714 Farmer Ln · Stewartsville, VA 24179

$99,000

3 bd · 2.0 ba · 1,080 sqft · SingleFamily public records · 52 Days on market

Built 1974 0.88 ac lot $92/sqft · 28% below area Est $137k · 28% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Seller Financing available to qualified buyers!!! Come take a look at this 3 bed / 2 bath home! Large corner lot on a peaceful street. Ideal Bedford County taxes. Large covered front porch. Two driveways for ample parking space. Give this home some TLC and own a nice corner lot in a peaceful neighborhood!

Key facts

• Covered front porch
• Ample parking space
• Corner lot

Tags

• CORNER LOT
• COVERED FRONT PORCH
• AMPLE PARKING SPACE

Property features AI

Exterior

• Utilities: Has heating
• Home design: Residential property
• Construction: Built in 1974
• Exterior features: Front porch; Rear porch; Approximately 0.88-acre lot

Interior

• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced air electric heating
• Interior features: 6 total rooms; Storage; Carpet flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $580 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.3% vs local median 3.0% in Stewartsville — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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: 158 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 $684 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 $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

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

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.50% ✓
• Cap rate: 13.33%
• Cash-on-cash: 25.12%
• DSCR: 2.12
• GRM: 5.6

CMA / ARV

• ARV (median comp): $137,000
• List price: $99,000
• Delta: -27.74%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 18.6%
• Equity multiple: 1.75×
• Total profit: $20,884
• Equity at exit: $14,761

10-year hold

• IRR: 26.9%
• Equity multiple: 3.37×
• Total profit: $65,640
• Equity at exit: $8,560

Cash invested: $27,720 (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 24179

• Active inventory: 158
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,485 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$32 /mo · $387/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $580

Break-even live

Break-even rent $750

Max offer price $99,000

Occupancy floor 56%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $99,000 Active 52 DOM
2. 2026-06-18
   days on market $99,000 Active 51 DOM
3. 2026-06-17
   days on market $99,000 Active 50 DOM
4. 2026-06-16
   days on market $99,000 Active 49 DOM
5. 2026-06-15
   days on market $99,000 Active 48 DOM
6. 2026-06-14
   days on market $99,000 Active 46 DOM
7. 2026-06-13
   days on market $99,000 Active 45 DOM
8. 2026-06-10
   days on market $99,000 Active 43 DOM
9. 2026-06-09
   days on market $99,000 Active 42 DOM
10. 2026-06-08
    days on market $99,000 Active 41 DOM
11. 2026-06-07
    days on market $99,000 Active 40 DOM
12. 2026-06-05
    days on market $99,000 Active 37 DOM
13. 2026-06-03
    days on market $99,000 Active 36 DOM
14. 2026-06-02
    days on market $99,000 Active 35 DOM
15. 2026-06-01
    days on market $99,000 Active 34 DOM
16. 2026-05-31
    days on market $99,000 Active 33 DOM
17. 2026-05-30
    days on market $99,000 Active 32 DOM
18. 2026-04-28
    listed $99,000 Active 306-char remark
19. 2025-09-15
    price $124,500
20. 2025-08-15
    status Active
21. 2025-07-24
    status Pending
22. 2025-07-24
    historical
23. 2025-04-28
    price $125,000
24. 2025-04-14
    price $129,950
25. 2025-03-22
    price $134,950
26. 2025-03-05
    listed $139,950 Active
27. 2024-03-05
    soldstatus $90,000

ⓘ 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: $387 · $32/mo
• Projected year-2 tax: $812 · $68/mo
• Expected delta: +$424/yr (+$35/mo · 109.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,818
• − Mortgage interest: −$5,546
• − Property taxes: −$387
• − Insurance: −$495
• − Repairs & maintenance: −$1,425
• − Management: −$1,425
• − Depreciation: −$2,880
• Taxable income: $5,659
• Est. tax owed @ 24.0%: −$1,358
• After-tax cash flow: $5,605/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 — Stewartsville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 18,834

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 (90%)
• Race & ethnicity: White 90% Two or more races 4% Black 3% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -117.89%
• Current HPI: 186.9964
• 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

+10.0% since first listed

10 events — show timeline

• 2026-04-28 Listed $99,000 MLSRV
• 2025-09-15 Price Changed $124,500 MLSRV
• 2025-08-15 Relisted — MLSRV
• 2025-07-24 Pending — MLSRV
• 2025-07-24 Listing Removed — MLSRV
• 2025-04-28 Price Changed $125,000 MLSRV
• 2025-04-14 Price Changed $129,950 MLSRV
• 2025-03-22 Price Changed $134,950 MLSRV
• 2025-03-05 Listed $139,950 MLSRV
• 2024-03-05 Sold (Public Records) $90,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $387 · +0.0% YoY. Source: county tax records.