105 Cherokee Ln · Montvale, VA 24174

$210,000

3 bd · 2.0 ba · 1,188 sqft · SingleFamily public records · 10 Days on market

Built 2001 1.86 ac lot Est $216k · at est. $6/mo HOA

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Why this score? — see what drove the A- 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 +30.0/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +8.8/15.0
• 1% rule +7.8/10.0
• Schools +5.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

The perfect combination of comfort, privacy and outdoor space- this home is truly move-in ready! Super clean, it features a bright interior with a neutral color scheme that complements any style. The living room flows seamlessly into a generous kitchen with casual dining- ideal for entertaining or everyday living and a dedicated laundry room. The primary suite offers a private retreat with dual vanities, a soaking tub and a separate shower. Two additional bedrooms and a full bath on the opposite side- perfect for family or guests. Storage is effortless with an attached utility room and a detached shed for all your tools and toys. Enjoy outdoor living on the rear deck- a great space for grilling, dining or relaxing. Everything you need is right here, ready to welcome you home.

Key facts

• 1.86 acre lot
• Built 2001
• Listed 10 days

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $75

Exterior

• Utilities: Electric heat pump for heating and cooling
• Home design: Residential property; Built in 2001
• Construction: Year built: 2001
• Exterior features: Property sits on approximately 1.86 acres

Interior

• Kitchen: Microwave (built-in)
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Heat pump electric heating; Heat pump electric cooling
• Interior features: 7 total rooms; Built-in microwave

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $884 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).

Location & tenants

• Location reads 70/100 on livability (#225 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: Montvale Elementary (math 57% / reading 57%, grade C+, #597 of 1,108 statewide, top 57%, 253 students, 87% 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 81% FRL vs 30% district-wide (51 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 19 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 $22k of equity ($1k loan paydown + $21k appreciation (10.0% local appreciation)).
• Bedford County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $59k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 22y 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 $110k; list at $210k implies a 91% 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 $210,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-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: 1.28% ✓
• Cap rate: 11.35%
• Cash-on-cash: 18.05%
• DSCR: 1.80
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $216,216
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2328 Quarles Rd	0.33mi	3/2.0	1,100 (-7%)	23mo	$200,000	$182	53

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.7%
• Equity multiple: 3.90×
• Total profit: $170,610
• Equity at exit: $189,185

10-year hold

• IRR: 32.4%
• Equity multiple: 8.79×
• Total profit: $457,948
• Equity at exit: $407,984

Cash invested: $58,800 (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 24174

• Home prices YoY: 24.9%
• Active inventory: 19
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,691 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$47 /mo · $563/yr
• Insurance: −$88
• HOA: −$6
• Vacancy / Maint / Mgmt: −$565
• Net cashflow: $884

Break-even live

Break-even rent $1,572

Max offer price $210,000

Occupancy floor 62%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $6 · $72/yr

Listing history 9 events

1. 2026-04-20
   status Pending 786-char remark

   Show marketing remark (786 chars)

   The perfect combination of comfort, privacy and outdoor space- this home is truly move-in ready! Super clean, it features a bright interior with a neutral color scheme that complements any style. The living room flows seamlessly into a generous kitchen with casual dining- ideal for entertaining or everyday living and a dedicated laundry room. The primary suite offers a private retreat with dual vanities, a soaking tub and a separate shower. Two additional bedrooms and a full bath on the opposite side- perfect for family or guests. Storage is effortless with an attached utility room and a detached shed for all your tools and toys. Enjoy outdoor living on the rear deck- a great space for grilling, dining or relaxing. Everything you need is right here, ready to welcome you home.

2. 2026-04-20
   status Pending

   Show marketing remark (786 chars)

   The perfect combination of comfort, privacy and outdoor space- this home is truly move-in ready! Super clean, it features a bright interior with a neutral color scheme that complements any style. The living room flows seamlessly into a generous kitchen with casual dining- ideal for entertaining or everyday living and a dedicated laundry room. The primary suite offers a private retreat with dual vanities, a soaking tub and a separate shower. Two additional bedrooms and a full bath on the opposite side- perfect for family or guests. Storage is effortless with an attached utility room and a detached shed for all your tools and toys. Enjoy outdoor living on the rear deck- a great space for grilling, dining or relaxing. Everything you need is right here, ready to welcome you home.

3. 2026-04-09
   listed $210,000 Active 786-char remark

   Show marketing remark (786 chars)

   The perfect combination of comfort, privacy and outdoor space- this home is truly move-in ready! Super clean, it features a bright interior with a neutral color scheme that complements any style. The living room flows seamlessly into a generous kitchen with casual dining- ideal for entertaining or everyday living and a dedicated laundry room. The primary suite offers a private retreat with dual vanities, a soaking tub and a separate shower. Two additional bedrooms and a full bath on the opposite side- perfect for family or guests. Storage is effortless with an attached utility room and a detached shed for all your tools and toys. Enjoy outdoor living on the rear deck- a great space for grilling, dining or relaxing. Everything you need is right here, ready to welcome you home.

4. 2026-04-09
   listed $210,000 Active

   Show marketing remark (786 chars)

   The perfect combination of comfort, privacy and outdoor space- this home is truly move-in ready! Super clean, it features a bright interior with a neutral color scheme that complements any style. The living room flows seamlessly into a generous kitchen with casual dining- ideal for entertaining or everyday living and a dedicated laundry room. The primary suite offers a private retreat with dual vanities, a soaking tub and a separate shower. Two additional bedrooms and a full bath on the opposite side- perfect for family or guests. Storage is effortless with an attached utility room and a detached shed for all your tools and toys. Enjoy outdoor living on the rear deck- a great space for grilling, dining or relaxing. Everything you need is right here, ready to welcome you home.

5. 2018-08-06
   soldstatus $110,000
6. 2018-08-02
   soldstatus $110,000 206-char remark

   Show marketing remark (206 chars)

   Built 2001. 1.85 acres. 3 bedrooms 2 baths home inside Rolling Meadows Subdivision in Bedford County. Features cathedral ceiling, ceiling fan, walk-in-closet, deck, garden, storage shed, large yard and more

7. 2018-06-15
   listed $110,000 206-char remark

   Show marketing remark (206 chars)

   Built 2001. 1.85 acres. 3 bedrooms 2 baths home inside Rolling Meadows Subdivision in Bedford County. Features cathedral ceiling, ceiling fan, walk-in-closet, deck, garden, storage shed, large yard and more

8. 2004-12-28
   soldstatus $82,500
9. 2004-07-19
   listed $89,950

ⓘ 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: $563 · $47/mo
• Projected year-2 tax: $1,722 · $144/mo
• Expected delta: +$1,159/yr (+$97/mo · 205.9%)

ⓘ 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 5/10 Major 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $32,295
• − Mortgage interest: −$11,763
• − Property taxes: −$563
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,584
• − Management: −$2,584
• − HOA: −$72
• − Depreciation: −$6,109
• Taxable income: $7,570
• Est. tax owed @ 24.0%: −$1,817
• After-tax cash flow: $8,796/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 — Montvale

• Score: 70/100
• State rank: #225
• US rank: #7450

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): 2,335

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 (93%)
• Race & ethnicity: White 93% Asian 4% Two or more races 3%
• Common ancestry: Italian 3% German 2% Romanian 1%
• Foreign-born: 4% · Vietnam, Canada
• Languages at home: 94% English-only · Vietnamese 2% Russian/Polish/Slavic 2% 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: ▲ 61.56%
• Current HPI: 308.8944
• 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

+133.5% since first listed

9 events — show timeline

• 2026-04-20 Pending — LMLS
• 2026-04-20 Pending — MLSRV
• 2026-04-09 Listed $210,000 LMLS
• 2026-04-09 Listed $210,000 MLSRV
• 2018-08-06 Sold (Public Records) $110,000 Public Records
• 2018-08-02 Sold (MLS) $110,000 MLSRV
• 2018-06-15 Listed $110,000 MLSRV
• 2004-12-28 Sold (MLS) $82,500 MLSRV
• 2004-07-19 Listed $89,950 MLSRV

Property tax history

+2.3%/yr

Latest (2025): $563 · +0.0% YoY. Source: county tax records.