1533 Oakwood St · Bedford, VA 24523

$269,000

2 bd · 2.0 ba · 2,067 sqft · SingleFamily public records · 3 Days on market

Built 1958 0.43 ac lot $130/sqft · 23% above area Est $325k · 17% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.8/30.0
• Schools +5.5/10.0
• DSCR +4.2/10.0
• Livability +3.7/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious home in the heart of Bedford offering beautiful mountain views and more room than meets the eye! The main level features 3 comfortable bedrooms, 2 full bathrooms, formal dining, a large sunroom filled with natural light, and an enclosed carport for added convenience. The terrace level offers incredible flexibility with two additional rooms with closets, ideal for a theater room, game room, home office, or guest space. You'll also find a second kitchen and bathroom currently under renovation, creating excellent potential for an in-law suite or investment opportunity. Outside, enjoy entertaining around the fire pit, relaxing on the covered patio, or working on projects in the detached garage/workshop. Additional features include an attached garage, roof replaced in 2019, and a prime location just minutes from the hospital and directly on the Bedford walking loop. With a little TLC, this property could become your forever home or a fantastic income-producing opportunity!

Key facts

• Enclosed carport
• Second kitchen
• Sunroom

Tags

• MOUNTAIN VIEWS
• SUNROOM
• ENCLOSED CARPORT
• SECOND KITCHEN
• FIRE PIT
• COVERED PATIO

Property features AI

Finance

• Financial info: Annual tax amount listed

Exterior

• Parking: 1 covered parking space
• Home design: Residential property; Built in 1958
• Exterior features: 0.43-acre lot

Interior

• Kitchen: Built-in microwave oven
• Bedrooms: 3 bedrooms, all on the main level
• Flooring: Carpet; Laminate; Tile; Wood
• Bathrooms: 3 full bathrooms (2 on the main level)
• Heating & cooling: Ductless cooling; Ductless heating; Forced air oil heating
• Interior features: 11 total rooms; Built-in microwave oven

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $269k.

Deal economics

• At list price, monthly cash flow is $27 ($323/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 $206k (23.5% below list).
• Recommended offer: $206k (23.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.2% in Bedford — 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 74/100 on livability (#137 in VA, #4,371 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: amenities F, commute F, employment D-.
• 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: Bedford Primary (293 students, 100% 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 85% FRL vs 30% district-wide (55 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 238 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $8k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 11y 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 $160k; list at $269k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $205,896 (23.5% below list)

Questions for the listing agent

1. Built in 1958 — 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. 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. 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?
5. 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.
6. 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.
7. 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: 0.77% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.43%
• DSCR: 1.02
• GRM: 10.9

CMA / ARV

• ARV (median comp): $325,307
• List price: $269,000
• Delta: -17.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1535 Clearview Rd	0.25mi	3/2.0 (+1)	2,049 (-1%)	17mo	$430,000	$210	68
1239 Oakwood St	0.25mi	3/2.0 (+1)	2,054 (-1%)	21mo	$260,000	$127	65
1010 Peak St	0.59mi	3/2.0 (+1)	2,084 (+1%)	8mo	$297,000	$143	59
1597 Clearview Rd	0.33mi	3/2.5 (+1)	1,807 (-13%)	9mo	$479,900	$266	49
1000 Laurel St	0.57mi	2/1.0	1,848 (-11%)	3mo	$170,000	$92	49
1149 Murrells Gap Rd	0.69mi	3/1.5 (+1)	2,128 (+3%)	14mo	$352,000	$165	44
1330 Boone Dr	0.68mi	3/2.5 (+1)	1,950 (-6%)	13mo	$559,900	$287	41
1321 Norfolk Ave	0.70mi	3/2.5 (+1)	1,911 (-8%)	11mo	$280,000	$147	38
1122 Galax St	0.48mi	3/2.0 (+1)	2,336 (+13%)	21mo	$250,000	$107	34
1716 Grandview Rd	0.71mi	3/2.0 (+1)	1,900 (-8%)	21mo	$282,000	$148	31
1717 Oakwood St	0.73mi	3/2.5 (+1)	1,848 (-11%)	19mo	$315,000	$170	25

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: -15.7%
• Equity multiple: 0.44×
• Total profit: $-42,003
• Equity at exit: $40,109

10-year hold

• IRR: -7.3%
• Equity multiple: 0.54×
• Total profit: $-34,889
• Equity at exit: $23,258

Cash invested: $75,320 (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 24523

• Home prices YoY: -31.0%
• Active inventory: 238
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,059 medium
• Mortgage (P&I): −$1,411
• Tax from tax record: −$77 /mo · $923/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $27

Break-even live

Break-even rent $2,025

Max offer price $269,000

Occupancy floor 94%

Sensitivity live

Price	-10% $179	-5% $103	+0% $27	+5% $-49	+10% $-125
Rent	-10% $-136	-5% $-54	+0% $27	+5% $108	+10% $190
Rate	-1.0pp $162	-0.5pp $95	base $27	+0.5pp $-43	+1.0pp $-114

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
157 Villa Oak Cir Bedford, VA	2.0	2.0	1550	$1,975	$1.27	44d	1	0.48mi
175 Villa Oak Cir Bedford, VA	2.0	2.0	1550	$2,150	$1.39	14d	1	0.52mi

Listing history 18 events

1. 2026-05-16
   status Pending 991-char remark

   Show marketing remark (991 chars)

   Spacious home in the heart of Bedford offering beautiful mountain views and more room than meets the eye! The main level features 3 comfortable bedrooms, 2 full bathrooms, formal dining, a large sunroom filled with natural light, and an enclosed carport for added convenience. The terrace level offers incredible flexibility with two additional rooms with closets, ideal for a theater room, game room, home office, or guest space. You'll also find a second kitchen and bathroom currently under renovation, creating excellent potential for an in-law suite or investment opportunity. Outside, enjoy entertaining around the fire pit, relaxing on the covered patio, or working on projects in the detached garage/workshop. Additional features include an attached garage, roof replaced in 2019, and a prime location just minutes from the hospital and directly on the Bedford walking loop. With a little TLC, this property could become your forever home or a fantastic income-producing opportunity!

2. 2026-05-16
   status Pending 991-char remark

   Show marketing remark (991 chars)

   Spacious home in the heart of Bedford offering beautiful mountain views and more room than meets the eye! The main level features 3 comfortable bedrooms, 2 full bathrooms, formal dining, a large sunroom filled with natural light, and an enclosed carport for added convenience. The terrace level offers incredible flexibility with two additional rooms with closets, ideal for a theater room, game room, home office, or guest space. You'll also find a second kitchen and bathroom currently under renovation, creating excellent potential for an in-law suite or investment opportunity. Outside, enjoy entertaining around the fire pit, relaxing on the covered patio, or working on projects in the detached garage/workshop. Additional features include an attached garage, roof replaced in 2019, and a prime location just minutes from the hospital and directly on the Bedford walking loop. With a little TLC, this property could become your forever home or a fantastic income-producing opportunity!

3. 2026-05-13
   listed $269,000 Active 991-char remark

   Show marketing remark (991 chars)

   Spacious home in the heart of Bedford offering beautiful mountain views and more room than meets the eye! The main level features 3 comfortable bedrooms, 2 full bathrooms, formal dining, a large sunroom filled with natural light, and an enclosed carport for added convenience. The terrace level offers incredible flexibility with two additional rooms with closets, ideal for a theater room, game room, home office, or guest space. You'll also find a second kitchen and bathroom currently under renovation, creating excellent potential for an in-law suite or investment opportunity. Outside, enjoy entertaining around the fire pit, relaxing on the covered patio, or working on projects in the detached garage/workshop. Additional features include an attached garage, roof replaced in 2019, and a prime location just minutes from the hospital and directly on the Bedford walking loop. With a little TLC, this property could become your forever home or a fantastic income-producing opportunity!

4. 2026-05-13
   listed $269,000 Active 991-char remark

   Show marketing remark (991 chars)

   Spacious home in the heart of Bedford offering beautiful mountain views and more room than meets the eye! The main level features 3 comfortable bedrooms, 2 full bathrooms, formal dining, a large sunroom filled with natural light, and an enclosed carport for added convenience. The terrace level offers incredible flexibility with two additional rooms with closets, ideal for a theater room, game room, home office, or guest space. You'll also find a second kitchen and bathroom currently under renovation, creating excellent potential for an in-law suite or investment opportunity. Outside, enjoy entertaining around the fire pit, relaxing on the covered patio, or working on projects in the detached garage/workshop. Additional features include an attached garage, roof replaced in 2019, and a prime location just minutes from the hospital and directly on the Bedford walking loop. With a little TLC, this property could become your forever home or a fantastic income-producing opportunity!

5. 2025-11-10
   status Active
6. 2025-10-31
   historical
7. 2025-08-22
   price $299,899
8. 2025-08-22
   price $299,899
9. 2025-08-22
   listed $299,900 Active
10. 2025-08-14
    price $299,900
11. 2025-06-03
    price $312,000
12. 2025-05-19
    price $324,900
13. 2025-04-07
    listed $335,000 Active
14. 2015-09-29
    soldstatus $160,000
15. 2015-09-29
    soldstatus $160,000
16. 2015-09-29
    soldstatus $160,000
17. 2015-07-13
    listed $169,900
18. 2015-07-13
    listed $169,900

ⓘ 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: $923 · $77/mo
• Projected year-2 tax: $2,206 · $184/mo
• Expected delta: +$1,283/yr (+$107/mo · 139.0%)

ⓘ 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 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: $24,708
• − Mortgage interest: −$15,068
• − Property taxes: −$923
• − Insurance: −$1,345
• − Repairs & maintenance: −$1,977
• − Management: −$1,977
• − Depreciation: −$7,825
• Taxable loss: −$4,407
• Est. tax savings @ 24.0%: +$1,058
• After-tax cash flow: $1,381/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 — Bedford

• Score: 74/100
• State rank: #137
• US rank: #4371

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bedford, VA
• City population: 21,447
• Population (ZIP): 21,447

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 (82%)
• Race & ethnicity: White 82% Black 10% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Romanian 2% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% French/Haitian/Cajun 1% Other Asian/Pacific 0%

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: ▼ -118.68%
• Current HPI: 263.7765
• 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

+58.3% since first listed

18 events — show timeline

• 2026-05-16 Pending — LMLS
• 2026-05-16 Pending — MLSRV
• 2026-05-13 Listed $269,000 MLSRV
• 2026-05-13 Listed $269,000 LMLS
• 2025-11-10 Relisted — LMLS
• 2025-10-31 Listing Removed — MLSRV
• 2025-08-22 Price Changed $299,899 LMLS
• 2025-08-22 Price Changed $299,899 MLSRV
• 2025-08-22 Listed $299,900 MLSRV
• 2025-08-14 Price Changed $299,900 LMLS
• 2025-06-03 Price Changed $312,000 LMLS
• 2025-05-19 Price Changed $324,900 LMLS
• 2025-04-07 Listed $335,000 LMLS
• 2015-09-29 Sold (Public Records) $160,000 Public Records
• 2015-09-29 Sold (MLS) $160,000 MLSRV
• 2015-09-29 Sold (MLS) $160,000 LMLS
• 2015-07-13 Listed $169,900 MLSRV
• 2015-07-13 Listed $169,900 LMLS

Property tax history

-1.4%/yr

Latest (2021): $923 · +0.0% YoY. Source: county tax records.