104 Bentwood Dr · Montvale, VA 24064

$209,900

3 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 72 Days on market

Built 1995 1.80 ac lot $156/sqft · at area comps Est $207k · at est.

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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 +23.4/30.0
• DSCR +7.5/10.0
• ARV discount +6.9/15.0
• Schools +5.5/10.0
• 1% rule +4.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 1344 square foot single family home has 3 bedrooms and 2.0 bathrooms. Home sits on a secluded 1.8 acres with room to breath. Just renovated and ready to move in! There’s an additional 2 acres that can be purchased with the property also.

Key facts

• Just renovated
• Secluded 1.8 acres
• 1.8 acre lot

Tags

• SECLUDED 1.8 ACRES
• JUST RENOVATED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $388 ($5k/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 $204k (2.6% below list).
• Recommended offer: $197k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#225 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.
• Market conditions: 43 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 $1k of loan paydown is wiped out by about $6k 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 72 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $120k; list at $210k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.97% ✗
• Cap rate: 8.51%
• Cash-on-cash: 7.93%
• DSCR: 1.35
• GRM: 8.6

CMA / ARV

• ARV (median comp): $207,228
• List price: $209,900
• Delta: 1.29%
• Verdict: FAIR
• Comps: 11 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -4.3%
• Equity multiple: 0.84×
• Total profit: $-9,394
• Equity at exit: $31,297

10-year hold

• IRR: 5.4%
• Equity multiple: 1.40×
• Total profit: $23,224
• Equity at exit: $18,148

Cash invested: $58,772 (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 24064

• Active inventory: 43
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,044 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$38 /mo · $462/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $388

Break-even live

Break-even rent $1,553

Max offer price $209,900

Occupancy floor 76%

Sensitivity live

Price	-10% $507	-5% $448	+0% $388	+5% $329	+10% $19
Rent	-10% $227	-5% $307	+0% $388	+5% $469	+10% $550
Rate	-1.0pp $494	-0.5pp $442	base $388	+0.5pp $334	+1.0pp $278

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $209,900 Active 72 DOM
2. 2026-06-18
   days on market $209,900 Active 71 DOM
3. 2026-06-17
   days on market $209,900 Active 70 DOM
4. 2026-06-17
   status $209,900 Active 69 DOM
5. 2026-05-14
   price $209,900 248-char remark

   Show marketing remark (248 chars)

   This 1344 square foot single family home has 3 bedrooms and 2.0 bathrooms. Home sits on a secluded 1.8 acres with room to breath. Just renovated and ready to move in! There’s an additional 2 acres that can be purchased with the property also.

6. 2026-04-17
   price $219,900 248-char remark

   Show marketing remark (248 chars)

   This 1344 square foot single family home has 3 bedrooms and 2.0 bathrooms. Home sits on a secluded 1.8 acres with room to breath. Just renovated and ready to move in! There’s an additional 2 acres that can be purchased with the property also.

7. 2026-03-18
   listed $229,000 Active 248-char remark

   Show marketing remark (248 chars)

   This 1344 square foot single family home has 3 bedrooms and 2.0 bathrooms. Home sits on a secluded 1.8 acres with room to breath. Just renovated and ready to move in! There’s an additional 2 acres that can be purchased with the property also.

8. 2025-10-20
   soldstatus $120,000

ⓘ 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: $462 · $38/mo
• Projected year-2 tax: $1,721 · $143/mo
• Expected delta: +$1,260/yr (+$105/mo · 272.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°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: $24,530
• − Mortgage interest: −$11,758
• − Property taxes: −$462
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,962
• − Management: −$1,962
• − Depreciation: −$6,106
• Taxable income: $1,230
• Est. tax owed @ 24.0%: −$295
• After-tax cash flow: $4,363/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 — Montvale

• Score: 70/100
• State rank: #225
• US rank: #7450

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

• Population (ZIP): 5,226

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 (88%)
• Race & ethnicity: White 88% Two or more races 7% Hispanic / Latino 3% Black 2% Asian 1%
• Common ancestry: Romanian 3% Iranian 3% Serbian 2%
• Foreign-born: 3% · Canada, Vietnam, South Korea
• Languages at home: 97% English-only · Spanish 2% French/Haitian/Cajun 1%

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: ▼ -90.90%
• Current HPI: 160.6289
• 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

+74.9% since first listed

4 events — show timeline

• 2026-05-14 Price Changed $209,900 GAAR
• 2026-04-17 Price Changed $219,900 GAAR
• 2026-03-18 Listed $229,000 GAAR
• 2025-10-20 Sold (Public Records) $120,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $462 · +0.0% YoY. Source: county tax records.