801 Bedford Rd · Vinton, VA 24179

$221,513

2 bd · 2.0 ba · 2,176 sqft · SingleFamily · 103 Days on market

Built 1965 Good condition 0.29 ac lot $102/sqft · at area comps Est $230k · at est.

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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 +26.7/30.0
• DSCR +9.2/10.0
• ARV discount +9.2/15.0
• 1% rule +7.2/10.0
• Schools +6.4/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully updated 2‑bedroom home offering exceptional flexibility. Recent upgrades include new windows, fresh interior paint, updated flooring, and modern interior finishes, making this property move‑in ready. A bonus separate space provides options for extended guests, home office or potential rental income. Previously used as a small in‑home salon by the longtime owner, the space offers added versatility for use - buyer to verify any intended use. A well‑cared‑for property with thoughtful updates throughout, ready to support a variety of living needs. a Ample parking, and a prime location near downtown. Comfort, flexibility, and potential!

Key facts

• 0.29 acre lot
• Built 1965
• Listed 103 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $222k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $600 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $222k).
• Recommended offer: $202k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 4.8% in Vinton — 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 80/100 on livability (#61 in VA, #1,742 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, commute F.
• Roanoke County Public School District (suburban): math 71% / reading 78% proficiency, ranked #9 of 131 in VA (top 7%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Herman L. Horn Elementary (math 57% / reading 72%, grade B, #416 of 1,108 statewide, top 41%, 407 students, 72% FRL); William Byrd Middle (math 68% / reading 74%, grade A, #77 of 342 statewide, top 23%, 827 students, 42% FRL); William Byrd High (math 77% / reading 89%, grade A, #33 of 319 statewide, top 11%, 1,142 students, 38% FRL) — zoned schools average 51% FRL vs 22% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 158 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 360 units permitted in Roanoke County in 2024 (228 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Roanoke County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $62k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($202k) is reasonable based on typical stale-listing flexibility.

Recommended offer $201,576 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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 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?
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: 1.22% ✓
• Cap rate: 9.54%
• Cash-on-cash: 11.61%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

• ARV (median comp): $229,954
• List price: $221,513
• Delta: -3.67%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
841 Bedford Rd	0.09mi	2/2.0	2,410 (+11%)	2mo	$204,000	$85	77
518 Pine St	0.09mi	3/1.0 (+1)	2,112 (-3%)	7mo	$185,888	$88	76
508 E Cleveland Ave	0.10mi	3/2.0 (+1)	2,000 (-8%)	4mo	$160,000	$80	74
216 W Augusta Ave	0.61mi	3/2.5 (+1)	2,212 (+2%)	3mo	$230,000	$104	59
1204 Mountain View Rd	0.54mi	3/2.0 (+1)	2,132 (-2%)	9mo	$252,500	$118	59
344 Elm St	0.48mi	3/2.0 (+1)	2,369 (+9%)	1mo	$315,000	$133	56
177 Highland Rd	0.65mi	3/2.0 (+1)	2,226 (+2%)	8mo	$294,950	$133	55
2631 Idlewild Blvd NE	0.63mi	3/2.0 (+1)	2,058 (-5%)	6mo	$290,000	$141	52
130 W Augusta Ave	0.54mi	3/1.0 (+1)	2,304 (+6%)	10mo	$200,000	$87	48
339 Elm St	0.49mi	3/2.0 (+1)	1,936 (-11%)	13mo	$324,000	$167	43
2910 Vinyard Ave NE	0.74mi	3/3.0 (+1)	1,951 (-10%)	6mo	$283,500	$145	34
305 N Preston Rd	0.60mi	3/3.0 (+1)	2,493 (+15%)	12mo	$350,000	$140	29

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: 1.0%
• Equity multiple: 1.04×
• Total profit: $2,373
• Equity at exit: $33,028

10-year hold

• IRR: 10.6%
• Equity multiple: 1.83×
• Total profit: $51,455
• Equity at exit: $19,152

Cash invested: $62,024 (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: 6.8×

Monthly cashflow live

• Estimated rent: $2,698 medium
• Mortgage (P&I): −$1,162
• Tax est. 1.5%: −$277 /mo · $3,323/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$566
• Net cashflow: $600

Break-even live

Break-even rent $1,938

Max offer price $221,513

Occupancy floor 73%

Sensitivity live

Price	-10% $753	-5% $677	+0% $600	+5% $524	+10% $447
Rent	-10% $387	-5% $494	+0% $600	+5% $707	+10% $813
Rate	-1.0pp $712	-0.5pp $657	base $600	+0.5pp $543	+1.0pp $484

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: $55,378
• Closing costs: $6,645
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2107 Kings Walk Dr NE Roanoke, VA	3.0	2.5	2300	$2,950	$1.28	45d	1	0.96mi
3176 Belle Ave NE Roanoke, VA	3.0	3.0	2301	$2,400	$1.04	45d	1	1.13mi

Listing history 6 events

1. 2026-05-13
   status Pending 652-char remark

   Show marketing remark (652 chars)

   Beautifully updated 2‑bedroom home offering exceptional flexibility. Recent upgrades include new windows, fresh interior paint, updated flooring, and modern interior finishes, making this property move‑in ready. A bonus separate space provides options for extended guests, home office or potential rental income. Previously used as a small in‑home salon by the longtime owner, the space offers added versatility for use - buyer to verify any intended use. A well‑cared‑for property with thoughtful updates throughout, ready to support a variety of living needs. a Ample parking, and a prime location near downtown. Comfort, flexibility, and potential!

2. 2026-03-27
   price $221,513 652-char remark

   Show marketing remark (652 chars)

   Beautifully updated 2‑bedroom home offering exceptional flexibility. Recent upgrades include new windows, fresh interior paint, updated flooring, and modern interior finishes, making this property move‑in ready. A bonus separate space provides options for extended guests, home office or potential rental income. Previously used as a small in‑home salon by the longtime owner, the space offers added versatility for use - buyer to verify any intended use. A well‑cared‑for property with thoughtful updates throughout, ready to support a variety of living needs. a Ample parking, and a prime location near downtown. Comfort, flexibility, and potential!

3. 2026-01-30
   price $225,517 652-char remark

   Show marketing remark (652 chars)

   Beautifully updated 2‑bedroom home offering exceptional flexibility. Recent upgrades include new windows, fresh interior paint, updated flooring, and modern interior finishes, making this property move‑in ready. A bonus separate space provides options for extended guests, home office or potential rental income. Previously used as a small in‑home salon by the longtime owner, the space offers added versatility for use - buyer to verify any intended use. A well‑cared‑for property with thoughtful updates throughout, ready to support a variety of living needs. a Ample parking, and a prime location near downtown. Comfort, flexibility, and potential!

4. 2026-01-30
   status Active 652-char remark

   Show marketing remark (652 chars)

   Beautifully updated 2‑bedroom home offering exceptional flexibility. Recent upgrades include new windows, fresh interior paint, updated flooring, and modern interior finishes, making this property move‑in ready. A bonus separate space provides options for extended guests, home office or potential rental income. Previously used as a small in‑home salon by the longtime owner, the space offers added versatility for use - buyer to verify any intended use. A well‑cared‑for property with thoughtful updates throughout, ready to support a variety of living needs. a Ample parking, and a prime location near downtown. Comfort, flexibility, and potential!

5. 2026-01-13
   historical 652-char remark

   Show marketing remark (652 chars)

   Beautifully updated 2‑bedroom home offering exceptional flexibility. Recent upgrades include new windows, fresh interior paint, updated flooring, and modern interior finishes, making this property move‑in ready. A bonus separate space provides options for extended guests, home office or potential rental income. Previously used as a small in‑home salon by the longtime owner, the space offers added versatility for use - buyer to verify any intended use. A well‑cared‑for property with thoughtful updates throughout, ready to support a variety of living needs. a Ample parking, and a prime location near downtown. Comfort, flexibility, and potential!

6. 2026-01-11
   historical $175,000 652-char remark

   Show marketing remark (652 chars)

   Beautifully updated 2‑bedroom home offering exceptional flexibility. Recent upgrades include new windows, fresh interior paint, updated flooring, and modern interior finishes, making this property move‑in ready. A bonus separate space provides options for extended guests, home office or potential rental income. Previously used as a small in‑home salon by the longtime owner, the space offers added versatility for use - buyer to verify any intended use. A well‑cared‑for property with thoughtful updates throughout, ready to support a variety of living needs. a Ample parking, and a prime location near downtown. Comfort, flexibility, and potential!

ⓘ 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: $32,370
• − Mortgage interest: −$12,408
• − Property taxes: −$3,323
• − Insurance: −$1,108
• − Repairs & maintenance: −$2,590
• − Management: −$2,590
• − Depreciation: −$6,444
• Taxable income: $3,908
• Est. tax owed @ 24.0%: −$938
• After-tax cash flow: $6,264/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This move-in ready home offers a good condition with recent updates and a prime location. Potential for further value add with exterior painting and landscaping.

Value-add opportunities

• Both Painting exterior trim — Enhances curb appeal and value.
• Both Landscaping improvements — Enhances curb appeal and value.
• Both Add a small front porch — Enhances curb appeal and value.
• Both Install a smart thermostat — Improves energy efficiency and comfort.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior trim — Enhances curb appeal and value. ↑
• Both Landscaping improvements — Enhances curb appeal and value. ↑
• Both Add a small front porch — Enhances curb appeal and value. ↑
• Both Install a smart thermostat — Improves energy efficiency and comfort. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Roanoke County Public School District
• NCES district ID: 5103330
• Math proficiency: 71% ▼ -19.00%
• Reading proficiency: 78% ▼ -6.00%
• Median HH income: $60,526
• Composite: 64.08/100
• National rank: #578
• State rank: #9 of 131 in VA

Livability — Vinton

• Score: 80/100
• State rank: #61
• US rank: #1742

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment C- Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vinton, VA
• Population (ZIP): 18,834

Population outlook (Roanoke County) Hauer SSP2

• Today (2025): 98,162 people
• By 2030: 99,793 · +1.7%
• By 2040: 101,965 · +3.9%
• By 2050: 103,328 · +5.3%
• By 2075: 108,641 · +10.7%
• By 2100: 104,845 · +6.8%

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 · Roanoke

• 2024 margin: Strong R (+22.5) · D 38.2% · R 60.7% · Other 1.1%
• 2008→2024 swing: -1.4pp toward R · 2008: -21.1pp · 2024: -22.5pp
• All cycles: 2024: R+22.5 2020: R+21.8 2016: R+28.1 2012: R+25.6 2008: R+21.1

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

+26.6% since first listed

6 events — show timeline

• 2026-05-13 Pending — MLSRV
• 2026-03-27 Price Changed $221,513 MLSRV
• 2026-01-30 Price Changed $225,517 MLSRV
• 2026-01-30 Relisted — MLSRV
• 2026-01-13 Listing Removed — MLSRV
• 2026-01-11 Coming Soon $175,000 MLSRV