616 Liberty St · Bedford, VA 24523

$123,000

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 14 Days on market

Built 1991 4,199 sqft lot Est $211k · 42% under

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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 +21.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• Schools +5.5/10.0
• 1% rule +4.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits with this 3 bedroom, 1 bathroom, one-story home located in the heart of historic Bedford, Virginia. Featuring a spacious kitchen with plenty of room for gathering and entertaining. This home includes convenient off-street parking and a practical single-level layout. While it does need some TLC, its location and character make it an excellent candidate for restoration or value-added improvements. Enjoy small-town charm, nearby amenities, and the rich history that makes Bedford a desirable place to call home. Bring your vision and transform this property into something special. HUD homes are sold as is. HUD Case #541-897988.

Key facts

• Nearby amenities
• Spacious kitchen
• Single-level layout

Tags

• SPACIOUS KITCHEN
• OFF-STREET PARKING
• SINGLE-LEVEL LAYOUT
• NEARBY AMENITIES

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; 1 story
• Construction: Masonite exterior
• Exterior features: Shingle roof

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating
• Interior features: Electric water heater; Crawl space basement
• Laundry & utility: Main-level laundry closet with washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $123k.

Deal economics

• At list price, monthly cash flow is $175 ($2k/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 $114k (7.4% below list).
• Recommended offer: $114k (7.4% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $850 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.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

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 $113,926 (7.4% 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. 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?
3. 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.
4. 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.
5. 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: 0.93% ✗
• Cap rate: 8.00%
• Cash-on-cash: 6.11%
• DSCR: 1.27
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $211,120
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
608 E Main St	0.52mi	3/1.0	989 (-5%)	9mo	$177,500	$179	60
607 Vine St St	0.40mi	2/1.5 (-1)	1,139 (+10%)	3mo	$289,900	$255	56
704 Liberty St	0.07mi	3/1.0	900 (-14%)	23mo	$205,000	$228	55
503 Jeter St	0.35mi	2/1.0 (-1)	992 (-5%)	21mo	$182,500	$184	53
609 Vine Street St	0.39mi	3/2.0	1,116 (+7%)	18mo	$245,000	$220	51
713 East Main Street St	0.60mi	2/1.5 (-1)	962 (-8%)	8mo	$93,500	$97	46
673 Orange St	0.74mi	2/2.0 (-1)	970 (-7%)	11mo	$197,200	$203	36

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: -6.9%
• Equity multiple: 0.74×
• Total profit: $-8,817
• Equity at exit: $18,340

10-year hold

• IRR: 2.6%
• Equity multiple: 1.19×
• Total profit: $6,468
• Equity at exit: $10,635

Cash invested: $34,440 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,139 medium
• Mortgage (P&I): −$645
• Tax from tax record: −$28 /mo · $340/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $175

Break-even live

Break-even rent $917

Max offer price $123,000

Occupancy floor 80%

Sensitivity live

Price	-10% $245	-5% $210	+0% $175	+5% $141	+10% $106
Rent	-10% $85	-5% $130	+0% $175	+5% $220	+10% $265
Rate	-1.0pp $237	-0.5pp $207	base $175	+0.5pp $144	+1.0pp $111

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: $30,750
• Closing costs: $3,690
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
603 2nd St Unit 6 Bedford, VA	2.0	1.0	925	$1,300	$1.41	22d	1	0.58mi
620 Railroad Ave Unit 211 Bedford, VA	2.0	1.0	967	$1,225	$1.27	22d	1	0.64mi
802 Jeter St Unit 802-B Bedford, VA	2.0	1.0	770	$995	$1.29	45d	1	0.66mi
704 Blue Ridge Ave Unit 1 Bedford, VA	2.0	1.5	810	$945	$1.17	14d	1	0.71mi

Listing history 12 events

1. 2026-06-17
   status $123,000 Pending 14 DOM
2. 2026-06-17
   days on market $123,000 Active 14 DOM
3. 2026-06-16
   days on market $123,000 Active 13 DOM
4. 2026-06-15
   days on market $123,000 Active 12 DOM
5. 2026-06-14
   days on market $123,000 Active 10 DOM
6. 2026-06-13
   days on market $123,000 Active 9 DOM
7. 2026-06-10
   days on market $123,000 Active 7 DOM
8. 2026-06-09
   days on market $123,000 Active 6 DOM
9. 2026-06-08
   days on market $123,000 Active 5 DOM
10. 2026-06-07
    days on market $123,000 Active 4 DOM
11. 2026-06-05
    remarks 649-char remark
12. 2026-06-05
    listed $123,000 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: $340 · $28/mo
• Projected year-2 tax: $1,009 · $84/mo
• Expected delta: +$669/yr (+$56/mo · 197.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥101°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: $13,671
• − Mortgage interest: −$6,890
• − Property taxes: −$340
• − Insurance: −$615
• − Repairs & maintenance: −$1,094
• − Management: −$1,094
• − Depreciation: −$3,578
• Taxable income: $61
• Est. tax owed @ 24.0%: −$15
• After-tax cash flow: $2,091/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

1 event — show timeline

• 2026-06-03 Listed $123,000 LMLS

Property tax history

-0.5%/yr

Latest (2021): $340 · +0.0% YoY. Source: county tax records.