9550 Goodview Rd · Westlake Corner, VA 24095

$89,000

2 bd · 0.5 ba · 1,320 sqft · SingleFamily public records · 189 Days on market

Built 1986 0.61 ac lot $67/sqft · 78% below area

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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 +30.0/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Schools +5.5/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Motivated Seller - BRING ALL OFFERS! 2 bed / 2 bath home in Goodview with lots of potential, low-maintenance living, and stunning mountain views. Just minutes from Smith Mountain Lake and in the Staunton River School District. Great starter home or investment property

Key facts

• 0.61 acre lot
• Built 1986
• Listed 189 days

What this means for you Summary

Snapshot

• This is a 2-bed/0.5-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 1.5% 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+, 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: 68 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 $10k of equity ($615 loan paydown + $9k appreciation (10.0% local appreciation)).
• Bedford County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 189 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago; this cycle's ask has dropped $91k (51%) 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 $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 189 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
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: 1.23% ✓
• Cap rate: 10.81%
• Cash-on-cash: 16.13%
• DSCR: 1.72
• GRM: 6.8

CMA / ARV

• ARV (median comp): $399,032
• List price: $89,000
• Delta: -77.70%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 36.2%
• Equity multiple: 3.80×
• Total profit: $69,772
• Equity at exit: $80,178

10-year hold

• IRR: 31.2%
• Equity multiple: 8.57×
• Total profit: $188,619
• Equity at exit: $172,907

Cash invested: $24,920 (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: 68
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,096 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$27 /mo · $324/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $335

Break-even live

Break-even rent $672

Max offer price $89,000

Occupancy floor 64%

Sensitivity live

Price	-10% $385	-5% $360	+0% $335	+5% $310	+10% $285
Rent	-10% $248	-5% $292	+0% $335	+5% $378	+10% $422
Rate	-1.0pp $380	-0.5pp $358	base $335	+0.5pp $312	+1.0pp $288

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-14
   statusdays on market $89,000 Pending 189 DOM
2. 2026-06-13
   pricedays on market $89,000 Active 188 DOM
3. 2026-06-10
   pricedays on market $99,000 Active 186 DOM
4. 2026-06-09
   days on market $125,000 Active 185 DOM
5. 2026-06-08
   days on market $125,000 Active 184 DOM
6. 2026-06-07
   days on market $125,000 Active 183 DOM
7. 2026-06-05
   days on market $125,000 Active 180 DOM
8. 2026-06-03
   days on market $125,000 Active 179 DOM
9. 2026-06-02
   days on market $125,000 Active 178 DOM
10. 2026-06-01
    days on market $125,000 Active 177 DOM
11. 2026-05-31
    days on market $125,000 Active 176 DOM
12. 2026-05-30
    days on market $125,000 Active 175 DOM
13. 2026-05-08
    price $125,000 268-char remark

    Show marketing remark (268 chars)

    Motivated Seller - BRING ALL OFFERS! 2 bed / 2 bath home in Goodview with lots of potential, low-maintenance living, and stunning mountain views. Just minutes from Smith Mountain Lake and in the Staunton River School District. Great starter home or investment property

14. 2025-12-06
    listed $180,000 Active 268-char remark

    Show marketing remark (268 chars)

    Motivated Seller - BRING ALL OFFERS! 2 bed / 2 bath home in Goodview with lots of potential, low-maintenance living, and stunning mountain views. Just minutes from Smith Mountain Lake and in the Staunton River School District. Great starter home or investment property

15. 2025-12-03
    historical $180,000 268-char remark

    Show marketing remark (268 chars)

    Motivated Seller - BRING ALL OFFERS! 2 bed / 2 bath home in Goodview with lots of potential, low-maintenance living, and stunning mountain views. Just minutes from Smith Mountain Lake and in the Staunton River School District. Great starter home or investment property

16. 2019-08-15
    historical
17. 2019-03-01
    listed $109,500
18. 2019-01-31
    historical
19. 2018-07-31
    listed $89,000
20. 2018-07-18
    historical
21. 2017-12-14
    listed $89,000
22. 2017-06-23
    historical
23. 2017-04-28
    listed $114,950

ⓘ 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: $324 · $27/mo
• Projected year-2 tax: $730 · $61/mo
• Expected delta: +$405/yr (+$34/mo · 125.0%)

ⓘ 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 3/10 Moderate
• 🌡 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: $13,152
• − Mortgage interest: −$4,985
• − Property taxes: −$324
• − Insurance: −$445
• − Repairs & maintenance: −$1,052
• − Management: −$1,052
• − Depreciation: −$2,589
• Taxable income: $2,704
• Est. tax owed @ 24.0%: −$649
• After-tax cash flow: $3,371/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

+8.7% since first listed

11 events — show timeline

• 2026-05-08 Price Changed $125,000 MLSRV
• 2025-12-06 Listed $180,000 MLSRV
• 2025-12-03 Coming Soon $180,000 MLSRV
• 2019-08-15 Listing Removed — MLSRV
• 2019-03-01 Listed $109,500 MLSRV
• 2019-01-31 Listing Removed — MLSRV
• 2018-07-31 Listed $89,000 MLSRV
• 2018-07-18 Listing Removed — MLSRV
• 2017-12-14 Listed $89,000 MLSRV
• 2017-06-23 Listing Removed — MLSRV
• 2017-04-28 Listed $114,950 MLSRV

Property tax history

+0.6%/yr

Latest (2025): $324 · +0.0% YoY. Source: county tax records.