1117 Long St · Christiansburg, VA 24073

$179,900

3 bd · 1.5 ba · 1,080 sqft · Manufactured public records · 36 Days on market

Built 2000 7,013 sqft lot Est $228k · 21% under

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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 +25.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +5.6/10.0
• Schools +5.4/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in a desirable neighborhood, this recently renovated home features a new roof, AC, flooring, paint, new kitchen cabinets, and appliances. It boasts three bedrooms, two bathrooms, and a lovely yard. Conveniently situated near shopping, schools, and I-81, this property also benefits from its proximity to the new Amtrak station opening in 2027, offering an excellent location. Stop by and make this your new home!

Key facts

• New kitchen
• New flooring
• Excellent location

Tags

• NEW FLOORING
• NEW KITCHEN
• EXCELLENT LOCATION

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer
• Home design: Mobile home (detached); One story
• Construction: Vinyl siding
• Exterior features: Front porch; Metal roof

Interior

• Kitchen: Dishwasher; Microwave; Electric range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating
• Interior features: Dishwasher; Microwave; Electric range; Refrigerator; Electric water heater; Crawl space basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 3.9% in Christiansburg — 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 81/100 on livability (#53 in VA, #1,452 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, commute A-; Watch: amenities F.
• Montgomery County Public School District (urban): math 57% / reading 70% proficiency, ranked #47 of 131 in VA (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Christiansburg Primary (405 students, 49% FRL); Christiansburg Middle (math 38% / reading 63%, grade C, #226 of 342 statewide, top 67%, 752 students, 44% FRL); Christiansburg High (math 79% / reading 77%, grade A-, #80 of 319 statewide, top 25%, 1,116 students, 41% FRL).
• Market conditions: Rents rising (+1.1%/yr); 250 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 323 units permitted in Montgomery 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.
• Montgomery County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $174,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-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?
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: 1.06% ✓
• Cap rate: 9.14%
• Cash-on-cash: 10.16%
• DSCR: 1.45
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $227,880
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
505 North Dr NE	0.59mi	3/2.0	1,040 (-4%)	2mo	$219,900	$211	63

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

Projected returns pro-forma

-3.0% appreciation · 1.05% rent growth · sell at horizon

5-year hold

• IRR: -3.1%
• Equity multiple: 0.89×
• Total profit: $-5,728
• Equity at exit: $26,824

10-year hold

• IRR: 4.5%
• Equity multiple: 1.30×
• Total profit: $15,212
• 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 24073

• Home prices YoY: -26.2%
• Rents YoY: 1.1%
• Active inventory: 250
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,909 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$63 /mo · $755/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $427

Break-even live

Break-even rent $1,369

Max offer price $179,900

Occupancy floor 73%

Sensitivity live

Price	-10% $528	-5% $477	+0% $427	+5% $376	+10% $325
Rent	-10% $276	-5% $351	+0% $427	+5% $502	+10% $577
Rate	-1.0pp $517	-0.5pp $472	base $427	+0.5pp $380	+1.0pp $333

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: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1195 Cedar St Christiansburg, VA	2.0	1.5	1480	$1,275	$0.86	46d	1	1.30mi
2156 Yellow Sulphur Rd Christiansburg, VA	3.0	1.0	1064	$1,600	$1.50	46d	1	1.40mi

Listing history 24 events

1. 2026-06-21
   days on market $179,900 Active 36 DOM
2. 2026-06-19
   days on market $179,900 Active 34 DOM
3. 2026-06-18
   days on market $179,900 Active 33 DOM
4. 2026-06-17
   price $179,900 Active 32 DOM
5. 2026-06-17
   days on market $194,900 Active 32 DOM
6. 2026-06-16
   days on market $194,900 Active 31 DOM
7. 2026-06-15
   days on market $194,900 Active 30 DOM
8. 2026-06-14
   days on market $194,900 Active 28 DOM
9. 2026-06-13
   days on market $194,900 Active 27 DOM
10. 2026-06-10
    days on market $194,900 Active 25 DOM
11. 2026-06-09
    days on market $194,900 Active 24 DOM
12. 2026-06-08
    days on market $194,900 Active 23 DOM
13. 2026-06-07
    days on market $194,900 Active 22 DOM
14. 2026-06-05
    days on market $194,900 Active 19 DOM
15. 2026-06-03
    days on market $194,900 Active 18 DOM
16. 2026-06-02
    days on market $194,900 Active 17 DOM
17. 2026-06-01
    days on market $194,900 Active 16 DOM
18. 2026-05-31
    days on market $194,900 Active 15 DOM
19. 2026-05-30
    days on market $194,900 Active 14 DOM
20. 2026-05-16
    listed $194,900 Active
21. 2025-08-18
    price $184,900
22. 2025-07-11
    price $189,900
23. 2025-06-20
    listed $199,900 Active
24. 2019-09-11
    listed $79,300

ⓘ 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: $755 · $63/mo
• Projected year-2 tax: $1,475 · $123/mo
• Expected delta: +$720/yr (+$60/mo · 95.3%)

ⓘ 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 3/10 Moderate 7 d/yr ≥94°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,905
• − Mortgage interest: −$10,077
• − Property taxes: −$755
• − Insurance: −$900
• − Repairs & maintenance: −$1,832
• − Management: −$1,832
• − Depreciation: −$5,233
• Taxable income: $2,274
• Est. tax owed @ 24.0%: −$546
• After-tax cash flow: $4,573/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: Montgomery County Public School District
• NCES district ID: 5102520
• Math proficiency: 57% ▼ -29.00%
• Reading proficiency: 70% ▼ -11.00%
• Median HH income: $46,618
• Composite: 53.6/100
• National rank: #1440
• State rank: #47 of 131 in VA

Livability — Christiansburg

• Score: 81/100
• State rank: #53
• US rank: #1452

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Christiansburg, VA
• County: Montgomery County · 78,218 people
• City population: 29,677
• Metro: Blacksburg-Christiansburg, VA
• Population (ZIP): 29,677
• Household income: $76,800
• Rent vs Own: 34.7% rent · 65.3% own
• Severe rent burden: 861.0

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 105,748 people
• By 2030: 110,301 · +4.3%
• By 2040: 115,652 · +9.4%
• By 2050: 119,651 · +13.1%
• By 2075: 126,005 · +19.2%
• By 2100: 129,771 · +22.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 5% Black 4% Hispanic / Latino 4% Asian 3%
• Common ancestry: Italian 3% Slovak 3% Serbian 2%
• Foreign-born: 5% · Canada, South Korea, Jamaica
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 2% Korean 1%

Political lean MEDSL · Montgomery

• 2024 margin: Toss-up / Even · D 50.9% · R 47.4% · Other 1.7%
• 2008→2024 swing: -1.4pp toward R · 2008: 4.9pp · 2024: 3.5pp
• All cycles: 2024: D+3.5 2020: D+5.8 2016: D+1.3 2012: R+0.2 2008: D+4.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -94.98%
• Current HPI: 267.2504
• Rent YoY: ▲ 1.05%
• Metro: Blacksburg-Christiansburg, VA
• 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

+145.8% since first listed

5 events — show timeline

• 2026-05-16 Listed $194,900 NRVMLS
• 2025-08-18 Price Changed $184,900 NRVMLS
• 2025-07-11 Price Changed $189,900 NRVMLS
• 2025-06-20 Listed $199,900 NRVMLS
• 2019-09-11 Listed $79,300 NRVMLS

Property tax history

+1.1%/yr

Latest (2025): $755 · +1.3% YoY. Source: county tax records.