175 Jones St SE · Christiansburg, VA 24073

$129,900

3 bd · 2.0 ba · 1,188 sqft · Manufactured public records · 5 Days on market

Built 2001 0.25 ac lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• 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 MLS

Great opportunity in Christiansburg! This double wide offers strong potential for both investors and home buyers who are willing to give it a little TLC. Conveniently located near shopping, dining, and major roadways, it offers easy access to everything the area has to offer. Don’t miss the chance to capitalize on this value-add opportunity!

Key facts

• 0.25 acre lot
• Built 2001
• Listed 5 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $586 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 11.7% 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: schools A+, cost of living A+, housing 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.
• Market conditions: Rents rising (+1.1%/yr); 250 active listings in the ZIP; 1 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 $898 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 1.1% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 14y 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 $56k; list at $130k implies a 132% gain — meaningful room to come down on a strong offer.

Recommended offer $129,900

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 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?
3. 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.
4. 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.
5. 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: 1.37% ✓
• Cap rate: 11.71%
• Cash-on-cash: 19.35%
• DSCR: 1.86
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 9.2%
• Equity multiple: 1.35×
• Total profit: $12,854
• Equity at exit: $19,369

10-year hold

• IRR: 16.7%
• Equity multiple: 2.26×
• Total profit: $45,679
• Equity at exit: $11,231

Cash invested: $36,372 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,781 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$85 /mo · $1,023/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $586

Break-even live

Break-even rent $1,039

Max offer price $129,900

Occupancy floor 62%

Sensitivity live

Price	-10% $660	-5% $623	+0% $586	+5% $550	+10% $513
Rent	-10% $446	-5% $516	+0% $586	+5% $657	+10% $727
Rate	-1.0pp $652	-0.5pp $619	base $586	+0.5pp $553	+1.0pp $519

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1195 Cedar St Christiansburg, VA	2.0	1.5	1480	$1,275	$0.86	45d	1	0.97mi

Listing history 9 events

1. 2026-03-05
   status Pending 349-char remark

   Show marketing remark (349 chars)

   Great opportunity in Christiansburg! This double wide offers strong potential for both investors and home buyers who are willing to give it a little TLC. Conveniently located near shopping, dining, and major roadways, it offers easy access to everything the area has to offer. Don’t miss the chance to capitalize on this value-add opportunity!

2. 2026-03-04
   status Pending
3. 2026-02-27
   listed $129,900 Active 349-char remark

   Show marketing remark (349 chars)

   Great opportunity in Christiansburg! This double wide offers strong potential for both investors and home buyers who are willing to give it a little TLC. Conveniently located near shopping, dining, and major roadways, it offers easy access to everything the area has to offer. Don’t miss the chance to capitalize on this value-add opportunity!

4. 2026-02-27
   listed $129,900 Active

   Show marketing remark (349 chars)

   Great opportunity in Christiansburg! This double wide offers strong potential for both investors and home buyers who are willing to give it a little TLC. Conveniently located near shopping, dining, and major roadways, it offers easy access to everything the area has to offer. Don’t miss the chance to capitalize on this value-add opportunity!

5. 2012-02-22
   soldstatus $56,100 132-char remark

   Show marketing remark (132 chars)

   Well maintained double wide in a nice developement. Your buyers must see this incredible deal. Christiansburg Elem, Middle and High.

6. 2012-01-27
   soldstatus $56,100
7. 2012-01-04
   listed $45,000 132-char remark

   Show marketing remark (132 chars)

   Well maintained double wide in a nice developement. Your buyers must see this incredible deal. Christiansburg Elem, Middle and High.

8. 2011-07-15
   soldstatus $122,578
9. 2007-09-24
   soldstatus $108,000

ⓘ 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: $1,023 · $85/mo
• Projected year-2 tax: $1,065 · $89/mo
• Expected delta: +$42/yr (+$4/mo · 4.1%)

ⓘ 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 ≥95°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: $21,373
• − Mortgage interest: −$7,276
• − Property taxes: −$1,023
• − Insurance: −$650
• − Repairs & maintenance: −$1,710
• − Management: −$1,710
• − Depreciation: −$3,779
• Taxable income: $5,225
• Est. tax owed @ 24.0%: −$1,254
• After-tax cash flow: $5,783/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

+20.3% since first listed

9 events — show timeline

• 2026-03-05 Pending — NRVMLS
• 2026-03-04 Pending — MLSRV
• 2026-02-27 Listed $129,900 MLSRV
• 2026-02-27 Listed $129,900 NRVMLS
• 2012-02-22 Sold (MLS) $56,100 MLSRV
• 2012-01-27 Sold (Public Records) $56,100 Public Records
• 2012-01-04 Listed $45,000 MLSRV
• 2011-07-15 Sold (Public Records) $122,578 Public Records
• 2007-09-24 Sold (Public Records) $108,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,023 · +1.3% YoY. Source: county tax records.