2352 Union Church Rd · Bedford, VA 24174

$360,000

3 bd · 0.5 ba · 1,678 sqft · SingleFamily public records · 17 Days on market

Built 2001 3.01 ac lot

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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 +12.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• DSCR +3.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0

Listing remarks MLS

Welcome to this beautiful 3 bedroom, 2.5 bath home nestled on 3.01 acres in Bedford County with stunning MOUNTAIN views! This home offers the ideal blend of comfort and functionality, featuring a detached garage with electrical hookup perfect for hobbies, projects, or extra storage. Spend your evenings unwinding on the screened-in back porch, or front porch taking in the mountain views with a glass of sweet tea in hand. Major updates provide peace of mind, including a whole-house Generac generator installed in 2016 & a new well installed in 2012. Brand new washer and dryer, as well as a new refrigerator. A cozy wood stove helps efficiently heat the home during the colder months, reducing electric costs & adding to the home's charm. Just 2 mins off 460 perfectly positioned between Roanoke and Lynchburg & only mins from the Town of Bedford. The best of both worlds tucked away in the countryside, yet just a short drive to work, restaurants, shopping, & everyday conveniences.

Key facts

• 3.01 acre lot
• Garage
• Built 2001

What this means for you Summary

Snapshot

• This is a 3-bed/0.5-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $-31 ($-372/yr) — negative.
• To cash-flow at today's rent, offer at most $355k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $264k (26.7% below list).
• Recommended offer: $264k (26.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: 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 78% FRL vs 30% district-wide (48 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 19 active listings in the ZIP; 294 units permitted in Bedford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $38k of equity ($2k loan paydown + $36k appreciation (10.0% local appreciation)).
• Bedford County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $101k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$62k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($355k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $20k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $263,974 (26.7% 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. 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: 0.73% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.37%
• DSCR: 0.98
• GRM: 11.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.0%
• Equity multiple: 2.92×
• Total profit: $193,903
• Equity at exit: $324,317

10-year hold

• IRR: 21.3%
• Equity multiple: 6.68×
• Total profit: $572,189
• Equity at exit: $699,401

Cash invested: $100,800 (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 24174

• Home prices YoY: 24.9%
• Active inventory: 19
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,640 medium
• Mortgage (P&I): −$1,888
• Tax from tax record: −$79 /mo · $942/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$554
• Net cashflow: $-31

Break-even live

Break-even rent $2,679

Max offer price $354,524

Occupancy floor 96%

Sensitivity live

Price	-10% $173	-5% $71	+0% $-31	+5% $-133	+10% $-235
Rent	-10% $-240	-5% $-135	+0% $-31	+5% $73	+10% $178
Rate	-1.0pp $150	-0.5pp $61	base $-31	+0.5pp $-124	+1.0pp $-219

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-14
   soldstatus $353,000 Closed 1012-char remark

   Show marketing remark (1012 chars)

   Welcome to this beautiful 3 bedroom, 2.5 bath home nestled on 3.01 acres in Bedford County with stunning MOUNTAIN views! This home offers the ideal blend of comfort and functionality, featuring a detached garage with electrical hookup perfect for hobbies, projects, or extra storage. Spend your evenings unwinding on the screened-in back porch, or front porch taking in the mountain views with a glass of sweet tea in hand. Major updates provide peace of mind, including a whole-house Generac generator installed in 2016 & a new well installed in 2012. Brand new washer and dryer, as well as a new refrigerator. A cozy wood stove helps efficiently heat the home during the colder months, reducing electric costs & adding to the home's charm. Just 2 mins off 460 perfectly positioned between Roanoke and Lynchburg & only mins from the Town of Bedford. The best of both worlds tucked away in the countryside, yet just a short drive to work, restaurants, shopping, & everyday conveniences.

2. 2026-04-13
   status Pending 1012-char remark

   Show marketing remark (1012 chars)

   Welcome to this beautiful 3 bedroom, 2.5 bath home nestled on 3.01 acres in Bedford County with stunning MOUNTAIN views! This home offers the ideal blend of comfort and functionality, featuring a detached garage with electrical hookup perfect for hobbies, projects, or extra storage. Spend your evenings unwinding on the screened-in back porch, or front porch taking in the mountain views with a glass of sweet tea in hand. Major updates provide peace of mind, including a whole-house Generac generator installed in 2016 & a new well installed in 2012. Brand new washer and dryer, as well as a new refrigerator. A cozy wood stove helps efficiently heat the home during the colder months, reducing electric costs & adding to the home's charm. Just 2 mins off 460 perfectly positioned between Roanoke and Lynchburg & only mins from the Town of Bedford. The best of both worlds tucked away in the countryside, yet just a short drive to work, restaurants, shopping, & everyday conveniences.

3. 2026-04-13
   status Pending

   Show marketing remark (1012 chars)

   Welcome to this beautiful 3 bedroom, 2.5 bath home nestled on 3.01 acres in Bedford County with stunning MOUNTAIN views! This home offers the ideal blend of comfort and functionality, featuring a detached garage with electrical hookup perfect for hobbies, projects, or extra storage. Spend your evenings unwinding on the screened-in back porch, or front porch taking in the mountain views with a glass of sweet tea in hand. Major updates provide peace of mind, including a whole-house Generac generator installed in 2016 & a new well installed in 2012. Brand new washer and dryer, as well as a new refrigerator. A cozy wood stove helps efficiently heat the home during the colder months, reducing electric costs & adding to the home's charm. Just 2 mins off 460 perfectly positioned between Roanoke and Lynchburg & only mins from the Town of Bedford. The best of both worlds tucked away in the countryside, yet just a short drive to work, restaurants, shopping, & everyday conveniences.

4. 2026-04-06
   price $360,000 1012-char remark

   Show marketing remark (1012 chars)

   Welcome to this beautiful 3 bedroom, 2.5 bath home nestled on 3.01 acres in Bedford County with stunning MOUNTAIN views! This home offers the ideal blend of comfort and functionality, featuring a detached garage with electrical hookup perfect for hobbies, projects, or extra storage. Spend your evenings unwinding on the screened-in back porch, or front porch taking in the mountain views with a glass of sweet tea in hand. Major updates provide peace of mind, including a whole-house Generac generator installed in 2016 & a new well installed in 2012. Brand new washer and dryer, as well as a new refrigerator. A cozy wood stove helps efficiently heat the home during the colder months, reducing electric costs & adding to the home's charm. Just 2 mins off 460 perfectly positioned between Roanoke and Lynchburg & only mins from the Town of Bedford. The best of both worlds tucked away in the countryside, yet just a short drive to work, restaurants, shopping, & everyday conveniences.

5. 2026-04-06
   price $360,000

   Show marketing remark (1012 chars)

   Welcome to this beautiful 3 bedroom, 2.5 bath home nestled on 3.01 acres in Bedford County with stunning MOUNTAIN views! This home offers the ideal blend of comfort and functionality, featuring a detached garage with electrical hookup perfect for hobbies, projects, or extra storage. Spend your evenings unwinding on the screened-in back porch, or front porch taking in the mountain views with a glass of sweet tea in hand. Major updates provide peace of mind, including a whole-house Generac generator installed in 2016 & a new well installed in 2012. Brand new washer and dryer, as well as a new refrigerator. A cozy wood stove helps efficiently heat the home during the colder months, reducing electric costs & adding to the home's charm. Just 2 mins off 460 perfectly positioned between Roanoke and Lynchburg & only mins from the Town of Bedford. The best of both worlds tucked away in the countryside, yet just a short drive to work, restaurants, shopping, & everyday conveniences.

6. 2026-03-26
   listed $380,000 Active 1012-char remark

   Show marketing remark (1012 chars)

   Welcome to this beautiful 3 bedroom, 2.5 bath home nestled on 3.01 acres in Bedford County with stunning MOUNTAIN views! This home offers the ideal blend of comfort and functionality, featuring a detached garage with electrical hookup perfect for hobbies, projects, or extra storage. Spend your evenings unwinding on the screened-in back porch, or front porch taking in the mountain views with a glass of sweet tea in hand. Major updates provide peace of mind, including a whole-house Generac generator installed in 2016 & a new well installed in 2012. Brand new washer and dryer, as well as a new refrigerator. A cozy wood stove helps efficiently heat the home during the colder months, reducing electric costs & adding to the home's charm. Just 2 mins off 460 perfectly positioned between Roanoke and Lynchburg & only mins from the Town of Bedford. The best of both worlds tucked away in the countryside, yet just a short drive to work, restaurants, shopping, & everyday conveniences.

7. 2026-03-26
   listed $380,000 Active

   Show marketing remark (1012 chars)

   Welcome to this beautiful 3 bedroom, 2.5 bath home nestled on 3.01 acres in Bedford County with stunning MOUNTAIN views! This home offers the ideal blend of comfort and functionality, featuring a detached garage with electrical hookup perfect for hobbies, projects, or extra storage. Spend your evenings unwinding on the screened-in back porch, or front porch taking in the mountain views with a glass of sweet tea in hand. Major updates provide peace of mind, including a whole-house Generac generator installed in 2016 & a new well installed in 2012. Brand new washer and dryer, as well as a new refrigerator. A cozy wood stove helps efficiently heat the home during the colder months, reducing electric costs & adding to the home's charm. Just 2 mins off 460 perfectly positioned between Roanoke and Lynchburg & only mins from the Town of Bedford. The best of both worlds tucked away in the countryside, yet just a short drive to work, restaurants, shopping, & everyday conveniences.

8. 2015-12-31
   historical
9. 2015-06-01
   listed $194,900
10. 2015-06-01
    listed $194,900
11. 2006-05-31
    soldstatus $174,000
12. 2005-11-28
    listed $177,500

ⓘ 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: $942 · $79/mo
• Projected year-2 tax: $2,952 · $246/mo
• Expected delta: +$2,010/yr (+$167/mo · 213.3%)

ⓘ 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 ≥101°F today · 19 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: $31,677
• − Mortgage interest: −$20,166
• − Property taxes: −$942
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,534
• − Management: −$2,534
• − Depreciation: −$10,473
• Taxable loss: −$6,772
• Est. tax savings @ 24.0%: +$1,625
• After-tax cash flow: $1,253/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): 2,335

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 (93%)
• Race & ethnicity: White 93% Asian 4% Two or more races 3%
• Common ancestry: Italian 3% German 2% Romanian 1%
• Foreign-born: 4% · Vietnam, Canada
• Languages at home: 94% English-only · Vietnamese 2% Russian/Polish/Slavic 2% 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: ▲ 61.56%
• Current HPI: 308.8944
• 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

+98.9% since first listed

12 events — show timeline

• 2026-05-14 Sold (MLS) $353,000 LMLS
• 2026-04-13 Pending — LMLS
• 2026-04-13 Pending — MLSRV
• 2026-04-06 Price Changed $360,000 LMLS
• 2026-04-06 Price Changed $360,000 MLSRV
• 2026-03-26 Listed $380,000 MLSRV
• 2026-03-26 Listed $380,000 LMLS
• 2015-12-31 Listing Removed — MLSRV
• 2015-06-01 Listed $194,900 MLSRV
• 2015-06-01 Listed $194,900 LMLS
• 2006-05-31 Sold (MLS) $174,000 MLSRV
• 2005-11-28 Listed $177,500 MLSRV

Property tax history

+1.0%/yr

Latest (2025): $942 · +0.0% YoY. Source: county tax records.