1060 Marble Creek Ct · Motley, VA 24571

$289,900

3 bd · 2.0 ba · 1,790 sqft · SingleFamily public records · 87 Days on market

Built 2008 2.10 ac lot

---

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).

• Cash flow +12.1/30.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• Schools +5.5/10.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Effortless one-level living on over two acres in this exceptionally well-kept home. The LR flows into the dining area, creating an easy, connected layout for gatherings or everyday routines. The kitchen features stainless appliances, a center island that simplifies meal prep, a casual dining nook and breakfast bar. A den with a gas log FP offers the cozy place to relax. Three bedrooms include a spacious primary suite with an attached bath showcasing a soaking tub, dual vanities and separate shower. A dedicated laundry room adds convenience. Enjoy the peaceful setting from the rear deck- perfect for outdoor dining or entertaining. The fenced yard is a nice spot for kids or pets to play. A newer 28x35 detached garage/building offers excellent space for hobbyists, projects, or storage, plus a separate shed for lawn equipment and tools. An additional shed keeps lawn equipment and tools neatly organized. Privacy, versatility and move-in-ready comfort make this standout property a must-see!

Key facts

• Casual dining nook
• One-level living
• Stainless appliances

Tags

• ONE-LEVEL LIVING
• OVER TWO ACRES
• STAINLESS APPLIANCES
• CENTER ISLAND
• CASUAL DINING NOOK
• BREAKFAST BAR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-65 ($-781/yr) — negative.
• To cash-flow at today's rent, offer at most $280k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (15.4% below list).
• Recommended offer: $245k (15.4% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.9% in Motley — 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 60/100 on livability (#446 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety C-, schools 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.
• Market conditions: 61 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 $10k of equity ($2k loan paydown + $8k appreciation (2.9% local appreciation)).
• Bedford County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $81k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 4, 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 87 days — a 6% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y 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 $102k; list at $290k implies a 183% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $245,365 (15.4% 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 87 days. Have you received any prior offers? Is the seller open to a 15% 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 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?
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. 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: 0.85% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.96%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.88% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.3%
• Equity multiple: 1.36×
• Total profit: $28,912
• Equity at exit: $128,325

10-year hold

• IRR: 9.2%
• Equity multiple: 2.37×
• Total profit: $111,204
• Equity at exit: $196,204

Cash invested: $81,172 (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 24571

• Home prices YoY: 1.8%
• Active inventory: 61
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,454 medium
• Mortgage (P&I): −$1,520
• Tax est. 1.5%: −$362 /mo · $4,348/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $-65

Break-even live

Break-even rent $2,536

Max offer price $280,487

Occupancy floor 98%

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $289,900 Active 87 DOM
2. 2026-06-18
   days on market $289,900 Active 86 DOM
3. 2026-06-17
   days on market $289,900 Active 85 DOM
4. 2026-06-16
   days on market $289,900 Active 84 DOM
5. 2026-06-15
   days on market $289,900 Active 83 DOM
6. 2026-06-14
   days on market $289,900 Active 81 DOM
7. 2026-06-13
   days on market $289,900 Active 80 DOM
8. 2026-06-10
   days on market $289,900 Active 78 DOM
9. 2026-06-09
   days on market $289,900 Active 77 DOM
10. 2026-06-08
    days on market $289,900 Active 76 DOM
11. 2026-06-07
    days on market $289,900 Active 75 DOM
12. 2026-06-05
    days on market $289,900 Active 72 DOM
13. 2026-06-03
    days on market $289,900 Active 71 DOM
14. 2026-06-02
    days on market $289,900 Active 70 DOM
15. 2026-06-01
    days on market $289,900 Active 69 DOM
16. 2026-05-31
    days on market $289,900 Active 68 DOM
17. 2026-05-30
    days on market $289,900 Active 67 DOM
18. 2026-03-24
    listed $289,900 Active 999-char remark

    Show marketing remark (818 chars)

    Effortless one-level living on over two acres in this well-kept home. The LR flows into the dining area, creating an easy layout for gatherings or everyday living. The kitchen features stainless appliances, a center island for meal prep, a casual dining nook & breakfast bar. A den with a gas log FP offers a cozy place to relax. Three BRs include a spacious primary suite with an attached bath featuring a soaking tub, dual vanities & separate shower. A laundry room adds convenience. Enjoy the peaceful setting from the rear deck- perfect for outdoor dining or entertaining. The fenced yard is great for kids or pets. A newer 28x35 detached garage/building offers space for hobbies, projects or storage, plus a shed for lawn equipment & tools. Privacy and versatility make this property a must-see!

19. 2026-03-24
    listed $289,900 Active 818-char remark

    Show marketing remark (818 chars)

    Effortless one-level living on over two acres in this well-kept home. The LR flows into the dining area, creating an easy layout for gatherings or everyday living. The kitchen features stainless appliances, a center island for meal prep, a casual dining nook & breakfast bar. A den with a gas log FP offers a cozy place to relax. Three BRs include a spacious primary suite with an attached bath featuring a soaking tub, dual vanities & separate shower. A laundry room adds convenience. Enjoy the peaceful setting from the rear deck- perfect for outdoor dining or entertaining. The fenced yard is great for kids or pets. A newer 28x35 detached garage/building offers space for hobbies, projects or storage, plus a shed for lawn equipment & tools. Privacy and versatility make this property a must-see!

20. 2025-12-12
    historical
21. 2025-08-12
    price $297,950
22. 2025-06-12
    listed $299,950 Active
23. 2020-01-15
    soldstatus $102,500
24. 2019-10-04
    listed $114,900
25. 2019-05-13
    listed $124,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,444
• − Mortgage interest: −$16,239
• − Property taxes: −$4,348
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,356
• − Management: −$2,356
• − Depreciation: −$8,433
• Taxable loss: −$5,738
• Est. tax savings @ 24.0%: +$1,377
• After-tax cash flow: $596/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 — Motley

• Score: 60/100
• State rank: #446
• US rank: #19122

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,073

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 (77%)
• Race & ethnicity: White 77% Two or more races 9% Black 9% Hispanic / Latino 5% Asian 1% Pacific Islander 1%
• Common ancestry: Slovak 4% Italian 2% Portuguese 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 95% English-only · Spanish 3% Chinese 1% Other Asian/Pacific 1%

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: ▲ 2.88%
• Current HPI: 164.3696
• 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

+132.1% since first listed

8 events — show timeline

• 2026-03-24 Listed $289,900 LMLS
• 2026-03-24 Listed $289,900 MLSRV
• 2025-12-12 Listing Removed — MLSRV
• 2025-08-12 Price Changed $297,950 MLSRV
• 2025-06-12 Listed $299,950 MLSRV
• 2020-01-15 Sold (MLS) $102,500 LMLS
• 2019-10-04 Listed $114,900 LMLS
• 2019-05-13 Listed $124,900 LMLS

Property tax history

-0.1%/yr

Latest (2025): $576 · +0.0% YoY. Source: county tax records.