10510 Leesville Rd · Motley, VA 24571

$369,900

3 bd · 2.0 ba · 1,531 sqft · SingleFamily · 130 Days on market

Built 2025 1.15 ac lot Est $344k · 7% over ↓ 13% since listing

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Why this score? — see what drove the F 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 +7.1/30.0
• Appreciation +6.4/10.0
• Schools +5.5/10.0
• ARV discount +4.2/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.3/10.0

Listing remarks MLS

Don't miss your chance to own this brand-new home just 20 minutes from Smith Mountain Lake in coveted Bedford County! On over an acre, this 3 bedroom, 2 bath beauty offers 1,531 sq ft of stylish living with an open floor plan, huge kitchen pantry, and a primary suite with double vanities for the perfect retreat. Imagine summer days to the lake, evenings under the stars, and plenty of room to host family and friends. Enjoy peace of mind with a one-year builder's home warranty, so you can simply relax and enjoy your new space. The expansive unfinished basement gives you endless options for future expansion game room, extra bedrooms, or a cozy movie space. With comfort now and possibilities ahead, this is the lifestyle you've been waiting for.

Key facts

• Huge kitchen pantry
• 1.15 acre lot
• Built 2025

Tags

• HUGE KITCHEN PANTRY
• EXPANSIVE UNFINISHED BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $370k.

Deal economics

• At list price, monthly cash flow is $-526 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $294k (20.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $257k (30.5% below list).
• Recommended offer: $257k (30.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#446 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety C-, schools 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: 61 active listings in the ZIP; 294 units permitted in Bedford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($3k loan paydown + $11k appreciation (2.9% local appreciation)).
• Bedford County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 3, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($326k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $65k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $256,981 (30.5% 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. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.69% ✗
• Cap rate: 4.59%
• Cash-on-cash: -6.10%
• DSCR: 0.73
• GRM: 12.0

CMA / ARV

• ARV (on-the-fly): $344,475
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10578 Leesville Rd	0.07mi	3/2.0	1,555 (+2%)	1mo	$380,000	$244	94
10494 Leesville Rd	0.04mi	3/2.0	1,657 (+8%)	1mo	$399,000	$241	84
2308 Smith Mountain Lake Pkwy	0.37mi	3/2.0	1,620 (+6%)	7mo	$319,900	$197	67
2308 Smith Mountain Lake Pkwy	0.38mi	3/2.0	1,620 (+6%)	9mo	$319,900	$197	65
2626 Smith Mountain Lake Pkwy	0.58mi	3/2.0	1,554 (+2%)	13mo	$349,900	$225	59
2526 Smith Mountain Lake Pkwy	0.51mi	3/2.0	1,434 (-6%)	14mo	$335,000	$234	54
2133 Smith Mountain Lake Pkwy	0.40mi	3/2.0	1,620 (+6%)	23mo	$300,000	$185	52

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

Projected returns pro-forma

2.88% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.5%
• Equity multiple: 1.08×
• Total profit: $8,658
• Equity at exit: $163,738

10-year hold

• IRR: 5.2%
• Equity multiple: 1.78×
• Total profit: $80,930
• Equity at exit: $250,347

Cash invested: $103,572 (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 24571

• Home prices YoY: 1.8%
• Active inventory: 61
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,570 medium
• Mortgage (P&I): −$1,940
• Tax est. 1.5%: −$462 /mo · $5,548/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $-526

Break-even live

Break-even rent $3,236

Max offer price $293,766

Occupancy floor —

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: $92,475
• Closing costs: $11,097
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-01
   statusdays on marketlisting id $369,900 Pending 130 DOM
2. 2026-05-31
   days on market $369,900 Active 193 DOM
3. 2026-05-30
   days on market $369,900 Active 192 DOM
4. 2026-04-10
   price $369,900 750-char remark

   Show marketing remark (750 chars)

   Don't miss your chance to own this brand-new home just 20 minutes from Smith Mountain Lake in coveted Bedford County! On over an acre, this 3 bedroom, 2 bath beauty offers 1,531 sq ft of stylish living with an open floor plan, huge kitchen pantry, and a primary suite with double vanities for the perfect retreat. Imagine summer days to the lake, evenings under the stars, and plenty of room to host family and friends. Enjoy peace of mind with a one-year builder's home warranty, so you can simply relax and enjoy your new space. The expansive unfinished basement gives you endless options for future expansion game room, extra bedrooms, or a cozy movie space. With comfort now and possibilities ahead, this is the lifestyle you've been waiting for.

5. 2026-04-10
   price $369,900 750-char remark

   Show marketing remark (750 chars)

   Don't miss your chance to own this brand-new home just 20 minutes from Smith Mountain Lake in coveted Bedford County! On over an acre, this 3 bedroom, 2 bath beauty offers 1,531 sq ft of stylish living with an open floor plan, huge kitchen pantry, and a primary suite with double vanities for the perfect retreat. Imagine summer days to the lake, evenings under the stars, and plenty of room to host family and friends. Enjoy peace of mind with a one-year builder's home warranty, so you can simply relax and enjoy your new space. The expansive unfinished basement gives you endless options for future expansion game room, extra bedrooms, or a cozy movie space. With comfort now and possibilities ahead, this is the lifestyle you've been waiting for.

6. 2026-04-10
   status Active 750-char remark

   Show marketing remark (750 chars)

   Don't miss your chance to own this brand-new home just 20 minutes from Smith Mountain Lake in coveted Bedford County! On over an acre, this 3 bedroom, 2 bath beauty offers 1,531 sq ft of stylish living with an open floor plan, huge kitchen pantry, and a primary suite with double vanities for the perfect retreat. Imagine summer days to the lake, evenings under the stars, and plenty of room to host family and friends. Enjoy peace of mind with a one-year builder's home warranty, so you can simply relax and enjoy your new space. The expansive unfinished basement gives you endless options for future expansion game room, extra bedrooms, or a cozy movie space. With comfort now and possibilities ahead, this is the lifestyle you've been waiting for.

7. 2026-01-24
   price $389,900 750-char remark

   Show marketing remark (750 chars)

   Don't miss your chance to own this brand-new home just 20 minutes from Smith Mountain Lake in coveted Bedford County! On over an acre, this 3 bedroom, 2 bath beauty offers 1,531 sq ft of stylish living with an open floor plan, huge kitchen pantry, and a primary suite with double vanities for the perfect retreat. Imagine summer days to the lake, evenings under the stars, and plenty of room to host family and friends. Enjoy peace of mind with a one-year builder's home warranty, so you can simply relax and enjoy your new space. The expansive unfinished basement gives you endless options for future expansion game room, extra bedrooms, or a cozy movie space. With comfort now and possibilities ahead, this is the lifestyle you've been waiting for.

8. 2026-01-24
   price $389,900 750-char remark

   Show marketing remark (750 chars)

   Don't miss your chance to own this brand-new home just 20 minutes from Smith Mountain Lake in coveted Bedford County! On over an acre, this 3 bedroom, 2 bath beauty offers 1,531 sq ft of stylish living with an open floor plan, huge kitchen pantry, and a primary suite with double vanities for the perfect retreat. Imagine summer days to the lake, evenings under the stars, and plenty of room to host family and friends. Enjoy peace of mind with a one-year builder's home warranty, so you can simply relax and enjoy your new space. The expansive unfinished basement gives you endless options for future expansion game room, extra bedrooms, or a cozy movie space. With comfort now and possibilities ahead, this is the lifestyle you've been waiting for.

9. 2025-11-20
   price $424,900 750-char remark

   Show marketing remark (750 chars)

   Don't miss your chance to own this brand-new home just 20 minutes from Smith Mountain Lake in coveted Bedford County! On over an acre, this 3 bedroom, 2 bath beauty offers 1,531 sq ft of stylish living with an open floor plan, huge kitchen pantry, and a primary suite with double vanities for the perfect retreat. Imagine summer days to the lake, evenings under the stars, and plenty of room to host family and friends. Enjoy peace of mind with a one-year builder's home warranty, so you can simply relax and enjoy your new space. The expansive unfinished basement gives you endless options for future expansion game room, extra bedrooms, or a cozy movie space. With comfort now and possibilities ahead, this is the lifestyle you've been waiting for.

10. 2025-11-19
    listed $424,900 Active 750-char remark

    Show marketing remark (750 chars)

    Don't miss your chance to own this brand-new home just 20 minutes from Smith Mountain Lake in coveted Bedford County! On over an acre, this 3 bedroom, 2 bath beauty offers 1,531 sq ft of stylish living with an open floor plan, huge kitchen pantry, and a primary suite with double vanities for the perfect retreat. Imagine summer days to the lake, evenings under the stars, and plenty of room to host family and friends. Enjoy peace of mind with a one-year builder's home warranty, so you can simply relax and enjoy your new space. The expansive unfinished basement gives you endless options for future expansion game room, extra bedrooms, or a cozy movie space. With comfort now and possibilities ahead, this is the lifestyle you've been waiting for.

11. 2025-11-19
    listed $434,900 Active 750-char remark

    Show marketing remark (750 chars)

    Don't miss your chance to own this brand-new home just 20 minutes from Smith Mountain Lake in coveted Bedford County! On over an acre, this 3 bedroom, 2 bath beauty offers 1,531 sq ft of stylish living with an open floor plan, huge kitchen pantry, and a primary suite with double vanities for the perfect retreat. Imagine summer days to the lake, evenings under the stars, and plenty of room to host family and friends. Enjoy peace of mind with a one-year builder's home warranty, so you can simply relax and enjoy your new space. The expansive unfinished basement gives you endless options for future expansion game room, extra bedrooms, or a cozy movie space. With comfort now and possibilities ahead, this is the lifestyle you've been waiting for.

12. 2025-11-17
    historical
13. 2025-10-01
    listed $424,900 Active
14. 2025-09-26
    listed $424,900 Active

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $30,838
• − Mortgage interest: −$20,720
• − Property taxes: −$5,548
• − Insurance: −$1,850
• − Repairs & maintenance: −$2,467
• − Management: −$2,467
• − Depreciation: −$10,761
• Taxable loss: −$12,975
• Est. tax savings @ 24.0%: +$3,114
• After-tax cash flow: $-3,200/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 — Motley

• Score: 60/100
• State rank: #446
• US rank: #19122

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,073

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 (77%)
• Race & ethnicity: White 77% Two or more races 9% Black 9% Hispanic / Latino 5% Asian 1% Pacific Islander 1%
• Common ancestry: Slovak 4% Italian 2% Portuguese 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 95% English-only · Spanish 3% Chinese 1% Other Asian/Pacific 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: ▲ 2.88%
• Current HPI: 164.3696
• 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

-12.9% since first listed

11 events — show timeline

• 2026-04-10 Price Changed $369,900 LMLS
• 2026-04-10 Price Changed $369,900 MLSRV
• 2026-04-10 Relisted — LMLS
• 2026-01-24 Price Changed $389,900 LMLS
• 2026-01-24 Price Changed $389,900 MLSRV
• 2025-11-20 Price Changed $424,900 MLSRV
• 2025-11-19 Listed $434,900 MLSRV
• 2025-11-19 Listed $424,900 LMLS
• 2025-11-17 Listing Removed — MLSRV
• 2025-10-01 Listed $424,900 MLSRV
• 2025-09-26 Listed $424,900 LMLS