10424 Leesville Rd · Motley, VA 24571

$319,700

2 bd · 2.0 ba · 1,434 sqft · SingleFamily · 60 Days on market

Built 2026 1.06 ac lot $223/sqft · at area comps Est $320k · at est.

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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 +7.9/30.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• Schools +5.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.0/10.0

Listing remarks MLS

If you've been looking for new construction with some breathing room, this one checks the boxes. Sitting on just over an acre, this 3-bedroom, 2-bath home offers a split-bedroom layout, giving the primary suite its own private space. The main living area is open and inviting with granite countertops, a fireplace, and a pantry that actually gives you room to work with. Out back, you've got a large patio ready for cookouts, quiet mornings, or just enjoying the views. And you're only minutes from Smith Mountain Lake - perfect for weekends on the water. Photos are similar to. Finishes may vary.

Key facts

• Split-bedroom layout
• New construction
• Large patio

Tags

• NEW CONSTRUCTION
• SPLIT-BEDROOM LAYOUT
• GRANITE COUNTERTOPS
• LARGE PATIO

Property features AI

Finance

• Other: Lot approximately 1.06 acres
• Financial info: Annual tax amount reported

Exterior

• Parking: Off-street parking
• Home design: Residential property; New construction (2026)
• Construction: Built in 2026
• Exterior features: Front porch; Off-street parking

Interior

• Kitchen: Built-in microwave
• Bedrooms: Two bedrooms (both on the main level)
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Heat pump electric heating; Heat pump electric cooling
• Interior features: Seven total rooms; Built-in microwave oven; One fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-341 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $270k (15.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (26.0% below list).
• Recommended offer: $236k (26.0% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 3.8% 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-, 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: Huddleston Elementary (math 52% / reading 67%, grade B-, #536 of 1,108 statewide, top 51%, 212 students, 82% 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 79% FRL vs 30% district-wide (49 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $11k of equity ($2k loan paydown + $9k appreciation (2.9% local appreciation)).
• Bedford County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 4, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($310k) 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

• 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 $236,441 (26.0% 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 60 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.74% ✗
• Cap rate: 5.01%
• Cash-on-cash: -4.58%
• DSCR: 0.80
• GRM: 11.3

CMA / ARV

• ARV (median comp): $319,826
• List price: $319,700
• Delta: -0.04%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10578 Leesville Rd	0.13mi	3/2.0 (+1)	1,555 (+8%)	1mo	$380,000	$244	74
2526 Smith Mountain Lake Pkwy	0.52mi	3/2.0 (+1)	1,434 (0%)	14mo	$335,000	$234	59
2308 Smith Mountain Lake Pkwy	0.35mi	3/2.0 (+1)	1,620 (+13%)	7mo	$319,900	$197	51
2308 Smith Mountain Lake Pkwy	0.36mi	3/2.0 (+1)	1,620 (+13%)	9mo	$319,900	$197	49
2626 Smith Mountain Lake Pkwy	0.60mi	3/2.0 (+1)	1,554 (+8%)	14mo	$349,900	$225	42
2133 Smith Mountain Lake Pkwy	0.36mi	3/2.0 (+1)	1,620 (+13%)	23mo	$300,000	$185	37

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

Projected returns pro-forma

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

5-year hold

• IRR: 2.9%
• Equity multiple: 1.16×
• Total profit: $14,698
• Equity at exit: $141,516

10-year hold

• IRR: 6.4%
• Equity multiple: 1.96×
• Total profit: $85,526
• Equity at exit: $216,372

Cash invested: $89,516 (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: 11.3×

Monthly cashflow live

• Estimated rent: $2,364 medium
• Mortgage (P&I): −$1,677
• Tax est. 1.5%: −$400 /mo · $4,796/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $-341

Break-even live

Break-even rent $2,797

Max offer price $270,286

Occupancy floor —

Sensitivity live

Price	-10% $-121	-5% $-231	+0% $-341	+5% $-452	+10% $-562
Rent	-10% $-528	-5% $-435	+0% $-341	+5% $-248	+10% $-155
Rate	-1.0pp $-180	-0.5pp $-260	base $-341	+0.5pp $-424	+1.0pp $-509

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: $79,925
• Closing costs: $9,591
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-22
   days on market $319,700 Active 60 DOM
2. 2026-06-19
   days on market $319,700 Active 58 DOM
3. 2026-06-18
   days on market $319,700 Active 57 DOM
4. 2026-06-17
   days on market $319,700 Active 56 DOM
5. 2026-06-16
   days on market $319,700 Active 55 DOM
6. 2026-06-15
   days on market $319,700 Active 54 DOM
7. 2026-06-14
   days on market $319,700 Active 52 DOM
8. 2026-06-13
   days on market $319,700 Active 51 DOM
9. 2026-06-10
   days on market $319,700 Active 49 DOM
10. 2026-06-09
    days on market $319,700 Active 48 DOM
11. 2026-06-08
    days on market $319,700 Active 47 DOM
12. 2026-06-07
    days on market $319,700 Active 46 DOM
13. 2026-06-05
    days on market $319,700 Active 43 DOM
14. 2026-06-03
    days on market $319,700 Active 42 DOM
15. 2026-06-02
    days on market $319,700 Active 41 DOM
16. 2026-06-01
    days on market $319,700 Active 40 DOM
17. 2026-05-31
    days on market $319,700 Active 39 DOM
18. 2026-05-30
    days on market $319,700 Active 38 DOM
19. 2026-04-22
    listed $319,700 Active 594-char remark

    Show marketing remark (597 chars)

    If you've been looking for new construction with some breathing room, this one checks the boxes. Sitting on just over an acre, this 3-bedroom, 2-bath home offers a split-bedroom layout, giving the primary suite its own private space. The main living area is open and inviting with granite countertops, a fireplace, and a pantry that actually gives you room to work with. Out back, you've got a large patio ready for cookouts, quiet mornings, or just enjoying the views. And you're only minutes from Smith Mountain Lake - perfect for weekends on the water. Photos are similar to. Finishes may vary.

20. 2026-04-22
    listed $319,700 Active 594-char remark

    Show marketing remark (597 chars)

    If you've been looking for new construction with some breathing room, this one checks the boxes. Sitting on just over an acre, this 3-bedroom, 2-bath home offers a split-bedroom layout, giving the primary suite its own private space. The main living area is open and inviting with granite countertops, a fireplace, and a pantry that actually gives you room to work with. Out back, you've got a large patio ready for cookouts, quiet mornings, or just enjoying the views. And you're only minutes from Smith Mountain Lake - perfect for weekends on the water. Photos are similar to. Finishes may vary.

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $28,373
• − Mortgage interest: −$17,908
• − Property taxes: −$4,796
• − Insurance: −$1,598
• − Repairs & maintenance: −$2,270
• − Management: −$2,270
• − Depreciation: −$9,300
• Taxable loss: −$9,769
• Est. tax savings @ 24.0%: +$2,345
• After-tax cash flow: $-1,753/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

+0.0% since first listed

2 events — show timeline

• 2026-04-22 Listed $319,700 MLSRV
• 2026-04-22 Listed $319,700 LMLS