105 Idleway Ct · Stewartsville, VA 24179

$82,000

3 bd · 2.0 ba · 924 sqft · SingleFamily public records · 3 Days on market

Built 1987 1.95 ac lot

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Why this score? — see what drove the B 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HUD HOME SOLD 'AS IS' CASE # 541-628651. GO TO WWW. HMBIREO. COM FOR BID DATES AND FORMS. ALL FORMS ONLINE, ALL BID RESULTS ONLINE, ALL AVAILABLE LISTINGS ONLINE, ALL BIDS SUBMITTED ONLINE. SINGLE WIDE STYLE HOME. NO LOCKBOX, MUST USE HUD KEY TO SHOW.

Key facts

• One-level living
• Detached workshop
• Cul-de-sac

Tags

• CUL-DE-SAC
• DETACHED WORKSHOP
• ONE-LEVEL LIVING
• SPACIOUS OUTDOOR AREAS

Property features AI

Exterior

• Parking: Off-street parking with 3 open spaces
• Utilities: Electric heat pump for heating and cooling
• Home design: Residential property; Built in 1987
• Construction: Built in 1987
• Exterior features: Off-street parking; 3 open parking spaces; Approximately 1.95-acre lot

Interior

• Kitchen: Built-in microwave
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Heat pump (electric) for heating and cooling
• Interior features: Built-in microwave oven

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $653 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Cap rate 15.8% vs local median 3.0% in Stewartsville — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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: Stewartsville Elementary (math 57% / reading 72%, grade B, #416 of 1,108 statewide, top 41%, 330 students, 87% 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 81% FRL vs 30% district-wide (50 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 158 active listings in the ZIP; 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 $567 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 25y 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 $40k; list at $82k implies a 105% gain — meaningful room to come down on a strong offer.

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 $82,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.77% ✓
• Cap rate: 15.85%
• Cash-on-cash: 34.12%
• DSCR: 2.52
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 29.5%
• Equity multiple: 2.23×
• Total profit: $28,264
• Equity at exit: $12,226

10-year hold

• IRR: 36.8%
• Equity multiple: 4.40×
• Total profit: $78,049
• Equity at exit: $7,090

Cash invested: $22,960 (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 24179

• Active inventory: 158
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,449 medium
• Mortgage (P&I): −$430
• Tax from tax record: −$28 /mo · $335/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $653

Break-even live

Break-even rent $623

Max offer price $82,000

Occupancy floor 50%

Sensitivity live

Price	-10% $699	-5% $676	+0% $653	+5% $630	+10% $606
Rent	-10% $538	-5% $596	+0% $653	+5% $710	+10% $767
Rate	-1.0pp $694	-0.5pp $674	base $653	+0.5pp $632	+1.0pp $610

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-31
   status $82,000 Pending 3 DOM
2. 2026-05-30
   days on market $82,000 Active 3 DOM
3. 2026-05-25
   listed $82,000 Active
4. 2022-07-12
   soldstatus $40,000
5. 2008-03-21
   soldstatus $30,200 251-char remark

   Show marketing remark (251 chars)

   HUD HOME SOLD 'AS IS' CASE # 541-628651. GO TO WWW. HMBIREO. COM FOR BID DATES AND FORMS. ALL FORMS ONLINE, ALL BID RESULTS ONLINE, ALL AVAILABLE LISTINGS ONLINE, ALL BIDS SUBMITTED ONLINE. SINGLE WIDE STYLE HOME. NO LOCKBOX, MUST USE HUD KEY TO SHOW.

6. 2007-09-20
   listed $49,600 251-char remark

   Show marketing remark (251 chars)

   HUD HOME SOLD 'AS IS' CASE # 541-628651. GO TO WWW. HMBIREO. COM FOR BID DATES AND FORMS. ALL FORMS ONLINE, ALL BID RESULTS ONLINE, ALL AVAILABLE LISTINGS ONLINE, ALL BIDS SUBMITTED ONLINE. SINGLE WIDE STYLE HOME. NO LOCKBOX, MUST USE HUD KEY TO SHOW.

7. 2002-01-30
   soldstatus $57,950 155-char remark

   Show marketing remark (155 chars)

   VERY NICE 3 BR 2 BATH HOME / SELLER WILL HAVE FOUNDATION MEET FHA/VA REQ. - 2 LRG OUTBUILDINGS, FIREPLACE, COVERED PORCH, NOTE COMMISSION !! SHOWS GREAT !!

8. 2001-11-26
   listed $59,950 155-char remark

   Show marketing remark (155 chars)

   VERY NICE 3 BR 2 BATH HOME / SELLER WILL HAVE FOUNDATION MEET FHA/VA REQ. - 2 LRG OUTBUILDINGS, FIREPLACE, COVERED PORCH, NOTE COMMISSION !! SHOWS GREAT !!

ⓘ 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: $335 · $28/mo
• Projected year-2 tax: $672 · $56/mo
• Expected delta: +$337/yr (+$28/mo · 100.7%)

ⓘ 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 ≥100°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,390
• − Mortgage interest: −$4,593
• − Property taxes: −$335
• − Insurance: −$410
• − Repairs & maintenance: −$1,391
• − Management: −$1,391
• − Depreciation: −$2,385
• Taxable income: $6,884
• Est. tax owed @ 24.0%: −$1,652
• After-tax cash flow: $6,181/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 — Stewartsville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 18,834

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 (90%)
• Race & ethnicity: White 90% Two or more races 4% Black 3% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · 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: ▼ -117.89%
• Current HPI: 186.9964
• 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

+36.8% since first listed

6 events — show timeline

• 2026-05-25 Listed $82,000 MLSRV
• 2022-07-12 Sold (Public Records) $40,000 Public Records
• 2008-03-21 Sold (MLS) $30,200 MLSRV
• 2007-09-20 Listed $49,600 MLSRV
• 2002-01-30 Sold (MLS) $57,950 MLSRV
• 2001-11-26 Listed $59,950 MLSRV

Property tax history

-0.1%/yr

Latest (2025): $335 · +0.0% YoY. Source: county tax records.