501 Edmund St · Bedford, VA 24523

$50,000

3 bd · 1.0 ba · 1,174 sqft · SingleFamily public records · 77 Days on market

Built 1930 0.42 ac lot $43/sqft · 70% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• 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

Investor special with strong upside potential! This 3-bedroom, 1-bath home is ready for transformation and offers a great opportunity to create a standout property. Ideal for investors, flippers, or those looking for their next project, this fixer-upper is full of possibilities for renovation, rental income, or resale. Bring your vision and unlock the valuethis property has the potential to become a true neighborhood gem. Sold as-is.

Key facts

• 0.42 acre lot
• Built 1930
• Listed 77 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $619 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.
• Cap rate 21.1% 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.
• Market conditions: 238 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $346 of loan paydown is wiped out by about $2k 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 9 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.
• Current owner paid $12k; list at $50k implies a 317% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• 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 $47,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 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 1930 — 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: 2.32% ✓
• Cap rate: 21.14%
• Cash-on-cash: 53.03%
• DSCR: 3.36
• GRM: 3.6

CMA / ARV

• ARV (median comp): $191,266
• List price: $50,000
• Delta: -73.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
322 South St	0.15mi	2/1.0 (-1)	1,204 (+3%)	9mo	$211,500	$176	76
909 Morgan St	0.50mi	3/2.0	1,200 (+2%)	5mo	$253,400	$211	65
607 Vine St St	0.60mi	2/1.5 (-1)	1,139 (-3%)	3mo	$289,900	$255	58
1013 Madison St	0.66mi	3/2.0	1,200 (+2%)	8mo	$215,000	$179	55
1021 Piedmont St	0.74mi	3/1.0	1,152 (-2%)	10mo	$216,500	$188	54
609 Vine Street St	0.59mi	3/2.0	1,116 (-5%)	18mo	$245,000	$220	45
818 Oak St	0.72mi	3/1.5	1,048 (-11%)	2mo	$220,000	$210	44
421 Lee St	0.54mi	2/2.0 (-1)	1,300 (+11%)	8mo	$265,000	$204	42

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

Projected returns pro-forma

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

5-year hold

• IRR: 51.1%
• Equity multiple: 3.24×
• Total profit: $31,290
• Equity at exit: $7,455

10-year hold

• IRR: 56.4%
• Equity multiple: 6.57×
• Total profit: $77,939
• Equity at exit: $4,323

Cash invested: $14,000 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,161 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$15 /mo · $184/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $619

Break-even live

Break-even rent $378

Max offer price $50,000

Occupancy floor 42%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
620 Railroad Ave Unit 211 Bedford, VA	2.0	1.0	967	$1,225	$1.27	21d	1	0.47mi
603 2nd St Unit 6 Bedford, VA	2.0	1.0	925	$1,300	$1.41	21d	1	0.62mi
802 Jeter St Unit 802-B Bedford, VA	2.0	1.0	770	$995	$1.29	44d	1	0.86mi
704 Blue Ridge Ave Unit 1 Bedford, VA	2.0	1.5	810	$945	$1.17	13d	1	0.90mi

Listing history 35 events

1. 2026-06-19
   days on market $50,000 Active 77 DOM
2. 2026-06-18
   days on market $50,000 Active 76 DOM
3. 2026-06-17
   days on market $50,000 Active 75 DOM
4. 2026-06-16
   days on market $50,000 Active 74 DOM
5. 2026-06-15
   days on market $50,000 Active 73 DOM
6. 2026-06-14
   days on market $50,000 Active 71 DOM
7. 2026-06-13
   days on market $50,000 Active 70 DOM
8. 2026-06-10
   days on market $50,000 Active 68 DOM
9. 2026-06-09
   days on market $50,000 Active 67 DOM
10. 2026-06-08
    days on market $50,000 Active 66 DOM
11. 2026-06-07
    days on market $50,000 Active 65 DOM
12. 2026-06-05
    days on market $50,000 Active 62 DOM
13. 2026-06-03
    days on market $50,000 Active 61 DOM
14. 2026-06-02
    days on market $50,000 Active 60 DOM
15. 2026-06-01
    days on market $50,000 Active 59 DOM
16. 2026-05-31
    days on market $50,000 Active 58 DOM
17. 2026-05-30
    days on market $50,000 Active 57 DOM
18. 2026-04-03
    listed $50,000 Active 437-char remark

    Show marketing remark (439 chars)

    Investor special with strong upside potential! This 3-bedroom, 1-bath home is ready for transformation and offers a great opportunity to create a standout property. Ideal for investors, flippers, or those looking for their next project, this fixer-upper is full of possibilities for renovation, rental income, or resale. Bring your vision and unlock the value--this property has the potential to become a true neighborhood gem. Sold as-is.

19. 2026-04-03
    listed $50,000 Active 439-char remark

    Show marketing remark (439 chars)

    Investor special with strong upside potential! This 3-bedroom, 1-bath home is ready for transformation and offers a great opportunity to create a standout property. Ideal for investors, flippers, or those looking for their next project, this fixer-upper is full of possibilities for renovation, rental income, or resale. Bring your vision and unlock the value--this property has the potential to become a true neighborhood gem. Sold as-is.

20. 2024-09-24
    historical
21. 2024-06-25
    listed $45,000 Active
22. 2024-06-25
    listed $45,000 Active
23. 2020-07-31
    soldstatus $12,000
24. 2020-07-31
    soldstatus $12,000
25. 2020-05-18
    listed $19,900
26. 2010-11-10
    soldstatus $53,000
27. 2005-04-21
    soldstatus $24,500
28. 2002-07-04
    historical
29. 2002-02-18
    listed $24,900
30. 2001-11-05
    historical
31. 2001-05-07
    listed $19,950
32. 2001-03-22
    historical
33. 2000-11-05
    listed $18,000
34. 2000-11-03
    historical
35. 2000-05-01
    listed $18,000

ⓘ 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: $184 · $15/mo
• Projected year-2 tax: $410 · $34/mo
• Expected delta: +$226/yr (+$19/mo · 122.8%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥101°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: $13,930
• − Mortgage interest: −$2,801
• − Property taxes: −$184
• − Insurance: −$250
• − Repairs & maintenance: −$1,114
• − Management: −$1,114
• − Depreciation: −$1,455
• Taxable income: $7,012
• Est. tax owed @ 24.0%: −$1,683
• After-tax cash flow: $5,741/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

• Census place: Bedford, VA
• 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

+177.8% since first listed

18 events — show timeline

• 2026-04-03 Listed $50,000 MLSRV
• 2026-04-03 Listed $50,000 LMLS
• 2024-09-24 Listing Removed — MLSRV
• 2024-06-25 Listed $45,000 LMLS
• 2024-06-25 Listed $45,000 MLSRV
• 2020-07-31 Sold (Public Records) $12,000 Public Records
• 2020-07-31 Sold (MLS) $12,000 LMLS
• 2020-05-18 Listed $19,900 LMLS
• 2010-11-10 Sold (Public Records) $53,000 Public Records
• 2005-04-21 Sold (Public Records) $24,500 Public Records
• 2002-07-04 Listing Removed — MLSRV
• 2002-02-18 Listed $24,900 MLSRV
• 2001-11-05 Listing Removed — MLSRV
• 2001-05-07 Listed $19,950 MLSRV
• 2001-03-22 Listing Removed — MLSRV
• 2000-11-05 Listed $18,000 MLSRV
• 2000-11-03 Listing Removed — MLSRV
• 2000-05-01 Listed $18,000 MLSRV

Property tax history

+0.6%/yr

Latest (2021): $184 · +0.0% YoY. Source: county tax records.