10662 Lee Jackson · Big Island, VA 24526

$199,900

3 bd · 2.0 ba · 2,080 sqft · SingleFamily public records · 137 Days on market

Built 1933 0.30 ac lot $96/sqft · 18% below area Est $245k · 18% under ↓ 20% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +6.7/30.0
• Appreciation +5.6/10.0
• Schools +5.5/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +1.0/10.0

Listing remarks MLS

Perched on a hill overlooking Big Island, this classic 2-story brick charmer offers seasonal views of the James River with the Blue Ridge Mountains as a stunning backdrop. A rocking chair porch welcomes you in. Inside, you'll find tall ceilings, hardwoods floors, timeless millwork, and spacious living, dining, and kitchen areas, plus an adorable sunroom and main-level primary suite with en-suite bath. Upstairs features 2 additional bedrooms, a full bath, and a flexible office or 4th bedroom (no closet). Zoned C-2 with underground parking/storage. Ideal as a lovely primary home or short/mid-term rental for traveling Georgia Pacific Mill contractors or traveling nurses. Convenient to 4 hospitals within 35 miles or less. Newer metal roof, HVAC, water heater, 200-amp service, and sump pump. Minutes to boat ramps, Parkway, Sedalia Center and 12 miles to Boonsboro Food Lion and 20 miles to the Town of Bedford. Right of way to the property from Sunset Hill for easy access to the proper

Key facts

• Timeless millwork
• Tall ceilings
• Hardwoods

Tags

• SEASONAL JAMES RIVER VIEWS
• BLUE RIDGE MOUNTAINS BACKDROP
• ROCKING CHAIR PORCH
• TALL CEILINGS
• HARDWOODS
• TIMELESS MILLWORK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-316 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (22.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (32.5% below list).
• Recommended offer: $135k (32.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#209 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: Big Island Elementary (math 74% / reading 74%, grade A, #220 of 1,108 statewide, top 22%, 149 students, 69% 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 75% FRL vs 30% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 17 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 $4k of equity ($1k loan paydown + $2k appreciation (1.2% local appreciation)).
• Bedford County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $29k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1933 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $134,898 (32.5% 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 137 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1933 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-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?
7. 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?
8. 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.
9. 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.
10. 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: 0.67% ✗
• Cap rate: 4.40%
• Cash-on-cash: -6.77%
• DSCR: 0.70
• GRM: 12.3

CMA / ARV

• ARV (median comp): $244,622
• List price: $199,900
• Delta: -18.28%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1183 Mountain View Heights Rd	0.27mi	3/1.0	1,872 (-10%)	14mo	$152,000	$81	56
1134 Rice Ln	0.51mi	3/1.5	1,801 (-13%)	20mo	$240,000	$133	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.2%
• Equity multiple: 0.74×
• Total profit: $-14,726
• Equity at exit: $69,973

10-year hold

• IRR: 0.1%
• Equity multiple: 1.02×
• Total profit: $918
• Equity at exit: $94,341

Cash invested: $55,972 (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 24526

• Home prices YoY: 0.6%
• Active inventory: 17
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,349 medium
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $-316

Break-even live

Break-even rent $1,749

Max offer price $154,208

Occupancy floor —

Sensitivity live

Price	-10% $-178	-5% $-247	+0% $-316	+5% $-385	+10% $-454
Rent	-10% $-422	-5% $-369	+0% $-316	+5% $-262	+10% $-209
Rate	-1.0pp $-215	-0.5pp $-265	base $-316	+0.5pp $-368	+1.0pp $-420

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-22
   days on market $199,900 Active 137 DOM
2. 2026-06-19
   days on market $199,900 Active 135 DOM
3. 2026-06-18
   days on market $199,900 Active 134 DOM
4. 2026-06-17
   days on market $199,900 Active 133 DOM
5. 2026-06-16
   days on market $199,900 Active 132 DOM
6. 2026-06-15
   days on market $199,900 Active 131 DOM
7. 2026-06-14
   days on market $199,900 Active 129 DOM
8. 2026-06-13
   days on market $199,900 Active 128 DOM
9. 2026-06-10
   days on market $199,900 Active 126 DOM
10. 2026-06-09
    days on market $199,900 Active 125 DOM
11. 2026-06-08
    days on market $199,900 Active 124 DOM
12. 2026-06-07
    days on market $199,900 Active 123 DOM
13. 2026-06-05
    days on market $199,900 Active 120 DOM
14. 2026-06-03
    days on market $199,900 Active 119 DOM
15. 2026-06-02
    days on market $199,900 Active 118 DOM
16. 2026-06-01
    days on market $199,900 Active 117 DOM
17. 2026-05-31
    days on market $199,900 Active 116 DOM
18. 2026-05-30
    days on market $199,900 Active 115 DOM
19. 2026-04-14
    price $199,900 993-char remark

    Show marketing remark (906 chars)

    Perched on a hill overlooking Big Island, this classic 2-story brick charmer offers seasonal James River views with the Blue Ridge mountains as a stunning backdrop. A rocking chair porch welcomes you in. Inside: tall ceilings, hardwoods, timeless millwork, spacious living, dining, kitchen, adorable sunroom, and main-level primary with en-suite. Upstairs: 2 bedrooms, full bath, and office or 4th bedroom (no closet). Zoned C-2 with underground parking/storage. Ideal as a lovely primary home or short/mid-term rental for traveling Georgia Pacific Mill contractors or traveling nurses, convenient to 4 hospitals within 35 miles or less. Newer metal roof, HVAC, water heater, 200-amp service, and sump pump. Minutes to boat ramps, Parkway, Sedalia Center and 12 miles to Boonsboro Food Lion and 20 miles to the Town of Bedford. Right of way to the property from Sunset Hill for easy access to the property.

20. 2026-04-14
    price $199,900 906-char remark

    Show marketing remark (906 chars)

    Perched on a hill overlooking Big Island, this classic 2-story brick charmer offers seasonal James River views with the Blue Ridge mountains as a stunning backdrop. A rocking chair porch welcomes you in. Inside: tall ceilings, hardwoods, timeless millwork, spacious living, dining, kitchen, adorable sunroom, and main-level primary with en-suite. Upstairs: 2 bedrooms, full bath, and office or 4th bedroom (no closet). Zoned C-2 with underground parking/storage. Ideal as a lovely primary home or short/mid-term rental for traveling Georgia Pacific Mill contractors or traveling nurses, convenient to 4 hospitals within 35 miles or less. Newer metal roof, HVAC, water heater, 200-amp service, and sump pump. Minutes to boat ramps, Parkway, Sedalia Center and 12 miles to Boonsboro Food Lion and 20 miles to the Town of Bedford. Right of way to the property from Sunset Hill for easy access to the property.

21. 2026-02-04
    listed $229,000 Active 906-char remark

    Show marketing remark (906 chars)

    Perched on a hill overlooking Big Island, this classic 2-story brick charmer offers seasonal James River views with the Blue Ridge mountains as a stunning backdrop. A rocking chair porch welcomes you in. Inside: tall ceilings, hardwoods, timeless millwork, spacious living, dining, kitchen, adorable sunroom, and main-level primary with en-suite. Upstairs: 2 bedrooms, full bath, and office or 4th bedroom (no closet). Zoned C-2 with underground parking/storage. Ideal as a lovely primary home or short/mid-term rental for traveling Georgia Pacific Mill contractors or traveling nurses, convenient to 4 hospitals within 35 miles or less. Newer metal roof, HVAC, water heater, 200-amp service, and sump pump. Minutes to boat ramps, Parkway, Sedalia Center and 12 miles to Boonsboro Food Lion and 20 miles to the Town of Bedford. Right of way to the property from Sunset Hill for easy access to the property.

22. 2026-01-16
    listed $229,000 Active 993-char remark

    Show marketing remark (993 chars)

    Perched on a hill overlooking Big Island, this classic 2-story brick charmer offers seasonal views of the James River with the Blue Ridge Mountains as a stunning backdrop. A rocking chair porch welcomes you in. Inside, you'll find tall ceilings, hardwoods floors, timeless millwork, and spacious living, dining, and kitchen areas, plus an adorable sunroom and main-level primary suite with en-suite bath. Upstairs features 2 additional bedrooms, a full bath, and a flexible office or 4th bedroom (no closet). Zoned C-2 with underground parking/storage. Ideal as a lovely primary home or short/mid-term rental for traveling Georgia Pacific Mill contractors or traveling nurses. Convenient to 4 hospitals within 35 miles or less. Newer metal roof, HVAC, water heater, 200-amp service, and sump pump. Minutes to boat ramps, Parkway, Sedalia Center and 12 miles to Boonsboro Food Lion and 20 miles to the Town of Bedford. Right of way to the property from Sunset Hill for easy access to the proper

23. 2025-10-22
    price $239,900
24. 2025-05-24
    listed $250,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $16,188
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,295
• − Management: −$1,295
• − Depreciation: −$5,815
• Taxable loss: −$7,413
• Est. tax savings @ 24.0%: +$1,779
• After-tax cash flow: $-2,010/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 — Big Island

• Score: 71/100
• State rank: #209
• US rank: #6577

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: Big Island, VA
• Population (ZIP): 1,374

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 (91%)
• Race & ethnicity: White 91% Black 7%
• Common ancestry: Slovak 4% Serbian 1%
• Foreign-born: 0% · Canada

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: ▲ 1.17%
• Current HPI: 207.6262
• 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

-20.0% since first listed

6 events — show timeline

• 2026-04-14 Price Changed $199,900 LMLS
• 2026-04-14 Price Changed $199,900 MLSRV
• 2026-02-04 Listed $229,000 MLSRV
• 2026-01-16 Listed $229,000 LMLS
• 2025-10-22 Price Changed $239,900 LMLS
• 2025-05-24 Listed $250,000 LMLS

Property tax history

+1.6%/yr

Latest (2025): $378 · +0.0% YoY. Source: county tax records.