1384 Thaxton Mountain Rd · Montvale, VA 24174

$224,995

4 bd · 1.0 ba · 1,512 sqft · SingleFamily · 42 Days on market

Built 1947 1.50 ac lot $149/sqft · 24% below area Est $298k · 24% under

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Why this score? — see what drove the A 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 +29.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.4/10.0
• Schools +5.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Tucked away on a peaceful country road, this charming 3-bedroom, 1-bath farmhouse offers the perfect blend of rustic charm and everyday comfort with main level living and updated vinyl plank flooring. Set on 1.5 scenic acres, the property features breathtaking mountain views, open skies, and plenty of space to enjoy the tranquility of nature. Outside, you'll discover a chicken coop, mature trees, and open land ideal for gardening, small homesteading, or just soaking up the quiet countryside. It's the kind of place where time slows down and simple pleasures shine. Whether you're dreaming of starting your own mini farm, escaping the city, or just finding a peaceful place to call home1384 Thaxton Mountain Rd could be your perfect match.

Key facts

• Main-level living
• Open yard space
• 1.5 acre lot

Tags

• MAIN-LEVEL LIVING
• SWEEPING MOUNTAIN VIEWS
• OPEN YARD SPACE
• CHARMING CHICKEN COOP

Property features AI

Exterior

• Utilities: Electric power; Heat pump cooling
• Home design: Residential property; Built in 1947
• Construction: Built in 1947
• Exterior features: Front porch; 1.5-acre lot

Interior

• Bedrooms: 4 bedrooms total; 2 main-level bedrooms
• Flooring: Wood
• Bathrooms: 1 full bathroom; 1 main-level bathroom
• Heating & cooling: Heat pump (electric) for heating and cooling; Baseboard electric heating
• Interior features: Wood flooring

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $825 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $218k (3.0% below list) — sets the bar for market timing.

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: Bedford Primary (293 students, 100% 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 85% FRL vs 30% district-wide (55 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 19 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 $24k of equity ($2k loan paydown + $22k 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 $63k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• 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 $218,245 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.34% ✓
• Cap rate: 10.70%
• Cash-on-cash: 15.72%
• DSCR: 1.70
• GRM: 6.2

CMA / ARV

• ARV (median comp): $297,776
• List price: $224,995
• Delta: -24.44%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 35.9%
• Equity multiple: 3.78×
• Total profit: $175,158
• Equity at exit: $202,693

10-year hold

• IRR: 30.9%
• Equity multiple: 8.53×
• Total profit: $474,557
• Equity at exit: $437,116

Cash invested: $62,999 (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 24174

• Home prices YoY: 24.9%
• Active inventory: 19
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $3,013 medium
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$633
• Net cashflow: $825

Break-even live

Break-even rent $1,968

Max offer price $224,995

Occupancy floor 68%

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: $56,249
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $224,995 Active 42 DOM
2. 2026-06-18
   days on market $224,995 Active 41 DOM
3. 2026-06-17
   days on market $224,995 Active 40 DOM
4. 2026-06-16
   days on market $224,995 Active 39 DOM
5. 2026-06-15
   days on market $224,995 Active 38 DOM
6. 2026-06-14
   days on market $224,995 Active 36 DOM
7. 2026-06-13
   days on market $224,995 Active 35 DOM
8. 2026-06-10
   days on market $224,995 Active 33 DOM
9. 2026-06-09
   days on market $224,995 Active 32 DOM
10. 2026-06-08
    days on market $224,995 Active 31 DOM
11. 2026-06-07
    days on market $224,995 Active 30 DOM
12. 2026-06-05
    days on market $224,995 Active 27 DOM
13. 2026-06-03
    days on market $224,995 Active 26 DOM
14. 2026-06-02
    days on market $224,995 Active 25 DOM
15. 2026-06-01
    days on market $224,995 Active 24 DOM
16. 2026-05-31
    days on market $224,995 Active 23 DOM
17. 2026-05-30
    days on market $224,995 Active 22 DOM
18. 2026-05-08
    listed $224,995 Active 771-char remark
19. 2025-06-17
    soldstatus $204,000
20. 2025-06-16
    soldstatus $204,000 Closed 743-char remark

    Show marketing remark (743 chars)

    Tucked away on a peaceful country road, this charming 3-bedroom, 1-bath farmhouse offers the perfect blend of rustic charm and everyday comfort with main level living and updated vinyl plank flooring. Set on 1.5 scenic acres, the property features breathtaking mountain views, open skies, and plenty of space to enjoy the tranquility of nature. Outside, you'll discover a chicken coop, mature trees, and open land ideal for gardening, small homesteading, or just soaking up the quiet countryside. It's the kind of place where time slows down and simple pleasures shine. Whether you're dreaming of starting your own mini farm, escaping the city, or just finding a peaceful place to call home1384 Thaxton Mountain Rd could be your perfect match.

21. 2025-05-17
    status Pending 743-char remark

    Show marketing remark (743 chars)

    Tucked away on a peaceful country road, this charming 3-bedroom, 1-bath farmhouse offers the perfect blend of rustic charm and everyday comfort with main level living and updated vinyl plank flooring. Set on 1.5 scenic acres, the property features breathtaking mountain views, open skies, and plenty of space to enjoy the tranquility of nature. Outside, you'll discover a chicken coop, mature trees, and open land ideal for gardening, small homesteading, or just soaking up the quiet countryside. It's the kind of place where time slows down and simple pleasures shine. Whether you're dreaming of starting your own mini farm, escaping the city, or just finding a peaceful place to call home1384 Thaxton Mountain Rd could be your perfect match.

22. 2025-05-12
    price $210,000 743-char remark

    Show marketing remark (743 chars)

    Tucked away on a peaceful country road, this charming 3-bedroom, 1-bath farmhouse offers the perfect blend of rustic charm and everyday comfort with main level living and updated vinyl plank flooring. Set on 1.5 scenic acres, the property features breathtaking mountain views, open skies, and plenty of space to enjoy the tranquility of nature. Outside, you'll discover a chicken coop, mature trees, and open land ideal for gardening, small homesteading, or just soaking up the quiet countryside. It's the kind of place where time slows down and simple pleasures shine. Whether you're dreaming of starting your own mini farm, escaping the city, or just finding a peaceful place to call home1384 Thaxton Mountain Rd could be your perfect match.

23. 2025-04-24
    listed $215,000 Active 743-char remark

    Show marketing remark (743 chars)

    Tucked away on a peaceful country road, this charming 3-bedroom, 1-bath farmhouse offers the perfect blend of rustic charm and everyday comfort with main level living and updated vinyl plank flooring. Set on 1.5 scenic acres, the property features breathtaking mountain views, open skies, and plenty of space to enjoy the tranquility of nature. Outside, you'll discover a chicken coop, mature trees, and open land ideal for gardening, small homesteading, or just soaking up the quiet countryside. It's the kind of place where time slows down and simple pleasures shine. Whether you're dreaming of starting your own mini farm, escaping the city, or just finding a peaceful place to call home1384 Thaxton Mountain Rd could be your perfect match.

ⓘ 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 ≥100°F today · 18 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: $36,157
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,893
• − Management: −$2,893
• − Depreciation: −$6,545
• Taxable income: $6,724
• Est. tax owed @ 24.0%: −$1,614
• After-tax cash flow: $8,292/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): 2,335

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 (93%)
• Race & ethnicity: White 93% Asian 4% Two or more races 3%
• Common ancestry: Italian 3% German 2% Romanian 1%
• Foreign-born: 4% · Vietnam, Canada
• Languages at home: 94% English-only · Vietnamese 2% Russian/Polish/Slavic 2% Spanish 2%

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: ▲ 61.56%
• Current HPI: 308.8944
• 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

+4.6% since first listed

6 events — show timeline

• 2026-05-08 Listed $224,995 MLSRV
• 2025-06-17 Sold (Public Records) $204,000 Public Records
• 2025-06-16 Sold (MLS) $204,000 LMLS
• 2025-05-17 Pending — LMLS
• 2025-05-12 Price Changed $210,000 LMLS
• 2025-04-24 Listed $215,000 LMLS

Property tax history

+41.4%/yr

Latest (2025): $408 · +0.0% YoY. Source: county tax records.