville Elementary (math 57% / reading 72%, grade B, #416 of 1,108 statewide, top 41%, 330 students, 87% FRL); Staunton River Middle (math 45% / reading 65%, grade B-, #189 of 342 statewide, top 56%, 627 students, 86% FRL); Staunton River High (math 39% / reading 66%, grade C-, #293 of 319 statewide, top 92%, 889 students, 69% FRL) — zoned schools average 81% FRL vs 30% district-wide (50 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 158 active listings in the ZIP; 294 units permitted in Bedford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Bedford County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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.
• Current owner paid $137k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,390 (17.2% below list)

Questions for the listing agent

1. Built in 1977 — 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. 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.
4. 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.
5. 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: 0.83% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.40%
• DSCR: 1.11
• GRM: 10.1

CMA / ARV

• ARV (median comp): $273,554
• List price: $190,000
• Delta: -30.54%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2318 Lovers Ln	0.44mi	4/2.0 (+1)	1,564 (+14%)	14mo	$280,000	$179	36

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

Projected returns pro-forma

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

5-year hold

• IRR: -12.6%
• Equity multiple: 0.55×
• Total profit: $-24,098
• Equity at exit: $28,330

10-year hold

• IRR: -3.6%
• Equity multiple: 0.76×
• Total profit: $-12,604
• Equity at exit: $16,428

Cash invested: $53,200 (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 24179

• Active inventory: 158
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,574 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$61 /mo · $738/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $106

Break-even live

Break-even rent $1,439

Max offer price $190,000

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-04
   listed $190,000 Active 693-char remark
2. 2016-12-02
   soldstatus $137,000 281-char remark

   Show marketing remark (281 chars)

   Like new, has a $50000 in ground pool, with new liner and pump installed, new carpet, over 1379 sq, ft, of living space, large full basement, to show is to sell , new roof. 1500 pool cover is included, diving board is in the storage building, new stainless steel refrig. and stove.

3. 2016-12-02
   soldstatus $137,000

   Show marketing remark (281 chars)

   Like new, has a $50000 in ground pool, with new liner and pump installed, new carpet, over 1379 sq, ft, of living space, large full basement, to show is to sell , new roof. 1500 pool cover is included, diving board is in the storage building, new stainless steel refrig. and stove.

4. 2016-09-23
   listed $139,950 281-char remark

   Show marketing remark (281 chars)

   Like new, has a $50000 in ground pool, with new liner and pump installed, new carpet, over 1379 sq, ft, of living space, large full basement, to show is to sell , new roof. 1500 pool cover is included, diving board is in the storage building, new stainless steel refrig. and stove.

5. 2016-06-20
   soldstatus $84,000

   Show marketing remark (299 chars)

   This brick ranch features a living room, kitchen, family room with FP, 3 bedrooms and 1 full bathroom. Also has a full unfinished basement, in-ground pool, fenced back yard, patio and storage shed. The Sq Ft and taxes are per GIS, buyer to verify all information and responsible for all inspections.

6. 2016-02-24
   listed $77,000

   Show marketing remark (299 chars)

   This brick ranch features a living room, kitchen, family room with FP, 3 bedrooms and 1 full bathroom. Also has a full unfinished basement, in-ground pool, fenced back yard, patio and storage shed. The Sq Ft and taxes are per GIS, buyer to verify all information and responsible for all inspections.

7. 2015-03-28
   historical
8. 2014-11-17
   listed $148,200

ⓘ 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: $738 · $61/mo
• Projected year-2 tax: $1,558 · $130/mo
• Expected delta: +$820/yr (+$68/mo · 111.2%)

ⓘ 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 5/10 Major 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $18,887
• − Mortgage interest: −$10,643
• − Property taxes: −$738
• − Insurance: −$950
• − Repairs & maintenance: −$1,511
• − Management: −$1,511
• − Depreciation: −$5,527
• Taxable loss: −$1,993
• Est. tax savings @ 24.0%: +$478
• After-tax cash flow: $1,755/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 — Stewartsville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 18,834

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 (90%)
• Race & ethnicity: White 90% Two or more races 4% Black 3% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -117.89%
• Current HPI: 186.9964
• 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

+28.2% since first listed

9 events — show timeline

• 2026-05-19 Pending — MLSRV
• 2026-05-04 Listed $190,000 MLSRV
• 2016-12-02 Sold (Public Records) $137,000 Public Records
• 2016-12-02 Sold (MLS) $137,000 MLSRV
• 2016-09-23 Listed $139,950 MLSRV
• 2016-06-20 Sold (MLS) $84,000 MLSRV
• 2016-02-24 Listed $77,000 MLSRV
• 2015-03-28 Listing Removed — MLSRV
• 2014-11-17 Listed $148,200 MLSRV

Property tax history

-0.3%/yr

Latest (2025): $738 · +0.0% YoY. Source: county tax records.