1334 Price St · Montvale, VA 24122

$239,900

3 bd · 0.5 ba · 1,610 sqft · SingleFamily public records · 18 Days on market

Built 1940 0.71 ac lot $149/sqft · 20% above area Est $308k · 22% 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 +19.1/30.0
• ARV discount +15.0/15.0
• Appreciation +7.4/10.0
• DSCR +6.0/10.0
• Schools +5.5/10.0
• 1% rule +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming Cape Cod nestled in the gorgeous Goose Creek Valley area near the Blue Ridge Parkway! This adorable 3-bedroom home features original hardwood flooring, a spacious living room with a cozy fireplace, and timeless character throughout. Relax on the inviting rocking chair front porch while taking in the peaceful surroundings. The full basement offers plenty of storage or expansion potential. Conveniently located with quick access to Route 460, making commuting a breeze, and just minutes from Bedford County, Botetourt, and Roanoke. A perfect blend of charm, comfort, and location!

Key facts

• Full basement
• Cozy fireplace
• 0.71 acre lot

Tags

• ORIGINAL HARDWOOD FLOORING
• COZY FIREPLACE
• ROCKING CHAIR FRONT PORCH
• FULL BASEMENT
• QUICK ACCESS TO ROUTE 460

Property features AI

Exterior

• Utilities: Electric heating and cooling (heat pump)
• Home design: Residential property; Built in 1940
• Construction: Built in 1940
• Exterior features: Front porch; 0.71-acre lot

Interior

• Kitchen: Built-in microwave
• Bedrooms: 3 bedrooms total; 1 main-level bedroom
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heat pump; Ductless system; Has heating and cooling
• Interior features: Built-in microwave oven; Vinyl and wood flooring

What this means for you Summary

Snapshot

• This is a 3-bed/0.5-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $254 ($3k/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 $212k (11.7% below list).
• Recommended offer: $212k (11.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#225 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, employment D, amenities 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: Montvale Elementary (math 57% / reading 57%, grade C+, #597 of 1,108 statewide, top 57%, 253 students, 87% 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 81% FRL vs 30% district-wide (51 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 15 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 $13k of equity ($2k loan paydown + $12k appreciation (4.8% local appreciation)).
• Bedford County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (4.8% appreciation + 3.0% rent growth), your $67k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,846 (11.7% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.88% ✗
• Cap rate: 7.57%
• Cash-on-cash: 4.54%
• DSCR: 1.20
• GRM: 9.4

CMA / ARV

• ARV (median comp): $307,535
• List price: $239,900
• Delta: -21.99%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

4.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.3%
• Equity multiple: 2.02×
• Total profit: $68,828
• Equity at exit: $133,237

10-year hold

• IRR: 16.7%
• Equity multiple: 3.90×
• Total profit: $195,121
• Equity at exit: $227,739

Cash invested: $67,172 (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 24122

• Home prices YoY: 1.6%
• Active inventory: 15
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,118 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$61 /mo · $735/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $254

Break-even live

Break-even rent $1,797

Max offer price $239,900

Occupancy floor 83%

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-05-07
   listed $259,900 Active 590-char remark

   Show marketing remark (590 chars)

   Charming Cape Cod nestled in the gorgeous Goose Creek Valley area near the Blue Ridge Parkway! This adorable 3-bedroom home features original hardwood flooring, a spacious living room with a cozy fireplace, and timeless character throughout. Relax on the inviting rocking chair front porch while taking in the peaceful surroundings. The full basement offers plenty of storage or expansion potential. Conveniently located with quick access to Route 460, making commuting a breeze, and just minutes from Bedford County, Botetourt, and Roanoke. A perfect blend of charm, comfort, and location!

2. 2026-05-07
   listed $259,900 Active 590-char remark

   Show marketing remark (590 chars)

   Charming Cape Cod nestled in the gorgeous Goose Creek Valley area near the Blue Ridge Parkway! This adorable 3-bedroom home features original hardwood flooring, a spacious living room with a cozy fireplace, and timeless character throughout. Relax on the inviting rocking chair front porch while taking in the peaceful surroundings. The full basement offers plenty of storage or expansion potential. Conveniently located with quick access to Route 460, making commuting a breeze, and just minutes from Bedford County, Botetourt, and Roanoke. A perfect blend of charm, comfort, and location!

3. 2025-12-22
   historical
4. 2025-07-09
   price $249,900
5. 2025-06-18
   price $264,900
6. 2025-05-27
   price $269,900
7. 2025-04-28
   price $274,900
8. 2025-04-21
   listed $279,900 Active
9. 2024-03-04
   soldstatus $220,000
10. 2024-03-01
    soldstatus $220,000 Closed
11. 2024-03-01
    soldstatus $220,000 Closed
12. 2024-01-29
    status Pending
13. 2024-01-29
    status Pending
14. 2024-01-24
    listed $229,900 Active
15. 2024-01-24
    listed $229,900 Active
16. 2005-06-15
    soldstatus $120,000
17. 2005-04-11
    listed $121,950

ⓘ 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: $735 · $61/mo
• Projected year-2 tax: $1,967 · $164/mo
• Expected delta: +$1,232/yr (+$103/mo · 167.6%)

ⓘ 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 ≥98°F today · 20 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: $25,422
• − Mortgage interest: −$13,438
• − Property taxes: −$735
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,034
• − Management: −$2,034
• − Depreciation: −$6,979
• Taxable loss: −$997
• Est. tax savings @ 24.0%: +$239
• After-tax cash flow: $3,291/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 — Montvale

• Score: 70/100
• State rank: #225
• US rank: #7450

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Montvale, VA
• Population (ZIP): 1,421

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 (96%)
• Race & ethnicity: White 96% Hispanic / Latino 3%
• Common ancestry: Serbian 8% Slovak 4% Italian 3%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · Spanish 3%

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: ▲ 4.81%
• Current HPI: 312.5895
• 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

+96.7% since first listed

21 events — show timeline

• 2026-05-27 Pending — LMLS
• 2026-05-26 Pending — MLSRV
• 2026-05-22 Price Changed $239,900 LMLS
• 2026-05-22 Price Changed $239,900 MLSRV
• 2026-05-07 Listed $259,900 MLSRV
• 2026-05-07 Listed $259,900 LMLS
• 2025-12-22 Listing Removed — MLSRV
• 2025-07-09 Price Changed $249,900 MLSRV
• 2025-06-18 Price Changed $264,900 MLSRV
• 2025-05-27 Price Changed $269,900 MLSRV
• 2025-04-28 Price Changed $274,900 MLSRV
• 2025-04-21 Listed $279,900 MLSRV
• 2024-03-04 Sold (Public Records) $220,000 Public Records
• 2024-03-01 Sold (MLS) $220,000 LMLS
• 2024-03-01 Sold (MLS) $220,000 MLSRV
• 2024-01-29 Pending — LMLS
• 2024-01-29 Pending — MLSRV
• 2024-01-24 Listed $229,900 LMLS
• 2024-01-24 Listed $229,900 MLSRV
• 2005-06-15 Sold (MLS) $120,000 MLSRV
• 2005-04-11 Listed $121,950 MLSRV

Property tax history

+3.6%/yr

Latest (2025): $735 · +0.0% YoY. Source: county tax records.