1740 Shiloh Church Rd. Rd · Bedford, VA 24523

$199,900

3 bd · 2.0 ba · 1,496 sqft · SingleFamily public records · 3 Days on market

Built 1994 0.65 ac lot $134/sqft · 24% below area Est $254k · 21% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.9/30.0
• Schools +5.5/10.0
• DSCR +4.2/10.0
• Livability +3.7/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Split Floor Plan with master on the mail level offers privacy and convenience to shopping. The master is huge with large walk in closet and ample space in the master bathroom. The den offers space for more casual conversations and entertainment around the fireplace. There is formal dining and also informing dining areas along with main level laundry. This very well could be your new home.

Key facts

• Main level living
• Walk in closet
• Covered side porch

Tags

• MAIN LEVEL LIVING
• PRIVATE FULL BATHROOM
• WALK IN CLOSET
• COVERED SIDE PORCH
• HANDICAP ACCESSIBLE RAMP
• MATURE TREES

Property features AI

Exterior

• Utilities: Well water; Septic tank
• Home design: Single-family residence; One-story
• Construction: Vinyl siding; Built above grade (living area listed as 1,450)
• Exterior features: Shingle roof; Storage structure on property; Approximately 0.65-acre lot; R1 zoning

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating
• Interior features: Dishwasher; Electric range; Refrigerator; Electric water heater; Crawl space basement
• Laundry & utility: Main-level laundry room with washer hookup; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $22 ($261/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 $151k (24.3% below list).
• Recommended offer: $151k (24.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.2% in Bedford — 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 74/100 on livability (#137 in VA, #4,371 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: amenities F, commute F, employment D-.
• 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 Elementary (math 47% / reading 52%, grade D, #742 of 1,108 statewide, top 70%, 431 students, 85% 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 80% FRL vs 30% district-wide (50 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 238 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 $6k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 8y 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 $95k; list at $200k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $151,247 (24.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.76% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.47%
• DSCR: 1.02
• GRM: 11.0

CMA / ARV

• ARV (median comp): $254,431
• List price: $199,900
• Delta: -21.43%
• Verdict: UNDERPRICED
• Comps: 11 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -15.6%
• Equity multiple: 0.44×
• Total profit: $-31,115
• Equity at exit: $29,806

10-year hold

• IRR: -7.3%
• Equity multiple: 0.54×
• Total profit: $-25,740
• Equity at exit: $17,284

Cash invested: $55,972 (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 24523

• Home prices YoY: -31.0%
• Active inventory: 238
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,512 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$42 /mo · $499/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $22

Break-even live

Break-even rent $1,485

Max offer price $199,900

Occupancy floor 94%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-17
   status Pending 943-char remark
2. 2026-05-13
   listed $199,900 Active 943-char remark
3. 2019-10-07
   soldstatus $95,000

   Show marketing remark (391 chars)

   Split Floor Plan with master on the mail level offers privacy and convenience to shopping. The master is huge with large walk in closet and ample space in the master bathroom. The den offers space for more casual conversations and entertainment around the fireplace. There is formal dining and also informing dining areas along with main level laundry. This very well could be your new home.

4. 2019-09-24
   soldstatus $95,000
5. 2019-07-01
   listed $119,900

   Show marketing remark (391 chars)

   Split Floor Plan with master on the mail level offers privacy and convenience to shopping. The master is huge with large walk in closet and ample space in the master bathroom. The den offers space for more casual conversations and entertainment around the fireplace. There is formal dining and also informing dining areas along with main level laundry. This very well could be your new home.

6. 2019-07-01
   listed $119,900

   Show marketing remark (391 chars)

   Split Floor Plan with master on the mail level offers privacy and convenience to shopping. The master is huge with large walk in closet and ample space in the master bathroom. The den offers space for more casual conversations and entertainment around the fireplace. There is formal dining and also informing dining areas along with main level laundry. This very well could be your new home.

7. 2018-10-02
   historical
8. 2018-08-13
   listed $120,000
9. 2018-08-13
   listed $120,000

ⓘ 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: $499 · $42/mo
• Projected year-2 tax: $1,639 · $137/mo
• Expected delta: +$1,141/yr (+$95/mo · 228.8%)

ⓘ 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 ≥102°F today · 16 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: $18,150
• − Mortgage interest: −$11,198
• − Property taxes: −$499
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,452
• − Management: −$1,452
• − Depreciation: −$5,815
• Taxable loss: −$3,265
• Est. tax savings @ 24.0%: +$784
• After-tax cash flow: $1,044/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 — Bedford

• Score: 74/100
• State rank: #137
• US rank: #4371

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 21,447
• Population (ZIP): 21,447

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 (82%)
• Race & ethnicity: White 82% Black 10% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Romanian 2% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% French/Haitian/Cajun 1% Other Asian/Pacific 0%

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: ▼ -118.68%
• Current HPI: 263.7765
• 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

+66.6% since first listed

9 events — show timeline

• 2026-05-17 Pending — LMLS
• 2026-05-13 Listed $199,900 LMLS
• 2019-10-07 Sold (MLS) $95,000 MLSRV
• 2019-09-24 Sold (MLS) $95,000 LMLS
• 2019-07-01 Listed $119,900 MLSRV
• 2019-07-01 Listed $119,900 LMLS
• 2018-10-02 Listing Removed — MLSRV
• 2018-08-13 Listed $120,000 MLSRV
• 2018-08-13 Listed $120,000 LMLS

Property tax history

+0.8%/yr

Latest (2025): $499 · +0.0% YoY. Source: county tax records.