2157 Belltown Rd · Bedford, VA 24523

$134,900

3 bd · 1.0 ba · 920 sqft · SingleFamily public records · 89 Days on market

Built 1974 0.78 ac lot $147/sqft · 31% below area Est $197k · 31% 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 +22.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• Schools +5.5/10.0
• 1% rule +4.8/10.0
• 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

This vinyl sided ranch sits on a 0.78 acre lot and features 920 finished square feet with a living room, kitchen with dining area, 3 bedrooms and a full bathroom all on a crawl space. Additional features include a fenced back yard, and rear deck.

Key facts

• Fenced back yard
• Rear deck
• 0.78 acre lot

Tags

• FENCED BACK YARD
• REAR DECK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $233 ($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 $132k (2.3% below list).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• 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 Elementary (math 47% / reading 52%, grade D, #742 of 1,108 statewide, top 70%, 431 students, 85% 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 80% FRL vs 30% district-wide (50 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 239 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 $933 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

• It's been on market 89 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y ago; this cycle's ask has dropped $30k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 0.98% ✗
• Cap rate: 8.36%
• Cash-on-cash: 7.39%
• DSCR: 1.33
• GRM: 8.5

CMA / ARV

• ARV (median comp): $196,897
• List price: $134,900
• Delta: -31.49%
• Verdict: UNDERPRICED
• Comps: 9 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -5.0%
• Equity multiple: 0.81×
• Total profit: $-7,093
• Equity at exit: $20,114

10-year hold

• IRR: 4.6%
• Equity multiple: 1.34×
• Total profit: $12,683
• Equity at exit: $11,664

Cash invested: $37,772 (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: 239
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,318 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$45 /mo · $541/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $233

Break-even live

Break-even rent $1,024

Max offer price $134,900

Occupancy floor 77%

Sensitivity live

Price	-10% $309	-5% $271	+0% $233	+5% $195	+10% $156
Rent	-10% $129	-5% $181	+0% $233	+5% $285	+10% $337
Rate	-1.0pp $301	-0.5pp $267	base $233	+0.5pp $198	+1.0pp $162

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 39 events

1. 2026-06-22
   statusdays on market $134,900 Pending 89 DOM
2. 2026-06-19
   days on market $134,900 Active 88 DOM
3. 2026-06-18
   days on market $134,900 Active 87 DOM
4. 2026-06-17
   days on market $134,900 Active 86 DOM
5. 2026-06-16
   days on market $134,900 Active 85 DOM
6. 2026-06-15
   days on market $134,900 Active 84 DOM
7. 2026-06-14
   days on market $134,900 Active 82 DOM
8. 2026-06-13
   days on market $134,900 Active 81 DOM
9. 2026-06-10
   days on market $134,900 Active 79 DOM
10. 2026-06-09
    days on market $134,900 Active 78 DOM
11. 2026-06-08
    days on market $134,900 Active 77 DOM
12. 2026-06-07
    days on market $134,900 Active 76 DOM
13. 2026-06-05
    days on market $134,900 Active 73 DOM
14. 2026-06-03
    days on market $134,900 Active 72 DOM
15. 2026-06-02
    days on market $134,900 Active 71 DOM
16. 2026-06-01
    days on market $134,900 Active 70 DOM
17. 2026-05-31
    days on market $134,900 Active 69 DOM
18. 2026-05-30
    days on market $134,900 Active 68 DOM
19. 2026-04-27
    price $154,900 246-char remark

    Show marketing remark (246 chars)

    This vinyl sided ranch sits on a 0.78 acre lot and features 920 finished square feet with a living room, kitchen with dining area, 3 bedrooms and a full bathroom all on a crawl space. Additional features include a fenced back yard, and rear deck.

20. 2026-04-21
    status Active 246-char remark

    Show marketing remark (246 chars)

    This vinyl sided ranch sits on a 0.78 acre lot and features 920 finished square feet with a living room, kitchen with dining area, 3 bedrooms and a full bathroom all on a crawl space. Additional features include a fenced back yard, and rear deck.

21. 2026-04-17
    status Pending 246-char remark

    Show marketing remark (246 chars)

    This vinyl sided ranch sits on a 0.78 acre lot and features 920 finished square feet with a living room, kitchen with dining area, 3 bedrooms and a full bathroom all on a crawl space. Additional features include a fenced back yard, and rear deck.

22. 2026-03-19
    listed $164,900 Active 246-char remark

    Show marketing remark (246 chars)

    This vinyl sided ranch sits on a 0.78 acre lot and features 920 finished square feet with a living room, kitchen with dining area, 3 bedrooms and a full bathroom all on a crawl space. Additional features include a fenced back yard, and rear deck.

23. 2023-08-30
    status Pending 331-char remark

    Show marketing remark (331 chars)

    Welcome to your dream home in the heart of Bedford, VA! This delightful 3-bedroom, 1-bathroom ranch-style residence is a perfect blend of comfort, convenience, and classic charm. Nestled on a peaceful street, this property boasts a fully fenced back yard, making it an ideal oasis for families, pet owners, and outdoor enthusiasts.

24. 2023-08-29
    soldstatus $174,000
25. 2023-08-28
    soldstatus $174,000 Closed 331-char remark

    Show marketing remark (331 chars)

    Welcome to your dream home in the heart of Bedford, VA! This delightful 3-bedroom, 1-bathroom ranch-style residence is a perfect blend of comfort, convenience, and classic charm. Nestled on a peaceful street, this property boasts a fully fenced back yard, making it an ideal oasis for families, pet owners, and outdoor enthusiasts.

26. 2023-08-10
    historical 331-char remark

    Show marketing remark (331 chars)

    Welcome to your dream home in the heart of Bedford, VA! This delightful 3-bedroom, 1-bathroom ranch-style residence is a perfect blend of comfort, convenience, and classic charm. Nestled on a peaceful street, this property boasts a fully fenced back yard, making it an ideal oasis for families, pet owners, and outdoor enthusiasts.

27. 2023-07-24
    status Pending 331-char remark

    Show marketing remark (331 chars)

    Welcome to your dream home in the heart of Bedford, VA! This delightful 3-bedroom, 1-bathroom ranch-style residence is a perfect blend of comfort, convenience, and classic charm. Nestled on a peaceful street, this property boasts a fully fenced back yard, making it an ideal oasis for families, pet owners, and outdoor enthusiasts.

28. 2023-07-21
    listed $165,000 Active 331-char remark

    Show marketing remark (331 chars)

    Welcome to your dream home in the heart of Bedford, VA! This delightful 3-bedroom, 1-bathroom ranch-style residence is a perfect blend of comfort, convenience, and classic charm. Nestled on a peaceful street, this property boasts a fully fenced back yard, making it an ideal oasis for families, pet owners, and outdoor enthusiasts.

29. 2022-09-16
    soldstatus $155,900
30. 2022-09-15
    soldstatus $155,900 Closed
31. 2022-09-15
    soldstatus $155,900 Closed
32. 2022-08-16
    status Pending
33. 2022-08-16
    status Pending
34. 2022-08-12
    price $160,000
35. 2022-08-12
    price $160,000
36. 2022-08-05
    listed $165,000 Active
37. 2022-08-05
    listed $165,000 Active
38. 2020-06-30
    soldstatus $129,900
39. 2020-05-11
    listed $129,900

ⓘ 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: $541 · $45/mo
• Projected year-2 tax: $1,106 · $92/mo
• Expected delta: +$565/yr (+$47/mo · 104.5%)

ⓘ 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 5/10 Major 7 d/yr ≥102°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: $15,819
• − Mortgage interest: −$7,556
• − Property taxes: −$541
• − Insurance: −$674
• − Repairs & maintenance: −$1,266
• − Management: −$1,266
• − Depreciation: −$3,924
• Taxable income: $592
• Est. tax owed @ 24.0%: −$142
• After-tax cash flow: $2,651/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

+19.2% since first listed

21 events — show timeline

• 2026-04-27 Price Changed $154,900 MLSRV
• 2026-04-21 Relisted — MLSRV
• 2026-04-17 Pending — MLSRV
• 2026-03-19 Listed $164,900 MLSRV
• 2023-08-30 Pending — LMLS
• 2023-08-29 Sold (Public Records) $174,000 Public Records
• 2023-08-28 Sold (MLS) $174,000 LMLS
• 2023-08-10 Delisted — LMLS
• 2023-07-24 Pending — LMLS
• 2023-07-21 Listed $165,000 LMLS
• 2022-09-16 Sold (Public Records) $155,900 Public Records
• 2022-09-15 Sold (MLS) $155,900 LMLS
• 2022-09-15 Sold (MLS) $155,900 MLSRV
• 2022-08-16 Pending — LMLS
• 2022-08-16 Pending — MLSRV
• 2022-08-12 Price Changed $160,000 LMLS
• 2022-08-12 Price Changed $160,000 MLSRV
• 2022-08-05 Listed $165,000 LMLS
• 2022-08-05 Listed $165,000 MLSRV
• 2020-06-30 Sold (MLS) $129,900 LMLS
• 2020-05-11 Listed $129,900 LMLS

Property tax history

+2.6%/yr

Latest (2025): $541 · +0.0% YoY. Source: county tax records.