105 Whisperridge Ct · Westlake Corner, VA 24121

$179,900

2 bd · 1.0 ba · 896 sqft · SingleFamily · 119 Days on market

Built 2014 2.81 ac lot $15/mo HOA · 1% of rent ↓ 22% since listing

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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 +15.7/30.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• DSCR +4.8/10.0
• 1% rule +4.4/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2014 singlewide is a fantastic opportunity to enjoy life near Smith Mountain Lake in a sought-after water-access community featuring a private boat ramp. Surrounded by wooded views, the backyard offers a peaceful outdoor setting to relax and unwind. Inside, you'll find an inviting open floor plan designed for comfortable, year-round living. The cozy gas log fireplace makes the perfect spot to gather on cooler evenings, while the split-bedroom layout provides added privacy with bedrooms on opposite ends of the home. Whether you're looking for a primary residence or a weekend retreat, this one is worth a look!

Key facts

• Open floor plan
• Wooded views
• Private boat ramp

Tags

• WATER ACCESS COMMUNITY
• PRIVATE BOAT RAMP
• 2.81 ACRES OF LAND
• WOODED VIEWS
• OPEN FLOOR PLAN
• GAS LOG FIREPLACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $79 ($946/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 $169k (5.9% below list).
• Recommended offer: $164k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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: 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 $1k of loan paydown is wiped out by about $5k 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 119 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $48k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $163,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.94% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.88%
• DSCR: 1.08
• GRM: 8.9

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: -13.3%
• Equity multiple: 0.52×
• Total profit: $-24,096
• Equity at exit: $26,824

10-year hold

• IRR: -4.3%
• Equity multiple: 0.71×
• Total profit: $-14,377
• Equity at exit: $15,554

Cash invested: $50,372 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,692 medium
• Mortgage (P&I): −$943
• Tax est. 1.5%: −$225 /mo · $2,698/yr
• Insurance: −$75
• HOA: −$15
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $79

Break-even live

Break-even rent $1,593

Max offer price $179,900

Occupancy floor 90%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $15 · $180/yr
• Likely covers: watergas

Listing history 24 events

1. 2026-06-19
   days on market $179,900 Active 119 DOM
2. 2026-06-18
   days on market $179,900 Active 118 DOM
3. 2026-06-17
   days on market $179,900 Active 117 DOM
4. 2026-06-16
   days on market $179,900 Active 116 DOM
5. 2026-06-15
   days on market $179,900 Active 115 DOM
6. 2026-06-14
   days on market $179,900 Active 113 DOM
7. 2026-06-13
   days on market $179,900 Active 112 DOM
8. 2026-06-10
   days on market $179,900 Active 110 DOM
9. 2026-06-09
   days on market $179,900 Active 109 DOM
10. 2026-06-08
    days on market $179,900 Active 108 DOM
11. 2026-06-07
    days on market $179,900 Active 107 DOM
12. 2026-06-05
    days on market $179,900 Active 104 DOM
13. 2026-06-03
    days on market $179,900 Active 103 DOM
14. 2026-06-02
    days on market $179,900 Active 102 DOM
15. 2026-06-01
    days on market $179,900 Active 101 DOM
16. 2026-05-31
    days on market $179,900 Active 100 DOM
17. 2026-05-30
    days on market $179,900 Active 99 DOM
18. 2026-04-23
    price $179,900 620-char remark

    Show marketing remark (407 chars)

    This 2014 Singlewide offers a great opportunity to leave near Smith Mountain Lake in a water-access community with a private boat ramp. Enjoy the outdoors on 2.81 acres of land with wooded views of your backyard and an open floor plan perfect for year-round living. Stay cozy by the gas lot fireplace, and enjoy the added privacy with bedrooms located on opposite ends of the home. Come see it for yourself!

19. 2026-04-23
    price $179,900 407-char remark

    Show marketing remark (407 chars)

    This 2014 Singlewide offers a great opportunity to leave near Smith Mountain Lake in a water-access community with a private boat ramp. Enjoy the outdoors on 2.81 acres of land with wooded views of your backyard and an open floor plan perfect for year-round living. Stay cozy by the gas lot fireplace, and enjoy the added privacy with bedrooms located on opposite ends of the home. Come see it for yourself!

20. 2026-02-20
    listed $228,000 Active 620-char remark

    Show marketing remark (407 chars)

    This 2014 Singlewide offers a great opportunity to leave near Smith Mountain Lake in a water-access community with a private boat ramp. Enjoy the outdoors on 2.81 acres of land with wooded views of your backyard and an open floor plan perfect for year-round living. Stay cozy by the gas lot fireplace, and enjoy the added privacy with bedrooms located on opposite ends of the home. Come see it for yourself!

21. 2026-02-20
    listed $228,000 Active 407-char remark

    Show marketing remark (407 chars)

    This 2014 Singlewide offers a great opportunity to leave near Smith Mountain Lake in a water-access community with a private boat ramp. Enjoy the outdoors on 2.81 acres of land with wooded views of your backyard and an open floor plan perfect for year-round living. Stay cozy by the gas lot fireplace, and enjoy the added privacy with bedrooms located on opposite ends of the home. Come see it for yourself!

22. 2026-02-16
    historical
23. 2025-10-08
    listed $229,900 Active
24. 2025-10-07
    listed $229,900 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥102°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: $20,310
• − Mortgage interest: −$10,077
• − Property taxes: −$2,698
• − Insurance: −$900
• − Repairs & maintenance: −$1,625
• − Management: −$1,625
• − HOA: −$180
• − Depreciation: −$5,233
• Taxable loss: −$2,028
• Est. tax savings @ 24.0%: +$487
• After-tax cash flow: $1,433/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): 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

-21.7% since first listed

7 events — show timeline

• 2026-04-23 Price Changed $179,900 LMLS
• 2026-04-23 Price Changed $179,900 MLSRV
• 2026-02-20 Listed $228,000 MLSRV
• 2026-02-20 Listed $228,000 LMLS
• 2026-02-16 Listing Removed — MLSRV
• 2025-10-08 Listed $229,900 MLSRV
• 2025-10-07 Listed $229,900 LMLS

Property tax history

+1.3%/yr

Latest (2025): $155 · +0.0% YoY. Source: county tax records.