116 Old Brook Rd · Vinton, VA 24179

$309,950

4 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 3 Days on market

Built 1977 0.68 ac lot Est $327k · 5% under

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Why this score? — see what drove the F 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 +9.8/15.0
• Cash flow +6.9/30.0
• Schools +5.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.1/10.0
• 1% rule +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely updated brick ranch situated on a private . 68 acre lot. Hardwood flrs, finished basement, 30 yr arch. shingle roof, updated electric, updated baths, shows great. Deck, patio, possible 4th bedroom in finished basement, plumbed for full bath in basement

Key facts

• Updated kitchen
• Move in condition
• 0.68 acre lot

Tags

• UPDATED KITCHEN
• FINISHED WALKOUT BASEMENT
• MOVE IN CONDITION

Property features AI

Finance

• Other: Lot size approximately 0.68 acres

Exterior

• Parking: 4 open parking spaces; Off-street parking available
• Utilities: Heating and cooling via electric heat pump
• Home design: Residential property; Built in 1977
• Exterior features: Off-street parking

Interior

• Kitchen: Built-in microwave
• Bedrooms: 4 bedrooms total; 3 main-level bedrooms
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 2 full bathrooms; 2 main-level bathrooms
• Heating & cooling: Electric heat pump for heating; Electric heat pump for cooling
• Interior features: Total of 8 rooms; Built-in microwave oven; Insulated and tilt-in windows; Carpet, vinyl, and wood flooring; One fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-471 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (26.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (44.8% below list).
• Recommended offer: $171k (44.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 80/100 on livability (#61 in VA, #1,742 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, commute 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: 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 $2k of loan paydown is wiped out by about $9k 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.
• 3 sale attempts since 23y 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 $310k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $170,966 (44.8% 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. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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?
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: 0.55% ✗
• Cap rate: 4.47%
• Cash-on-cash: -6.51%
• DSCR: 0.71
• GRM: 15.1

CMA / ARV

• ARV (on-the-fly): $326,592
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2615 Queens Way	0.64mi	3/2.0 (-1)	1,338 (-0%)	3mo	$325,000	$243	62
LOT 3 Staton Dr	0.52mi	3/2.0 (-1)	1,405 (+4%)	22mo	$330,685	$235	45
2704 Staton Dr	0.53mi	3/2.0 (-1)	1,490 (+11%)	9mo	$365,000	$245	45
LOT 2 Staton Dr	0.52mi	3/2.0 (-1)	1,518 (+13%)	12mo	$359,950	$237	39

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: -27.6%
• Equity multiple: 0.07×
• Total profit: $-80,368
• Equity at exit: $46,215

10-year hold

• IRR: -26.3%
• Equity multiple: -0.26×
• Total profit: $-109,273
• Equity at exit: $26,799

Cash invested: $86,786 (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: 15.1×

Monthly cashflow live

• Estimated rent: $1,710 medium
• Mortgage (P&I): −$1,625
• Tax from tax record: −$67 /mo · $800/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $-471

Break-even live

Break-even rent $2,305

Max offer price $226,819

Occupancy floor —

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: $77,488
• Closing costs: $9,298
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-05
   statusdays on market $309,950 Pending 3 DOM
2. 2026-06-03
   days on market $309,950 Active 2 DOM
3. 2026-06-02
   remarks 208-char remark
4. 2026-06-02
   listed $309,950 Active 1 DOM

ⓘ 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: $800 · $67/mo
• Projected year-2 tax: $2,542 · $212/mo
• Expected delta: +$1,742/yr (+$145/mo · 217.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,516
• − Mortgage interest: −$17,362
• − Property taxes: −$800
• − Insurance: −$1,550
• − Repairs & maintenance: −$1,641
• − Management: −$1,641
• − Depreciation: −$9,017
• Taxable loss: −$11,495
• Est. tax savings @ 24.0%: +$2,759
• After-tax cash flow: $-2,888/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 — Vinton

• Score: 80/100
• State rank: #61
• US rank: #1742

Category grades

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

Schools grade is shown separately in the Schools card above.

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

+129.6% since first listed

5 events — show timeline

• 2026-05-20 Listed $309,950 MLSRV
• 2012-02-24 Sold (MLS) $159,950 MLSRV
• 2011-10-04 Listed $159,950 MLSRV
• 2003-06-27 Sold (MLS) $135,000 MLSRV
• 2003-04-09 Listed $135,000 MLSRV

Property tax history

-0.0%/yr

Latest (2025): $800 · +0.0% YoY. Source: county tax records.