1011 Circle Tee Ln · Westlake Corner, VA 24095

$124,500

2 bd · 1.0 ba · 798 sqft · SingleFamily · 2 Days on market

Built 1984 3.23 ac lot Est $125k · at est.

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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).

• Appreciation +10.0/10.0
• ARV discount +7.8/15.0
• Cash flow +7.7/30.0
• Schools +5.5/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.8/10.0

Listing remarks MLS

Not your ordinary singlewide! This Oakwood trailer has been meticulously maintained and upgraded, including wood-look vinyl plank flooring, replacement windows, replacement vinyl siding, fixtures and gas range. Private and quiet, the home would make an excellent get-away home, vacation rental or primary home. Located near Smith Mountain Lake and just 11 minutes/5.5 miles to the nearest marina and just 23 minutes/14.4 miles to the nearest public boat launch. Close to amenities, including schools and a winery/event space. No restrictions, no worries!

Key facts

• Over 3 acres
• Front and rear deck
• Outdoor living

Tags

• OVER 3 ACRES
• OUTDOOR LIVING
• FRONT AND REAR DECK
• SCENIC SURROUNDINGS
• SHORT DRIVE TO AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $124k.

Deal economics

• At list price, monthly cash flow is $-146 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $103k (17.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $90k (27.4% below list).
• Recommended offer: $90k (27.4% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 1.4% in Westlake Corner — 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 54/100 on livability (#525 in VA) — a working-class tenant base; expect higher turnover. Strengths: crime A+; Watch: employment C-, cost of living 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: Goodview Elementary (math 47% / reading 57%, grade C-, #696 of 1,108 statewide, top 66%, 495 students, 70% 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 75% FRL vs 30% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 70 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 ($861 loan paydown + $12k appreciation (10.0% 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 ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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 $91k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $90,374 (27.4% 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 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?
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: 0.73% ✗
• Cap rate: 4.88%
• Cash-on-cash: -5.04%
• DSCR: 0.78
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $125,286
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1011 Circle Tee Ln	0.00mi	2/1.0	798 (0%)	1mo	$125,000	$157	99

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.7%
• Equity multiple: 2.68×
• Total profit: $58,493
• Equity at exit: $112,159

10-year hold

• IRR: 18.8%
• Equity multiple: 6.15×
• Total profit: $179,614
• Equity at exit: $241,876

Cash invested: $34,860 (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 24095

• Home prices YoY: 12.3%
• Active inventory: 70
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $904 medium
• Mortgage (P&I): −$653
• Tax est. 1.5%: −$156 /mo · $1,868/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $-146

Break-even live

Break-even rent $1,089

Max offer price $103,310

Occupancy floor —

Sensitivity live

Price	-10% $-60	-5% $-103	+0% $-146	+5% $-189	+10% $-232
Rent	-10% $-218	-5% $-182	+0% $-146	+5% $-111	+10% $-75
Rate	-1.0pp $-84	-0.5pp $-115	base $-146	+0.5pp $-179	+1.0pp $-212

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: $31,125
• Closing costs: $3,735
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-24
   status Pending
2. 2026-04-21
   listed $124,500 Active
3. 2022-08-02
   soldstatus $91,000 Closed 554-char remark

   Show marketing remark (554 chars)

   Not your ordinary singlewide! This Oakwood trailer has been meticulously maintained and upgraded, including wood-look vinyl plank flooring, replacement windows, replacement vinyl siding, fixtures and gas range. Private and quiet, the home would make an excellent get-away home, vacation rental or primary home. Located near Smith Mountain Lake and just 11 minutes/5.5 miles to the nearest marina and just 23 minutes/14.4 miles to the nearest public boat launch. Close to amenities, including schools and a winery/event space. No restrictions, no worries!

4. 2022-08-02
   soldstatus $91,000

   Show marketing remark (554 chars)

   Not your ordinary singlewide! This Oakwood trailer has been meticulously maintained and upgraded, including wood-look vinyl plank flooring, replacement windows, replacement vinyl siding, fixtures and gas range. Private and quiet, the home would make an excellent get-away home, vacation rental or primary home. Located near Smith Mountain Lake and just 11 minutes/5.5 miles to the nearest marina and just 23 minutes/14.4 miles to the nearest public boat launch. Close to amenities, including schools and a winery/event space. No restrictions, no worries!

5. 2022-07-06
   status Pending 554-char remark

   Show marketing remark (554 chars)

   Not your ordinary singlewide! This Oakwood trailer has been meticulously maintained and upgraded, including wood-look vinyl plank flooring, replacement windows, replacement vinyl siding, fixtures and gas range. Private and quiet, the home would make an excellent get-away home, vacation rental or primary home. Located near Smith Mountain Lake and just 11 minutes/5.5 miles to the nearest marina and just 23 minutes/14.4 miles to the nearest public boat launch. Close to amenities, including schools and a winery/event space. No restrictions, no worries!

6. 2022-06-29
   listed $72,900 Active 554-char remark

   Show marketing remark (554 chars)

   Not your ordinary singlewide! This Oakwood trailer has been meticulously maintained and upgraded, including wood-look vinyl plank flooring, replacement windows, replacement vinyl siding, fixtures and gas range. Private and quiet, the home would make an excellent get-away home, vacation rental or primary home. Located near Smith Mountain Lake and just 11 minutes/5.5 miles to the nearest marina and just 23 minutes/14.4 miles to the nearest public boat launch. Close to amenities, including schools and a winery/event space. No restrictions, no worries!

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥101°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,845
• − Mortgage interest: −$6,974
• − Property taxes: −$1,868
• − Insurance: −$622
• − Repairs & maintenance: −$868
• − Management: −$868
• − Depreciation: −$3,622
• Taxable loss: −$3,976
• Est. tax savings @ 24.0%: +$954
• After-tax cash flow: $-803/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 — Westlake Corner

• Score: 54/100
• State rank: #525
• US rank: #24129

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,426

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 7% Asian 6% Two or more races 4% Black 1%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Serbian 3% Romanian 1% Slovak 1%
• Foreign-born: 6% · China, Canada
• Languages at home: 89% English-only · Spanish 5% Other Indo-European 5% Chinese 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: ▲ 40.58%
• Current HPI: 371.3743
• 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

+70.8% since first listed

6 events — show timeline

• 2026-04-24 Pending — MLSRV
• 2026-04-21 Listed $124,500 MLSRV
• 2022-08-02 Sold (Public Records) $91,000 Public Records
• 2022-08-02 Sold (MLS) $91,000 LMLS
• 2022-07-06 Pending — LMLS
• 2022-06-29 Listed $72,900 LMLS

Property tax history

-0.5%/yr

Latest (2025): $150 · +0.0% YoY. Source: county tax records.