2728 Lipscomb Rd · Moneta, VA 24121

$145,000

3 bd · 2.0 ba · 1,248 sqft · SingleFamily public records · 30 Days on market

Built 1995 1.48 ac lot $116/sqft · 46% below area Est $267k · 46% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• 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

Newly renovated manufactured home in Bedford County! New windows, roof, vinyl siding, and freshly stained decks. Interior features open floor plan with all new carpet, paint, lighting, ceiling fans, and fixture. Completely remodeled kitchen with new cabinets, countertops, and stainless appliances! Home features a large deck and concrete fire pit for entertaining and your enjoyment! Very quiet and peaceful setting. Low county taxes, too!

Key facts

• Windows replaced
• Roof replaced
• 1.48 acre lot

Tags

• QUIET COUNTRY SETTING
• ROOF REPLACED
• WINDOWS REPLACED
• VINYL SIDING REPLACED

Property features AI

Exterior

• Utilities: Electric heat pump
• Home design: Residential property; One-story entry (all main-level living and bedrooms)
• Construction: Built in 1995; Crawl space foundation
• Exterior features: Front porch; Approximately 1.48-acre lot

Interior

• Kitchen: Built-in microwave
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Built-in microwave oven; Metal doors; Insulated, tilt-in windows

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $775 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $143k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.7% vs local median 2.9% in Moneta — 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: Moneta Elementary (math 62% / reading 77%, grade A-, #313 of 1,108 statewide, top 32%, 242 students, 71% 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 75% FRL vs 30% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 366 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 $1k of loan paydown is wiped out by about $4k 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 $41k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 4 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.

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 $142,825 (1.5% below list)

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: 1.44% ✓
• Cap rate: 12.71%
• Cash-on-cash: 22.92%
• DSCR: 2.02
• GRM: 5.8

CMA / ARV

• ARV (median comp): $267,123
• List price: $145,000
• Delta: -45.72%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2271 Lipscomb Rd	0.41mi	3/2.0	1,344 (+8%)	22mo	$310,000	$231	50
2283 Lipscomb Rd	0.41mi	3/2.0	1,416 (+14%)	19mo	$385,000	$272	43

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: 15.8%
• Equity multiple: 1.64×
• Total profit: $25,837
• Equity at exit: $21,620

10-year hold

• IRR: 24.4%
• Equity multiple: 3.12×
• Total profit: $85,885
• Equity at exit: $12,537

Cash invested: $40,600 (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 24121

• Home prices YoY: -8.0%
• Active inventory: 366
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,083 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$50 /mo · $597/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $775

Break-even live

Break-even rent $1,102

Max offer price $145,000

Occupancy floor 58%

Sensitivity live

Price	-10% $857	-5% $816	+0% $775	+5% $734	+10% $693
Rent	-10% $611	-5% $693	+0% $775	+5% $858	+10% $940
Rate	-1.0pp $848	-0.5pp $812	base $775	+0.5pp $738	+1.0pp $700

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-13
   status $145,000 Pending 30 DOM
2. 2026-06-10
   days on market $145,000 Active 30 DOM
3. 2026-06-09
   days on market $145,000 Active 29 DOM
4. 2026-06-08
   days on market $145,000 Active 28 DOM
5. 2026-06-07
   days on market $145,000 Active 27 DOM
6. 2026-06-05
   days on market $145,000 Active 24 DOM
7. 2026-06-03
   days on market $145,000 Active 23 DOM
8. 2026-06-03
   price $145,000 Active 22 DOM
9. 2026-06-02
   days on market $150,000 Active 22 DOM
10. 2026-06-01
    days on market $150,000 Active 21 DOM
11. 2026-05-31
    days on market $150,000 Active 20 DOM
12. 2026-05-30
    days on market $150,000 Active 19 DOM
13. 2026-05-07
    status Pending 281-char remark
14. 2026-04-28
    listed $150,000 Active 281-char remark
15. 2021-03-22
    soldstatus $140,000
16. 2021-03-18
    soldstatus $143,000 440-char remark

    Show marketing remark (440 chars)

    Newly renovated manufactured home in Bedford County! New windows, roof, vinyl siding, and freshly stained decks. Interior features open floor plan with all new carpet, paint, lighting, ceiling fans, and fixture. Completely remodeled kitchen with new cabinets, countertops, and stainless appliances! Home features a large deck and concrete fire pit for entertaining and your enjoyment! Very quiet and peaceful setting. Low county taxes, too!

17. 2020-11-10
    listed $149,950 440-char remark

    Show marketing remark (440 chars)

    Newly renovated manufactured home in Bedford County! New windows, roof, vinyl siding, and freshly stained decks. Interior features open floor plan with all new carpet, paint, lighting, ceiling fans, and fixture. Completely remodeled kitchen with new cabinets, countertops, and stainless appliances! Home features a large deck and concrete fire pit for entertaining and your enjoyment! Very quiet and peaceful setting. Low county taxes, too!

18. 2003-09-18
    historical
19. 2003-03-18
    listed $89,950

ⓘ 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: $597 · $50/mo
• Projected year-2 tax: $1,189 · $99/mo
• Expected delta: +$592/yr (+$49/mo · 99.3%)

ⓘ 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 ≥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: $25,001
• − Mortgage interest: −$8,122
• − Property taxes: −$597
• − Insurance: −$725
• − Repairs & maintenance: −$2,000
• − Management: −$2,000
• − Depreciation: −$4,218
• Taxable income: $7,338
• Est. tax owed @ 24.0%: −$1,761
• After-tax cash flow: $7,543/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 — Moneta

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

Census & demographics

• Population (ZIP): 10,782

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 (92%)
• Race & ethnicity: White 92% Hispanic / Latino 3% Two or more races 3% Black 2%
• Common ancestry: Slovak 3% Serbian 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

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: ▼ -26.82%
• Current HPI: 309.6406
• 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

+61.2% since first listed

10 events — show timeline

• 2026-06-10 Pending — MLSRV
• 2026-06-02 Price Changed $145,000 MLSRV
• 2026-05-20 Relisted — MLSRV
• 2026-05-07 Pending — MLSRV
• 2026-04-28 Listed $150,000 MLSRV
• 2021-03-22 Sold (Public Records) $140,000 Public Records
• 2021-03-18 Sold (MLS) $143,000 MLSRV
• 2020-11-10 Listed $149,950 MLSRV
• 2003-09-18 Listing Removed — MLSRV
• 2003-03-18 Listed $89,950 MLSRV

Property tax history

+2.5%/yr

Latest (2025): $597 · +0.0% YoY. Source: county tax records.