1763 Shiloh Church Rd · Bedford, VA 24523

$100,000

2 bd · 1.0 ba · 984 sqft · SingleFamily public records · 3 Days on market

Built 1960 7.84 ac lot $102/sqft · 53% below area

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Why this score? — see what drove the C+ 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 +27.1/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Schools +5.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Just under 8 acres of flat land in Bedford county with over an acre and a half cleared! The house on this property is uninhabitable and it is being sold as-is. No one has lived in house since prior to 2013. All offers must include all 3 parcels. 13005600 (2.67 acres and where house is located) as well as 13005700 (2.37 acres) and 13005800 (2.80 acres)

Key facts

• 3 parcels included
• 1.5 acres cleared
• 8 acres of flat land

Tags

• 8 ACRES OF FLAT LAND
• 1.5 ACRES CLEARED
• 3 PARCELS INCLUDED

Property features AI

Finance

• Other: Approximately 7.84 acres

Exterior

• Parking: Off-street parking
• Utilities: Well water; Septic sewer
• Home design: Single-family residence; One story
• Construction: Brick and vinyl siding exterior
• Exterior features: Shingle roof

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Hardwood; Tile; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating system specified
• Interior features: Electric range; Refrigerator; Full basement
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 9.7% 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 Elementary (math 47% / reading 52%, grade D, #742 of 1,108 statewide, top 70%, 431 students, 85% 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 80% FRL vs 30% district-wide (50 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 238 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1960 — 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. 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: 1.11% ✓
• Cap rate: 9.69%
• Cash-on-cash: 12.12%
• DSCR: 1.54
• GRM: 7.5

CMA / ARV

• ARV (median comp): $211,922
• List price: $100,000
• Delta: -52.81%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 1.6%
• Equity multiple: 1.06×
• Total profit: $1,764
• Equity at exit: $14,910

10-year hold

• IRR: 11.2%
• Equity multiple: 1.88×
• Total profit: $24,558
• Equity at exit: $8,646

Cash invested: $28,000 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,112 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$29 /mo · $353/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $283

Break-even live

Break-even rent $754

Max offer price $100,000

Occupancy floor 70%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-09
   status Pending 353-char remark

   Show marketing remark (353 chars)

   Just under 8 acres of flat land in Bedford county with over an acre and a half cleared! The house on this property is uninhabitable and it is being sold as-is. No one has lived in house since prior to 2013. All offers must include all 3 parcels. 13005600 (2.67 acres and where house is located) as well as 13005700 (2.37 acres) and 13005800 (2.80 acres)

2. 2026-05-09
   status Pending 426-char remark

   Show marketing remark (353 chars)

   Just under 8 acres of flat land in Bedford county with over an acre and a half cleared! The house on this property is uninhabitable and it is being sold as-is. No one has lived in house since prior to 2013. All offers must include all 3 parcels. 13005600 (2.67 acres and where house is located) as well as 13005700 (2.37 acres) and 13005800 (2.80 acres)

3. 2026-05-07
   listed $100,000 Active 353-char remark

   Show marketing remark (353 chars)

   Just under 8 acres of flat land in Bedford county with over an acre and a half cleared! The house on this property is uninhabitable and it is being sold as-is. No one has lived in house since prior to 2013. All offers must include all 3 parcels. 13005600 (2.67 acres and where house is located) as well as 13005700 (2.37 acres) and 13005800 (2.80 acres)

4. 2026-05-07
   listed $100,000 Active 426-char remark

   Show marketing remark (353 chars)

   Just under 8 acres of flat land in Bedford county with over an acre and a half cleared! The house on this property is uninhabitable and it is being sold as-is. No one has lived in house since prior to 2013. All offers must include all 3 parcels. 13005600 (2.67 acres and where house is located) as well as 13005700 (2.37 acres) and 13005800 (2.80 acres)

ⓘ 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: $353 · $29/mo
• Projected year-2 tax: $820 · $68/mo
• Expected delta: +$467/yr (+$39/mo · 132.0%)

ⓘ 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 · 16 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: $13,341
• − Mortgage interest: −$5,602
• − Property taxes: −$353
• − Insurance: −$500
• − Repairs & maintenance: −$1,067
• − Management: −$1,067
• − Depreciation: −$2,909
• Taxable income: $1,843
• Est. tax owed @ 24.0%: −$442
• After-tax cash flow: $2,951/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

• 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

+0.0% since first listed

8 events — show timeline

• 2026-05-22 Pending — LMLS
• 2026-05-22 Pending — LMLS
• 2026-05-21 Relisted — LMLS
• 2026-05-21 Relisted — LMLS
• 2026-05-09 Pending — LMLS
• 2026-05-09 Pending — LMLS
• 2026-05-07 Listed $100,000 LMLS
• 2026-05-07 Listed $100,000 LMLS

Property tax history

-2.5%/yr

Latest (2025): $353 · +0.0% YoY. Source: county tax records.