5398 Old Country Rd · Bedford, VA 24523

$129,900

2 bd · 2.0 ba · 1,350 sqft · SingleFamily public records · 12 Days on market

Built 2001 1.36 ac lot $96/sqft · 20% below area Est $163k · 20% 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 +22.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• Schools +5.5/10.0
• 1% rule +4.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT HOME AT A REASONABLE PRICE, LIKE NEW DOUBLEWIDE, CONVENIENT TO BEDFORD, ROANOKE & SML. COUNTRY VIEWS WITH ROOM FOR A GARDEN OR GARAGE.

Key facts

• Expansive lot
• Outdoor entertaining
• Scenic virginia

Tags

• EXPANSIVE LOT
• OUTDOOR ENTERTAINING
• SCENIC VIRGINIA

Property features AI

Finance

• Other: Parcel number 182 3 7; Annual taxes listed
• Financial info: List price: $129,900

Exterior

• Utilities: Electric heat pump; Has cooling
• Home design: Residential property; Built in 2001
• Construction: Year built: 2001
• Exterior features: 1.36-acre lot

Interior

• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Laminate flooring; Tile flooring; Wood flooring
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Heat pump (electric); Has heating; Has cooling
• Interior features: Laminate, tile, and wood flooring

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $228 ($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 $127k (2.6% below list).
• Recommended offer: $127k (2.6% below list) — sets the bar for 1% rule.
• Cap rate 8.4% 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 Primary (293 students, 100% FRL); Staunton River Middle (math 45% / reading 65%, grade B-, #189 of 342 statewide, top 56%, 627 students, 86% FRL); Liberty High (math 41% / reading 68%, grade C-, #281 of 319 statewide, top 90%, 726 students, 69% FRL) — zoned schools average 85% FRL vs 30% district-wide (55 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 238 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 $898 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 25y 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.
• Current owner paid $66k; list at $130k implies a 97% gain — meaningful room to come down on a strong offer.

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 $126,539 (2.6% 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: 0.97% ✗
• Cap rate: 8.39%
• Cash-on-cash: 7.51%
• DSCR: 1.33
• GRM: 8.6

CMA / ARV

• ARV (median comp): $163,016
• List price: $129,900
• Delta: -20.31%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -4.9%
• Equity multiple: 0.82×
• Total profit: $-6,616
• Equity at exit: $19,369

10-year hold

• IRR: 4.7%
• Equity multiple: 1.35×
• Total profit: $12,663
• Equity at exit: $11,231

Cash invested: $36,372 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,265 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$37 /mo · $442/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $228

Break-even live

Break-even rent $977

Max offer price $129,900

Occupancy floor 77%

Sensitivity live

Price	-10% $301	-5% $264	+0% $228	+5% $191	+10% $154
Rent	-10% $128	-5% $178	+0% $228	+5% $278	+10% $327
Rate	-1.0pp $293	-0.5pp $261	base $228	+0.5pp $194	+1.0pp $160

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-13
   listed $129,900 Active 655-char remark
2. 2002-12-27
   soldstatus $66,000 146-char remark

   Show marketing remark (146 chars)

   GREAT HOME AT A REASONABLE PRICE, LIKE NEW DOUBLEWIDE, CONVENIENT TO BEDFORD, ROANOKE & SML. COUNTRY VIEWS WITH ROOM FOR A GARDEN OR GARAGE.

3. 2002-10-31
   listed $69,900 146-char remark

   Show marketing remark (146 chars)

   GREAT HOME AT A REASONABLE PRICE, LIKE NEW DOUBLEWIDE, CONVENIENT TO BEDFORD, ROANOKE & SML. COUNTRY VIEWS WITH ROOM FOR A GARDEN OR GARAGE.

4. 2002-01-10
   historical
5. 2001-07-11
   listed $68,500

ⓘ 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: $442 · $37/mo
• Projected year-2 tax: $1,065 · $89/mo
• Expected delta: +$624/yr (+$52/mo · 141.2%)

ⓘ 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 · 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: $15,185
• − Mortgage interest: −$7,276
• − Property taxes: −$442
• − Insurance: −$650
• − Repairs & maintenance: −$1,215
• − Management: −$1,215
• − Depreciation: −$3,779
• Taxable income: $609
• Est. tax owed @ 24.0%: −$146
• After-tax cash flow: $2,584/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): 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

+89.6% since first listed

6 events — show timeline

• 2026-05-26 Pending — MLSRV
• 2026-05-13 Listed $129,900 MLSRV
• 2002-12-27 Sold (MLS) $66,000 MLSRV
• 2002-10-31 Listed $69,900 MLSRV
• 2002-01-10 Listing Removed — MLSRV
• 2001-07-11 Listed $68,500 MLSRV

Property tax history

+0.4%/yr

Latest (2025): $442 · +0.0% YoY. Source: county tax records.