2412 Quarterwood Rd · Montvale, VA 24122

$309,950

4 bd · 1.0 ba · 1,254 sqft · SingleFamily public records · 57 Days on market

Built 1960 0.91 ac lot $247/sqft · 83% above area Est $297k · at est.

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Why this score? — see what drove the D 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 +11.6/30.0
• Appreciation +7.4/10.0
• ARV discount +5.6/15.0
• Schools +5.5/10.0
• Livability +3.5/5.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0

Listing remarks MLS

This charming property with just under an acre offers far more than meets the eye, featuring a beautifully executed 2018 addition that brings modern comfort and style. Enjoy a spacious new living area with cathedral ceilings, a stacked‑stone gas fireplace, and a lovely primary bedroom suite. Inside, the living room features LVP flooring and thermostat‑controlled gas logs. The fully equipped kitchen includes an island, abundant cabinetry, and generous pantry space. The primary suite offers a private hall entry, double closets, and a beautifully tiled en suite bath with a glass‑door shower. Two additional bedrooms on the main level include double closets, along with a renovated hall bath. The lower walkout level provides a fourth bedroom or a home office-plus a cozy wood b and woodstove insert. A separate laundry/mechanical room completes the space, with walkout access to a carport featuring recessed lighting. The oversized one car garage includes a workshop area with electricity. Outdoor amenities include a 7 year old storage shed, and a 24'x52" above ground pool with attached deck (complete with lighting and outlets). Additional highlights include mini splits in the addition, insulated tilt-in windows, almost new siding on both the home and garage, and a 12 year old roof. Seasonal mountain views add the perfect finishing touch.

Key facts

• 2018 addition
• Lvp flooring
• 0.91 acre lot

Tags

• 2018 ADDITION
• SPACIOUS NEW LIVING AREA
• STACKED STONE GAS FIREPLACE
• PRIMARY BEDROOM SUITE
• LVP FLOORING
• THERMOSTAT CONTROLLED GAS LOGS

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-98 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $293k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (28.7% below list).
• Recommended offer: $221k (28.7% 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.
• 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 $17k of equity ($2k loan paydown + $15k appreciation (4.8% local appreciation)).
• Bedford County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($301k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 26y 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.

Recommended offer $221,084 (28.7% 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. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.71% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.36%
• DSCR: 0.94
• GRM: 11.7

CMA / ARV

• ARV (median comp): $297,155
• List price: $309,950
• Delta: 4.31%
• Verdict: FAIR
• Comps: 12 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 11.2%
• Equity multiple: 1.71×
• Total profit: $61,737
• Equity at exit: $172,142

10-year hold

• IRR: 12.5%
• Equity multiple: 3.23×
• Total profit: $193,408
• Equity at exit: $294,238

Cash invested: $86,786 (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: 11.7×

Monthly cashflow live

• Estimated rent: $2,211 medium
• Mortgage (P&I): −$1,625
• Tax from tax record: −$90 /mo · $1,084/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $-98

Break-even live

Break-even rent $2,335

Max offer price $292,586

Occupancy floor 99%

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: $77,488
• Closing costs: $9,298
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-19
   days on market $309,950 Active 57 DOM
2. 2026-06-18
   days on market $309,950 Active 56 DOM
3. 2026-06-17
   days on market $309,950 Active 55 DOM
4. 2026-06-16
   days on market $309,950 Active 54 DOM
5. 2026-06-15
   days on market $309,950 Active 53 DOM
6. 2026-06-14
   days on market $309,950 Active 51 DOM
7. 2026-06-13
   days on market $309,950 Active 50 DOM
8. 2026-06-10
   days on market $309,950 Active 48 DOM
9. 2026-06-09
   days on market $309,950 Active 47 DOM
10. 2026-06-08
    days on market $309,950 Active 46 DOM
11. 2026-06-07
    days on market $309,950 Active 45 DOM
12. 2026-06-05
    days on market $309,950 Active 42 DOM
13. 2026-06-03
    days on market $309,950 Active 41 DOM
14. 2026-06-02
    days on market $309,950 Active 40 DOM
15. 2026-06-01
    days on market $309,950 Active 39 DOM
16. 2026-05-31
    days on market $309,950 Active 38 DOM
17. 2026-05-30
    days on market $309,950 Active 37 DOM
18. 2026-05-07
    status Active 1354-char remark

    Show marketing remark (1354 chars)

    This charming property with just under an acre offers far more than meets the eye, featuring a beautifully executed 2018 addition that brings modern comfort and style. Enjoy a spacious new living area with cathedral ceilings, a stacked‑stone gas fireplace, and a lovely primary bedroom suite. Inside, the living room features LVP flooring and thermostat‑controlled gas logs. The fully equipped kitchen includes an island, abundant cabinetry, and generous pantry space. The primary suite offers a private hall entry, double closets, and a beautifully tiled en suite bath with a glass‑door shower. Two additional bedrooms on the main level include double closets, along with a renovated hall bath. The lower walkout level provides a fourth bedroom or a home office-plus a cozy wood b and woodstove insert. A separate laundry/mechanical room completes the space, with walkout access to a carport featuring recessed lighting. The oversized one car garage includes a workshop area with electricity. Outdoor amenities include a 7 year old storage shed, and a 24'x52" above ground pool with attached deck (complete with lighting and outlets). Additional highlights include mini splits in the addition, insulated tilt-in windows, almost new siding on both the home and garage, and a 12 year old roof. Seasonal mountain views add the perfect finishing touch.

19. 2025-12-30
    historical 1354-char remark

    Show marketing remark (1354 chars)

    This charming property with just under an acre offers far more than meets the eye, featuring a beautifully executed 2018 addition that brings modern comfort and style. Enjoy a spacious new living area with cathedral ceilings, a stacked‑stone gas fireplace, and a lovely primary bedroom suite. Inside, the living room features LVP flooring and thermostat‑controlled gas logs. The fully equipped kitchen includes an island, abundant cabinetry, and generous pantry space. The primary suite offers a private hall entry, double closets, and a beautifully tiled en suite bath with a glass‑door shower. Two additional bedrooms on the main level include double closets, along with a renovated hall bath. The lower walkout level provides a fourth bedroom or a home office-plus a cozy wood b and woodstove insert. A separate laundry/mechanical room completes the space, with walkout access to a carport featuring recessed lighting. The oversized one car garage includes a workshop area with electricity. Outdoor amenities include a 7 year old storage shed, and a 24'x52" above ground pool with attached deck (complete with lighting and outlets). Additional highlights include mini splits in the addition, insulated tilt-in windows, almost new siding on both the home and garage, and a 12 year old roof. Seasonal mountain views add the perfect finishing touch.

20. 2025-12-16
    listed $309,950 Active 1354-char remark

    Show marketing remark (1354 chars)

    This charming property with just under an acre offers far more than meets the eye, featuring a beautifully executed 2018 addition that brings modern comfort and style. Enjoy a spacious new living area with cathedral ceilings, a stacked‑stone gas fireplace, and a lovely primary bedroom suite. Inside, the living room features LVP flooring and thermostat‑controlled gas logs. The fully equipped kitchen includes an island, abundant cabinetry, and generous pantry space. The primary suite offers a private hall entry, double closets, and a beautifully tiled en suite bath with a glass‑door shower. Two additional bedrooms on the main level include double closets, along with a renovated hall bath. The lower walkout level provides a fourth bedroom or a home office-plus a cozy wood b and woodstove insert. A separate laundry/mechanical room completes the space, with walkout access to a carport featuring recessed lighting. The oversized one car garage includes a workshop area with electricity. Outdoor amenities include a 7 year old storage shed, and a 24'x52" above ground pool with attached deck (complete with lighting and outlets). Additional highlights include mini splits in the addition, insulated tilt-in windows, almost new siding on both the home and garage, and a 12 year old roof. Seasonal mountain views add the perfect finishing touch.

21. 2023-09-13
    historical 948-char remark

    Show marketing remark (948 chars)

    This adorable property has so much to offer!! Solid construction 1960 home with a very nice 2018 addition of new living with cathedral ceiling + stacked stone gas fireplace + lovely MBR. Circle drive swings around to the new front covered porch with recessed lighting + grill bump out. Living room has LVP flooring, thermostat controlled gas logs. Kitchen is fully equipped w an island w elec outlets + lots of cabinetry + pantry space. MBR has separate hall, double closet and very nice tiled bathroom w glass door shower. Two additional BRs up with dbl closets. Additional renovated hall bath. Lower walkout level has 4th BR, used as home office. Excellent internet service through Infinisky!! Lower level den has wood burning fireplace w woodstove insert. Separate L/L laundry room/mechanicals. Walk out to carport w recessed lighting. Garage is oversized, one car with additional workshop, electric, gas furnace heat. 5 year old storage shed.

22. 2023-09-13
    soldstatus $280,000

    Show marketing remark (948 chars)

    This adorable property has so much to offer!! Solid construction 1960 home with a very nice 2018 addition of new living with cathedral ceiling + stacked stone gas fireplace + lovely MBR. Circle drive swings around to the new front covered porch with recessed lighting + grill bump out. Living room has LVP flooring, thermostat controlled gas logs. Kitchen is fully equipped w an island w elec outlets + lots of cabinetry + pantry space. MBR has separate hall, double closet and very nice tiled bathroom w glass door shower. Two additional BRs up with dbl closets. Additional renovated hall bath. Lower walkout level has 4th BR, used as home office. Excellent internet service through Infinisky!! Lower level den has wood burning fireplace w woodstove insert. Separate L/L laundry room/mechanicals. Walk out to carport w recessed lighting. Garage is oversized, one car with additional workshop, electric, gas furnace heat. 5 year old storage shed.

23. 2023-09-12
    soldstatus $280,000 Closed 948-char remark

    Show marketing remark (948 chars)

    This adorable property has so much to offer!! Solid construction 1960 home with a very nice 2018 addition of new living with cathedral ceiling + stacked stone gas fireplace + lovely MBR. Circle drive swings around to the new front covered porch with recessed lighting + grill bump out. Living room has LVP flooring, thermostat controlled gas logs. Kitchen is fully equipped w an island w elec outlets + lots of cabinetry + pantry space. MBR has separate hall, double closet and very nice tiled bathroom w glass door shower. Two additional BRs up with dbl closets. Additional renovated hall bath. Lower walkout level has 4th BR, used as home office. Excellent internet service through Infinisky!! Lower level den has wood burning fireplace w woodstove insert. Separate L/L laundry room/mechanicals. Walk out to carport w recessed lighting. Garage is oversized, one car with additional workshop, electric, gas furnace heat. 5 year old storage shed.

24. 2023-09-12
    soldstatus $280,000 Closed

    Show marketing remark (948 chars)

    This adorable property has so much to offer!! Solid construction 1960 home with a very nice 2018 addition of new living with cathedral ceiling + stacked stone gas fireplace + lovely MBR. Circle drive swings around to the new front covered porch with recessed lighting + grill bump out. Living room has LVP flooring, thermostat controlled gas logs. Kitchen is fully equipped w an island w elec outlets + lots of cabinetry + pantry space. MBR has separate hall, double closet and very nice tiled bathroom w glass door shower. Two additional BRs up with dbl closets. Additional renovated hall bath. Lower walkout level has 4th BR, used as home office. Excellent internet service through Infinisky!! Lower level den has wood burning fireplace w woodstove insert. Separate L/L laundry room/mechanicals. Walk out to carport w recessed lighting. Garage is oversized, one car with additional workshop, electric, gas furnace heat. 5 year old storage shed.

25. 2023-08-28
    status Pending 948-char remark

    Show marketing remark (948 chars)

    This adorable property has so much to offer!! Solid construction 1960 home with a very nice 2018 addition of new living with cathedral ceiling + stacked stone gas fireplace + lovely MBR. Circle drive swings around to the new front covered porch with recessed lighting + grill bump out. Living room has LVP flooring, thermostat controlled gas logs. Kitchen is fully equipped w an island w elec outlets + lots of cabinetry + pantry space. MBR has separate hall, double closet and very nice tiled bathroom w glass door shower. Two additional BRs up with dbl closets. Additional renovated hall bath. Lower walkout level has 4th BR, used as home office. Excellent internet service through Infinisky!! Lower level den has wood burning fireplace w woodstove insert. Separate L/L laundry room/mechanicals. Walk out to carport w recessed lighting. Garage is oversized, one car with additional workshop, electric, gas furnace heat. 5 year old storage shed.

26. 2023-08-10
    status Pending
27. 2023-07-21
    listed $279,900 Active 948-char remark

    Show marketing remark (948 chars)

    This adorable property has so much to offer!! Solid construction 1960 home with a very nice 2018 addition of new living with cathedral ceiling + stacked stone gas fireplace + lovely MBR. Circle drive swings around to the new front covered porch with recessed lighting + grill bump out. Living room has LVP flooring, thermostat controlled gas logs. Kitchen is fully equipped w an island w elec outlets + lots of cabinetry + pantry space. MBR has separate hall, double closet and very nice tiled bathroom w glass door shower. Two additional BRs up with dbl closets. Additional renovated hall bath. Lower walkout level has 4th BR, used as home office. Excellent internet service through Infinisky!! Lower level den has wood burning fireplace w woodstove insert. Separate L/L laundry room/mechanicals. Walk out to carport w recessed lighting. Garage is oversized, one car with additional workshop, electric, gas furnace heat. 5 year old storage shed.

28. 2023-07-21
    listed $279,900 Active

    Show marketing remark (948 chars)

    This adorable property has so much to offer!! Solid construction 1960 home with a very nice 2018 addition of new living with cathedral ceiling + stacked stone gas fireplace + lovely MBR. Circle drive swings around to the new front covered porch with recessed lighting + grill bump out. Living room has LVP flooring, thermostat controlled gas logs. Kitchen is fully equipped w an island w elec outlets + lots of cabinetry + pantry space. MBR has separate hall, double closet and very nice tiled bathroom w glass door shower. Two additional BRs up with dbl closets. Additional renovated hall bath. Lower walkout level has 4th BR, used as home office. Excellent internet service through Infinisky!! Lower level den has wood burning fireplace w woodstove insert. Separate L/L laundry room/mechanicals. Walk out to carport w recessed lighting. Garage is oversized, one car with additional workshop, electric, gas furnace heat. 5 year old storage shed.

29. 2010-10-29
    soldstatus $76,000
30. 2010-10-11
    listed $89,950
31. 2010-09-17
    soldstatus $56,000
32. 2010-02-19
    listed $87,500
33. 2000-11-08
    historical
34. 2000-08-28
    listed $92,500

ⓘ 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: $1,084 · $90/mo
• Projected year-2 tax: $2,542 · $212/mo
• Expected delta: +$1,458/yr (+$121/mo · 134.5%)

ⓘ 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 4/10 Moderate 7 d/yr ≥100°F today · 18 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: $26,530
• − Mortgage interest: −$17,362
• − Property taxes: −$1,084
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,122
• − Management: −$2,122
• − Depreciation: −$9,017
• Taxable loss: −$6,727
• Est. tax savings @ 24.0%: +$1,614
• After-tax cash flow: $435/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): 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

+235.1% since first listed

17 events — show timeline

• 2026-05-07 Relisted — MLSRV
• 2025-12-30 Listing Removed — MLSRV
• 2025-12-16 Listed $309,950 MLSRV
• 2023-09-13 Delisted — LMLS
• 2023-09-13 Sold (Public Records) $280,000 Public Records
• 2023-09-12 Sold (MLS) $280,000 MLSRV
• 2023-09-12 Sold (MLS) $280,000 LMLS
• 2023-08-28 Pending — LMLS
• 2023-08-10 Pending — MLSRV
• 2023-07-21 Listed $279,900 MLSRV
• 2023-07-21 Listed $279,900 LMLS
• 2010-10-29 Sold (MLS) $76,000 MLSRV
• 2010-10-11 Listed $89,950 MLSRV
• 2010-09-17 Sold (MLS) $56,000 MLSRV
• 2010-02-19 Listed $87,500 MLSRV
• 2000-11-08 Listing Removed — MLSRV
• 2000-08-28 Listed $92,500 MLSRV

Property tax history

+6.3%/yr

Latest (2025): $1,084 · +0.0% YoY. Source: county tax records.