390 Bedford Hwy · Altavista, VA 24571

$188,900

3 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 107 Days on market

Built 2012 0.73 ac lot Est $281k · 33% under

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Why this score? — see what drove the A- 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 +8.4/10.0
• Appreciation +6.4/10.0
• Schools +5.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Don't miss out on this home conveniently located to Altavista. Just minutes from schools, shopping, and short drive to Lynchburg. A 3 Bedroom 2 bathroom home with almost an acre. Enjoy outdoor living on your covered back deck or side patio. Metal roof installed in 2019. Outdoor building has power plus 50 amp and sewer dump for weekend family visits. Property being sold as is. Inspections welcome for buyer purposes only. Schools: Altavista

Key facts

• Metal roof installed
• Covered back deck
• Side patio

Tags

• COVERED BACK DECK
• SIDE PATIO
• METAL ROOF INSTALLED
• OUTDOOR BUILDING HAS POWER
• 50 AMP AND SEWER DUMP

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $878 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $189k).
• Recommended offer: $172k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 3.6% in Altavista — 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 64/100 on livability (#367 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: health & safety C-, crime D+, amenities F.
• Campbell County Public School District (rural): math 55% / reading 68% proficiency, ranked #55 of 131 in VA (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Altavista Elementary (math 59% / reading 64%, grade B, #516 of 1,108 statewide, top 47%, 500 students, 75% FRL); Altavista High (math 40% / reading 72%, grade C, #275 of 319 statewide, top 87%, 669 students, 69% FRL) — zoned schools average 72% FRL vs 37% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 61 active listings in the ZIP; 315 units permitted in Campbell County in 2024 (51 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $5k appreciation (2.9% local appreciation)).
• Campbell County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $11k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $171,899 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.34% ✓
• Cap rate: 11.87%
• Cash-on-cash: 19.93%
• DSCR: 1.89
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $280,896
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
78 Hogan Hill Ln	0.20mi	2/2.0 (-1)	1,170 (-13%)	9mo	$245,000	$209	53
127 Oak Ridge Dr	0.69mi	3/2.0	1,400 (+4%)	20mo	$175,000	$125	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.88% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.0%
• Equity multiple: 2.46×
• Total profit: $77,394
• Equity at exit: $83,617

10-year hold

• IRR: 26.8%
• Equity multiple: 4.75×
• Total profit: $198,579
• Equity at exit: $127,847

Cash invested: $52,892 (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 24571

• Home prices YoY: 1.8%
• Active inventory: 61
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,536 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$55 /mo · $664/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $878

Break-even live

Break-even rent $1,424

Max offer price $188,900

Occupancy floor 60%

Sensitivity live

Price	-10% $985	-5% $932	+0% $878	+5% $825	+10% $772
Rent	-10% $678	-5% $778	+0% $878	+5% $979	+10% $1,079
Rate	-1.0pp $974	-0.5pp $927	base $878	+0.5pp $830	+1.0pp $780

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: $47,225
• Closing costs: $5,667
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-04-29
   soldstatus $173,000 Closed 442-char remark

   Show marketing remark (442 chars)

   Don't miss out on this home conveniently located to Altavista. Just minutes from schools, shopping, and short drive to Lynchburg. A 3 Bedroom 2 bathroom home with almost an acre. Enjoy outdoor living on your covered back deck or side patio. Metal roof installed in 2019. Outdoor building has power plus 50 amp and sewer dump for weekend family visits. Property being sold as is. Inspections welcome for buyer purposes only. Schools: Altavista

2. 2026-03-11
   status Pending

   Show marketing remark (442 chars)

   Don't miss out on this home conveniently located to Altavista. Just minutes from schools, shopping, and short drive to Lynchburg. A 3 Bedroom 2 bathroom home with almost an acre. Enjoy outdoor living on your covered back deck or side patio. Metal roof installed in 2019. Outdoor building has power plus 50 amp and sewer dump for weekend family visits. Property being sold as is. Inspections welcome for buyer purposes only. Schools: Altavista

3. 2026-03-11
   status Pending 442-char remark

   Show marketing remark (442 chars)

   Don't miss out on this home conveniently located to Altavista. Just minutes from schools, shopping, and short drive to Lynchburg. A 3 Bedroom 2 bathroom home with almost an acre. Enjoy outdoor living on your covered back deck or side patio. Metal roof installed in 2019. Outdoor building has power plus 50 amp and sewer dump for weekend family visits. Property being sold as is. Inspections welcome for buyer purposes only. Schools: Altavista

4. 2026-03-06
   price $188,900

   Show marketing remark (442 chars)

   Don't miss out on this home conveniently located to Altavista. Just minutes from schools, shopping, and short drive to Lynchburg. A 3 Bedroom 2 bathroom home with almost an acre. Enjoy outdoor living on your covered back deck or side patio. Metal roof installed in 2019. Outdoor building has power plus 50 amp and sewer dump for weekend family visits. Property being sold as is. Inspections welcome for buyer purposes only. Schools: Altavista

5. 2026-03-06
   price $188,900 442-char remark

   Show marketing remark (442 chars)

   Don't miss out on this home conveniently located to Altavista. Just minutes from schools, shopping, and short drive to Lynchburg. A 3 Bedroom 2 bathroom home with almost an acre. Enjoy outdoor living on your covered back deck or side patio. Metal roof installed in 2019. Outdoor building has power plus 50 amp and sewer dump for weekend family visits. Property being sold as is. Inspections welcome for buyer purposes only. Schools: Altavista

6. 2026-02-25
   price $191,400

   Show marketing remark (442 chars)

   Don't miss out on this home conveniently located to Altavista. Just minutes from schools, shopping, and short drive to Lynchburg. A 3 Bedroom 2 bathroom home with almost an acre. Enjoy outdoor living on your covered back deck or side patio. Metal roof installed in 2019. Outdoor building has power plus 50 amp and sewer dump for weekend family visits. Property being sold as is. Inspections welcome for buyer purposes only. Schools: Altavista

7. 2026-02-25
   price $191,400 442-char remark

   Show marketing remark (442 chars)

   Don't miss out on this home conveniently located to Altavista. Just minutes from schools, shopping, and short drive to Lynchburg. A 3 Bedroom 2 bathroom home with almost an acre. Enjoy outdoor living on your covered back deck or side patio. Metal roof installed in 2019. Outdoor building has power plus 50 amp and sewer dump for weekend family visits. Property being sold as is. Inspections welcome for buyer purposes only. Schools: Altavista

8. 2026-02-14
   price $196,400

   Show marketing remark (442 chars)

   Don't miss out on this home conveniently located to Altavista. Just minutes from schools, shopping, and short drive to Lynchburg. A 3 Bedroom 2 bathroom home with almost an acre. Enjoy outdoor living on your covered back deck or side patio. Metal roof installed in 2019. Outdoor building has power plus 50 amp and sewer dump for weekend family visits. Property being sold as is. Inspections welcome for buyer purposes only. Schools: Altavista

9. 2026-02-14
   price $196,400 442-char remark

   Show marketing remark (442 chars)

   Don't miss out on this home conveniently located to Altavista. Just minutes from schools, shopping, and short drive to Lynchburg. A 3 Bedroom 2 bathroom home with almost an acre. Enjoy outdoor living on your covered back deck or side patio. Metal roof installed in 2019. Outdoor building has power plus 50 amp and sewer dump for weekend family visits. Property being sold as is. Inspections welcome for buyer purposes only. Schools: Altavista

10. 2026-01-18
    price $197,400

    Show marketing remark (442 chars)

    Don't miss out on this home conveniently located to Altavista. Just minutes from schools, shopping, and short drive to Lynchburg. A 3 Bedroom 2 bathroom home with almost an acre. Enjoy outdoor living on your covered back deck or side patio. Metal roof installed in 2019. Outdoor building has power plus 50 amp and sewer dump for weekend family visits. Property being sold as is. Inspections welcome for buyer purposes only. Schools: Altavista

11. 2026-01-18
    price $197,400 442-char remark

    Show marketing remark (442 chars)

    Don't miss out on this home conveniently located to Altavista. Just minutes from schools, shopping, and short drive to Lynchburg. A 3 Bedroom 2 bathroom home with almost an acre. Enjoy outdoor living on your covered back deck or side patio. Metal roof installed in 2019. Outdoor building has power plus 50 amp and sewer dump for weekend family visits. Property being sold as is. Inspections welcome for buyer purposes only. Schools: Altavista

12. 2026-01-12
    listed $199,900 Active 442-char remark

    Show marketing remark (442 chars)

    Don't miss out on this home conveniently located to Altavista. Just minutes from schools, shopping, and short drive to Lynchburg. A 3 Bedroom 2 bathroom home with almost an acre. Enjoy outdoor living on your covered back deck or side patio. Metal roof installed in 2019. Outdoor building has power plus 50 amp and sewer dump for weekend family visits. Property being sold as is. Inspections welcome for buyer purposes only. Schools: Altavista

13. 2025-11-24
    listed $199,900 Active
14. 1999-04-30
    soldstatus $14,000

ⓘ 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: $664 · $55/mo
• Projected year-2 tax: $1,549 · $129/mo
• Expected delta: +$885/yr (+$74/mo · 133.4%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $30,427
• − Mortgage interest: −$10,581
• − Property taxes: −$664
• − Insurance: −$944
• − Repairs & maintenance: −$2,434
• − Management: −$2,434
• − Depreciation: −$5,495
• Taxable income: $7,874
• Est. tax owed @ 24.0%: −$1,890
• After-tax cash flow: $8,652/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: Campbell County Public School District
• NCES district ID: 5100600
• Math proficiency: 55% ▼ -29.00%
• Reading proficiency: 68% ▼ -11.00%
• Median HH income: $45,915
• Composite: 51.88/100
• National rank: #1656
• State rank: #55 of 131 in VA

Livability — Altavista

• Score: 64/100
• State rank: #367
• US rank: #14611

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,073

Population outlook (Campbell County) Hauer SSP2

• Today (2025): 56,306 people
• By 2030: 56,366 · +0.1%
• By 2040: 55,406 · -1.6%
• By 2050: 53,011 · -5.9%
• By 2075: 45,932 · -18.4%
• By 2100: 36,029 · -36.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 9% Black 9% Hispanic / Latino 5% Asian 1% Pacific Islander 1%
• Common ancestry: Slovak 4% Italian 2% Portuguese 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 95% English-only · Spanish 3% Chinese 1% Other Asian/Pacific 1%

Political lean MEDSL · Campbell

• 2024 margin: Solid R (+48.6) · D 25.3% · R 73.9%
• 2008→2024 swing: -12.3pp toward R · 2008: -36.2pp · 2024: -48.6pp
• All cycles: 2024: R+48.6 2020: R+44.1 2016: R+47.2 2012: R+39.4 2008: R+36.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.88%
• Current HPI: 164.3696
• 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

+1135.7% since first listed

14 events — show timeline

• 2026-04-29 Sold (MLS) $173,000 MLSRV
• 2026-03-11 Pending — LMLS
• 2026-03-11 Pending — MLSRV
• 2026-03-06 Price Changed $188,900 LMLS
• 2026-03-06 Price Changed $188,900 MLSRV
• 2026-02-25 Price Changed $191,400 LMLS
• 2026-02-25 Price Changed $191,400 MLSRV
• 2026-02-14 Price Changed $196,400 LMLS
• 2026-02-14 Price Changed $196,400 MLSRV
• 2026-01-18 Price Changed $197,400 LMLS
• 2026-01-18 Price Changed $197,400 MLSRV
• 2026-01-12 Listed $199,900 MLSRV
• 2025-11-24 Listed $199,900 LMLS
• 1999-04-30 Sold (Public Records) $14,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $664 · +0.0% YoY. Source: county tax records.