4807 Pilot Rd · Riner, VA 24138

$129,500

4 bd · 2.0 ba · 1,280 sqft · SingleFamily · 32 Days on market

Built 2007 1.01 ac lot $101/sqft · 48% below area Est $249k · 48% 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 +23.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +6.0/10.0
• Appreciation +5.6/10.0
• Schools +5.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Nicely remodeled 4-bedroom, 2-bath home in Pilot on just over an acre in Montgomery County, located in the Auburn School District. This move-in ready property offers a spacious layout with updated finishes throughout, providing a clean, modern feel. The flexible floor plan allows for comfortable living, entertaining, or home office space. Enjoy the privacy and possibilities of over an acre—perfect for outdoor activities, gardening, or future expansion. Conveniently located just 10 minutes from Christiansburg, offering easy access to shopping, dining, and everyday amenities while maintaining a peaceful setting. Don’t miss this updated home ready for its next owner!

Key facts

• Flexible floor plan
• Peaceful setting
• Spacious layout

Tags

• REMODELED HOME
• SPACIOUS LAYOUT
• FLEXIBLE FLOOR PLAN
• PEACEFUL SETTING

Property features AI

Exterior

• Utilities: Spring water source; Septic tank
• Home design: One-story mobile home (detached)
• Construction: Vinyl siding
• Exterior features: Front porch; Metal roof

Interior

• Kitchen: Electric range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump
• Interior features: Electric water heater; Crawl space

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#185 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D, amenities F, commute 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: Auburn Elementary (math 53% / reading 60%, grade C+, #630 of 1,108 statewide, top 57%, 558 students, 50% FRL); Auburn Middle (math 40% / reading 64%, grade C+, #218 of 342 statewide, top 65%, 286 students, 49% FRL); Auburn High (math 62% / reading 82%, grade B+, #134 of 319 statewide, top 45%, 381 students, 44% FRL) — zoned schools average 48% FRL vs 32% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 22 active listings in the ZIP; 323 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($895 loan paydown + $2k appreciation (1.2% local appreciation)).
• Montgomery County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (1.2% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($126k) 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.
• Current owner paid $22k; list at $130k implies a 476% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,615 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.10% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.78%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

• ARV (median comp): $249,239
• List price: $129,500
• Delta: -48.04%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

1.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.9%
• Equity multiple: 1.41×
• Total profit: $14,805
• Equity at exit: $45,897

10-year hold

• IRR: 11.8%
• Equity multiple: 2.47×
• Total profit: $53,259
• Equity at exit: $62,321

Cash invested: $36,260 (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 24138

• Home prices YoY: 0.8%
• Active inventory: 22
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,430 medium
• Mortgage (P&I): −$679
• Tax est. 1.5%: −$162 /mo · $1,942/yr
• Insurance: −$54
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $169

Break-even live

Break-even rent $1,217

Max offer price $129,500

Occupancy floor 83%

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: $32,375
• Closing costs: $3,885
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $129,500 Active 32 DOM
2. 2026-06-18
   days on market $129,500 Active 31 DOM
3. 2026-06-17
   days on market $129,500 Active 30 DOM
4. 2026-06-16
   days on market $129,500 Active 29 DOM
5. 2026-06-15
   days on market $129,500 Active 28 DOM
6. 2026-06-14
   days on market $129,500 Active 26 DOM
7. 2026-06-13
   days on market $129,500 Active 25 DOM
8. 2026-06-10
   days on market $129,500 Active 23 DOM
9. 2026-06-09
   days on market $129,500 Active 22 DOM
10. 2026-06-08
    days on market $129,500 Active 21 DOM
11. 2026-06-07
    days on market $129,500 Active 20 DOM
12. 2026-06-05
    days on market $129,500 Active 17 DOM
13. 2026-06-03
    days on market $129,500 Active 16 DOM
14. 2026-06-02
    days on market $129,500 Active 15 DOM
15. 2026-06-01
    days on market $129,500 Active 14 DOM
16. 2026-05-31
    days on market $129,500 Active 13 DOM
17. 2026-05-30
    status $129,500 Active 12 DOM
18. 2026-05-12
    status Pending 685-char remark
19. 2026-04-30
    listed $129,500 Active 685-char remark
20. 2025-01-03
    soldstatus $22,470

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 20 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: $17,163
• − Mortgage interest: −$7,254
• − Property taxes: −$1,942
• − Insurance: −$1,445
• − Repairs & maintenance: −$1,373
• − Management: −$1,373
• − Depreciation: −$3,767
• Taxable income: $9
• Est. tax owed @ 24.0%: −$2
• After-tax cash flow: $2,020/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 — Riner

• Score: 72/100
• State rank: #185
• US rank: #5756

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,338

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 (97%)
• Race & ethnicity: White 97% Black 1% Asian 1%
• Common ancestry: Slovak 4% Iranian 1% Portuguese 1%
• Foreign-born: 1% · China
• Languages at home: 99% English-only · Other Indo-European 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: ▲ 1.25%
• Current HPI: 153.1595
• 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

+476.3% since first listed

4 events — show timeline

• 2026-05-30 Relisted — NRVMLS
• 2026-05-12 Pending — NRVMLS
• 2026-04-30 Listed $129,500 NRVMLS
• 2025-01-03 Sold (Public Records) $22,470 Public Records

Property tax history

-1.3%/yr

Latest (2025): $252 · +1.3% YoY. Source: county tax records.