204 Bentwood Dr · Montvale, VA 24064

$95,000

2 bd · 2.0 ba · 924 sqft · SingleFamily public records · 14 Days on market

Built 1987 1.33 ac lot $103/sqft · 12% below area Est $108k · 12% 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 +30.0/30.0
• ARV discount +13.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Private location, nice rear deck. Good 2 Br, 2 Bath starter or rental.

Key facts

• Quiet area
• 1.33 acre lot
• Built 1987

Tags

• ROOF HAS BEEN RESEALED
• UPDATES INCLUDING FLOORING
• UPDATES INCLUDING A BATHROOM
• UPDATES INCLUDING KITCHEN
• QUIET AREA

Property features AI

Finance

• Other: Lot area about 1.33 acres

Exterior

• Utilities: Has heating; Has cooling
• Home design: Residential property; Built in 1987
• Exterior features: Rear porch

Interior

• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced air electric heating; Has cooling
• Interior features: Metal doors; 8 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $889 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).

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: Stewartsville Elementary (math 57% / reading 72%, grade B, #416 of 1,108 statewide, top 41%, 330 students, 87% FRL); Staunton River Middle (math 45% / reading 65%, grade B-, #189 of 342 statewide, top 56%, 627 students, 86% FRL); Staunton River High (math 39% / reading 66%, grade C-, #293 of 319 statewide, top 92%, 889 students, 69% FRL) — zoned schools average 81% FRL vs 30% district-wide (50 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 43 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 $657 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 22y 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 $26k; list at $95k implies a 262% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,000

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: 1.92% ✓
• Cap rate: 17.52%
• Cash-on-cash: 40.10%
• DSCR: 2.78
• GRM: 4.3

CMA / ARV

• ARV (median comp): $108,385
• List price: $95,000
• Delta: -12.35%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 36.5%
• Equity multiple: 2.55×
• Total profit: $41,185
• Equity at exit: $14,165

10-year hold

• IRR: 43.1%
• Equity multiple: 5.08×
• Total profit: $108,618
• Equity at exit: $8,214

Cash invested: $26,600 (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 24064

• Active inventory: 43
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,826 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$16 /mo · $191/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $889

Break-even live

Break-even rent $701

Max offer price $95,000

Occupancy floor 46%

Sensitivity live

Price	-10% $943	-5% $916	+0% $889	+5% $753	+10% $720
Rent	-10% $745	-5% $817	+0% $889	+5% $961	+10% $1,033
Rate	-1.0pp $937	-0.5pp $913	base $889	+0.5pp $864	+1.0pp $839

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-15
   status Pending 482-char remark
2. 2026-05-01
   listed $95,000 Active 482-char remark
3. 2008-02-22
   soldstatus $26,250 70-char remark

   Show marketing remark (70 chars)

   Private location, nice rear deck. Good 2 Br, 2 Bath starter or rental.

4. 2007-09-07
   listed $26,250 70-char remark

   Show marketing remark (70 chars)

   Private location, nice rear deck. Good 2 Br, 2 Bath starter or rental.

5. 2005-02-23
   historical
6. 2005-01-18
   listed $69,950
7. 2004-12-30
   historical
8. 2004-06-30
   listed $77,950

ⓘ 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: $191 · $16/mo
• Projected year-2 tax: $779 · $65/mo
• Expected delta: +$588/yr (+$49/mo · 307.7%)

ⓘ 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 4/10 Moderate 7 d/yr ≥100°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: $21,913
• − Mortgage interest: −$5,321
• − Property taxes: −$191
• − Insurance: −$475
• − Repairs & maintenance: −$1,753
• − Management: −$1,753
• − Depreciation: −$2,764
• Taxable income: $9,656
• Est. tax owed @ 24.0%: −$2,317
• After-tax cash flow: $8,349/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

• Population (ZIP): 5,226

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 (88%)
• Race & ethnicity: White 88% Two or more races 7% Hispanic / Latino 3% Black 2% Asian 1%
• Common ancestry: Romanian 3% Iranian 3% Serbian 2%
• Foreign-born: 3% · Canada, Vietnam, South Korea
• Languages at home: 97% English-only · Spanish 2% French/Haitian/Cajun 1%

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: ▼ -90.90%
• Current HPI: 160.6289
• 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

+21.9% since first listed

8 events — show timeline

• 2026-05-15 Pending — MLSRV
• 2026-05-01 Listed $95,000 MLSRV
• 2008-02-22 Sold (MLS) $26,250 MLSRV
• 2007-09-07 Listed $26,250 MLSRV
• 2005-02-23 Listing Removed — MLSRV
• 2005-01-18 Listed $69,950 MLSRV
• 2004-12-30 Listing Removed — MLSRV
• 2004-06-30 Listed $77,950 MLSRV

Property tax history

-2.5%/yr

Latest (2025): $191 · +0.0% YoY. Source: county tax records.