108 Cherokee Ln · Montvale, VA 24174

$142,500

3 bd · 2.0 ba · 1,560 sqft · SingleFamily public records · 47 Days on market

Built 2006 1.83 ac lot $91/sqft · 28% below area Est $198k · 28% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 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

Come enjoy the tranquil surroundings on this 1.83-acre property. The home consists of 3 bedrooms, 2 baths with large master with garden tub & shower. The rear deck overlooks the backyard and wooded lot. All information taken from county sources and deemed correct but should be verified by the buyer or buyer's agent.

Key facts

• Wooded lot
• Rear deck
• 1.83 acre lot

Tags

• REAR DECK
• WOODED LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $142k.

Deal economics

• At list price, monthly cash flow is $3k ($32k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $142k).
• Recommended offer: $138k (3.0% below list) — sets the bar for market timing.

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.
• Market conditions: 19 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 294 units permitted in Bedford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($985 loan paydown + $14k 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 $40k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 3, 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 47 days — a 3% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $18k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $138,225 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% 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 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: 3.16% ✓
• Cap rate: 29.02%
• Cash-on-cash: 81.15%
• DSCR: 4.61
• GRM: 2.6

CMA / ARV

• ARV (median comp): $197,891
• List price: $142,500
• Delta: -27.99%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 91.0%
• Equity multiple: 7.25×
• Total profit: $249,452
• Equity at exit: $128,375

10-year hold

• IRR: 85.8%
• Equity multiple: 16.02×
• Total profit: $599,428
• Equity at exit: $276,846

Cash invested: $39,900 (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: 2.6×

Monthly cashflow live

• Estimated rent: $4,500 medium
• Mortgage (P&I): −$747
• Tax from tax record: −$50 /mo · $601/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$945
• Net cashflow: $2,698

Break-even live

Break-even rent $1,084

Max offer price $142,500

Occupancy floor 35%

Sensitivity live

Price	-10% $2,779	-5% $2,739	+0% $2,698	+5% $2,658	+10% $2,618
Rent	-10% $2,343	-5% $2,521	+0% $2,698	+5% $2,876	+10% $3,054
Rate	-1.0pp $2,770	-0.5pp $2,734	base $2,698	+0.5pp $2,661	+1.0pp $2,624

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: $35,625
• Closing costs: $4,275
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5870 Quarterwood Rd Thaxton, VA	3.0	2.0	1900	$4,500	$2.37	22d	1	1.20mi

Listing history 13 events

1. 2026-06-03
   statusdays on market $142,500 Pending 47 DOM
2. 2026-06-02
   days on market $142,500 Active 46 DOM
3. 2026-06-01
   days on market $142,500 Active 45 DOM
4. 2026-05-31
   days on market $142,500 Active 44 DOM
5. 2026-05-30
   days on market $142,500 Active 43 DOM
6. 2026-05-19
   price $142,500 323-char remark

   Show marketing remark (323 chars)

   Come enjoy the tranquil surroundings on this 1.83-acre property. The home consists of 3 bedrooms, 2 baths with large master with garden tub & shower. The rear deck overlooks the backyard and wooded lot. All information taken from county sources and deemed correct but should be verified by the buyer or buyer's agent.

7. 2026-04-16
   listed $160,000 Active 323-char remark

   Show marketing remark (323 chars)

   Come enjoy the tranquil surroundings on this 1.83-acre property. The home consists of 3 bedrooms, 2 baths with large master with garden tub & shower. The rear deck overlooks the backyard and wooded lot. All information taken from county sources and deemed correct but should be verified by the buyer or buyer's agent.

8. 2022-06-02
   soldstatus $147,000
9. 2022-06-01
   soldstatus $147,000 Closed 193-char remark

   Show marketing remark (193 chars)

   Welcome home! Over 1.8 acres surround this home with a newly installed roof, gutters, exterior doors, hot water heater and water tank. Come make it your own and enjoy the tranquil surroundings!

10. 2022-04-11
    historical 193-char remark

    Show marketing remark (193 chars)

    Welcome home! Over 1.8 acres surround this home with a newly installed roof, gutters, exterior doors, hot water heater and water tank. Come make it your own and enjoy the tranquil surroundings!

11. 2022-02-11
    listed $129,900 193-char remark

    Show marketing remark (193 chars)

    Welcome home! Over 1.8 acres surround this home with a newly installed roof, gutters, exterior doors, hot water heater and water tank. Come make it your own and enjoy the tranquil surroundings!

12. 2007-06-22
    soldstatus $109,900
13. 2006-12-28
    listed $114,900

ⓘ 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: $601 · $50/mo
• Projected year-2 tax: $1,168 · $97/mo
• Expected delta: +$567/yr (+$47/mo · 94.4%)

ⓘ 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 ≥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: $54,000
• − Mortgage interest: −$7,982
• − Property taxes: −$601
• − Insurance: −$712
• − Repairs & maintenance: −$4,320
• − Management: −$4,320
• − Depreciation: −$4,145
• Taxable income: $31,919
• Est. tax owed @ 24.0%: −$7,661
• After-tax cash flow: $24,719/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

+24.0% since first listed

8 events — show timeline

• 2026-05-19 Price Changed $142,500 MLSRV
• 2026-04-16 Listed $160,000 MLSRV
• 2022-06-02 Sold (Public Records) $147,000 Public Records
• 2022-06-01 Sold (MLS) $147,000 MLSRV
• 2022-04-11 Listing Removed — MLSRV
• 2022-02-11 Listed $129,900 MLSRV
• 2007-06-22 Sold (MLS) $109,900 MLSRV
• 2006-12-28 Listed $114,900 MLSRV

Property tax history

+1.0%/yr

Latest (2025): $601 · +0.0% YoY. Source: county tax records.