1317 Smyrna Hill Rd · Montvale, VA 24121

$230,000

3 bd · 2.0 ba · 960 sqft · SingleFamily public records · 2 Days on market

Built 1996 1.69 ac lot

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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).

• Cash flow +12.4/30.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• DSCR +3.7/10.0
• 1% rule +3.5/10.0
• 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

Seller will look at all REALISTIC offers. .. MECHANIC'S DREAM 30X50 GARAGE! This home one level living home sits on 1.69 acres with a beautiful open floor plan and has stunning views from every window and angle. The 30 x 50 garage would be any mechanic's dream with electric and water already ran and an air compressor thrown in. New carpet and vinyl throughout the home, new roof on the home and the garage, new front entry door with built in blinds. A ramp for easy access to the rear of the home. Some updates are new toilets, some new lighting and fresh gravel on the extensive private driveway.

Key facts

• Outdoor space
• 1.7 acres
• 1.69 acre lot

Tags

• 1.7 ACRES
• OUTDOOR SPACE
• PRIVACY AND ACCESSIBILITY

Property features AI

Finance

• Other: Parcel number: 52 A 7A; Annual tax amount listed
• Financial info: Listing price available (agent/broker information present)

Exterior

• Parking: 1 covered parking space; 4 open parking spaces
• Utilities: Has heating and cooling; Heat pump (electric)
• Home design: Residential property; Built in 1996
• Construction: Year built: 1996
• Exterior features: Lot of approximately 1.69 acres

Interior

• Bedrooms: 3 bedrooms, all on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms, both on the main level
• Heating & cooling: Heat pump (electric) providing heating; Has cooling
• Interior features: Total of 4 rooms; Carpet and vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-40 ($-478/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (14.7% below list).
• Recommended offer: $196k (14.7% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Montvale Elementary (math 57% / reading 57%, grade C+, #597 of 1,108 statewide, top 57%, 253 students, 87% 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 81% FRL vs 30% district-wide (51 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 364 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 $2k of loan paydown is wiped out by about $7k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y 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 $189k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 8→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $196,153 (14.7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.85% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.74%
• DSCR: 0.97
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -17.5%
• Equity multiple: 0.38×
• Total profit: $-39,780
• Equity at exit: $34,294

10-year hold

• IRR: -9.5%
• Equity multiple: 0.41×
• Total profit: $-37,789
• Equity at exit: $19,886

Cash invested: $64,400 (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 24121

• Home prices YoY: -8.0%
• Active inventory: 364
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,962 medium
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$288 /mo · $3,450/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $-40

Break-even live

Break-even rent $2,012

Max offer price $224,231

Occupancy floor 97%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-19
   days on market $230,000 Active 2 DOM
2. 2026-06-17
   remarks 575-char remark
3. 2026-06-17
   listed $230,000 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 8 d/yr ≥97°F today · 22 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: $23,538
• − Mortgage interest: −$12,884
• − Property taxes: −$3,450
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,883
• − Management: −$1,883
• − Depreciation: −$6,691
• Taxable loss: −$4,402
• Est. tax savings @ 24.0%: +$1,057
• After-tax cash flow: $578/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): 10,782

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 (92%)
• Race & ethnicity: White 92% Hispanic / Latino 3% Two or more races 3% Black 2%
• Common ancestry: Slovak 3% Serbian 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 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: ▼ -26.82%
• Current HPI: 309.6406
• 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

+411.1% since first listed

17 events — show timeline

• 2026-06-17 Listed $230,000 MLSRV
• 2024-09-13 Sold (MLS) $188,946 MLSRV
• 2024-09-12 Sold (Public Records) $188,946 Public Records
• 2024-08-12 Pending — MLSRV
• 2024-08-09 Price Changed $188,946 MLSRV
• 2024-08-04 Price Changed $188,947 MLSRV
• 2024-07-23 Relisted — MLSRV
• 2024-07-11 Pending — MLSRV
• 2024-07-07 Price Changed $188,948 MLSRV
• 2024-07-05 Price Changed $188,949 MLSRV
• 2024-06-28 Price Changed $188,950 MLSRV
• 2024-06-26 Relisted — MLSRV
• 2024-06-26 Price Changed $189,000 MLSRV
• 2024-04-28 Pending — MLSRV
• 2024-04-27 Listing Removed — MLSRV
• 2024-04-20 Listed $179,000 MLSRV
• 2022-03-16 Sold (Public Records) $45,000 Public Records

Property tax history

-0.0%/yr

Latest (2025): $412 · +0.0% YoY. Source: county tax records.