1426 Sandy Cir · Prices Fork, VA 24060

$379,900

3 bd · 2.0 ba · 1,808 sqft · MultiFamily public records · 73 Days on market

Built 1980 0.37 ac lot $210/sqft · 10% below area Est $423k · 10% under

---

Why this score? — see what drove the C- 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 +15.5/30.0
• ARV discount +12.1/15.0
• Schools +5.4/10.0
• DSCR +4.8/10.0
• Livability +4.2/5.0
• Rent growth +3.5/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Don't miss out on this architecturally designed duplex in the Blacksburg School District. One side is available for immediate occupancy. Live in one side and have immediate rental income from the other. Each side offers an open floor plan featuring a large family room with vaulted ceilings, spacious kitchen with a large island and updated appliances, and 2 separated bedrooms, each with their own private full bathrooms. Both sides have a fenced back yard, with ample room for entertaining. 1426 offers a large screened in Porch and 1428 offers an enclosed patio (Not heated or cooled). This duplex has numerous updates; the crawlspace is encapsulated, the roof is roughly 8 years old, both heat pumps have been replaced in the last 6 years, new siding and windows in 2020. Contact your agent for your private showing today!

Key facts

• Updated appliances
• Open floor plan
• Large family room

Tags

• OPEN FLOOR PLAN
• LARGE FAMILY ROOM
• VAULTED CEILINGS
• SPACIOUS KITCHEN
• LARGE ISLAND
• UPDATED APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $380k.

Deal economics

• At list price, monthly cash flow is $155 ($2k/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 $310k (18.5% below list).
• Recommended offer: $310k (18.5% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.1% in Prices Fork — 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 83/100 on livability (#42 in VA, #1,003 nationally) — a professional / high-income tenant draw. Strengths: commute A+, health & safety 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 (+4.0%/yr); 313 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 323 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).
• At $3,098/mo this rent would consume 55% of the median local household income ($68k/yr) (locally 3694% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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 73 days — a 6% lower offer ($357k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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 $252k; list at $380k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $309,800 (18.5% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.82% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.75%
• DSCR: 1.08
• GRM: 10.2

CMA / ARV

• ARV (median comp): $422,827
• List price: $379,900
• Delta: -10.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.95% rent growth · sell at horizon

5-year hold

• IRR: -12.6%
• Equity multiple: 0.54×
• Total profit: $-48,843
• Equity at exit: $56,644

10-year hold

• IRR: -2.4%
• Equity multiple: 0.83×
• Total profit: $-17,939
• Equity at exit: $32,847

Cash invested: $106,372 (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 24060

• Rents YoY: 4.0%
• Active inventory: 313
• Price-to-rent: 20.4×

Monthly cashflow live

• Estimated rent: $3,098 medium
• Mortgage (P&I): −$1,992
• Tax from tax record: −$142 /mo · $1,700/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$651
• Net cashflow: $155

Break-even live

Break-even rent $2,902

Max offer price $379,900

Occupancy floor 90%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,098
Total (2 units)			$3,098

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: $94,975
• Closing costs: $11,397
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2904 Cara Ct Unit 2904 Blacksburg, VA	3.0	2.5	1364	$1,700	$1.25	44d	1	0.14mi
2906 Cara Ct Unit 2906 Blacksburg, VA	3.0	2.5	1364	$1,700	$1.25	44d	1	0.14mi
3016 Deptford St Blacksburg, VA	3.0	3.5	2082	$2,800	$1.34	44d	1	0.42mi
1071 Balsam Ln Unit 301 Blacksburg, VA	3.0	3.5	2096	$2,500	$1.19	44d	1	0.49mi
1085 Balsam Ln Unit WHT304 Blacksburg, VA	3.0	3.5	2096	$2,600	$1.24	44d	1	0.54mi
1063 Balsam Ln Blacksburg, VA	3.0	2.5	2100	$2,700	$1.29	44d	1	0.57mi
2005 Kyles Way Blacksburg, VA	3.0	2.5	1658	$2,200	$1.33	44d	1	1.01mi
2020 Kyles Way Blacksburg, VA	2.0	2.5	1296	$1,995	$1.54	44d	1	1.04mi
2016 Kyles Way Blacksburg, VA	3.0	3.0	1617	$2,375	$1.47	44d	1	1.05mi
2030 Kyles Way Blacksburg, VA	2.0	2.5	1296	$1,995	$1.54	44d	1	1.05mi
2050 Kyles Way Blacksburg, VA	3.0	2.5	1271	$2,500	$1.97	44d	1	1.06mi

Listing history 15 events

1. 2026-06-07
   statusdays on market $379,900 Pending 73 DOM
2. 2026-06-05
   days on market $379,900 Active 71 DOM
3. 2026-06-03
   days on market $379,900 Active 70 DOM
4. 2026-06-02
   days on market $379,900 Active 69 DOM
5. 2026-06-01
   days on market $379,900 Active 68 DOM
6. 2026-05-31
   days on market $379,900 Active 67 DOM
7. 2026-05-30
   days on market $379,900 Active 66 DOM
8. 2026-04-17
   listed $389,900 Active 826-char remark

   Show marketing remark (826 chars)

   Don't miss out on this architecturally designed duplex in the Blacksburg School District. One side is available for immediate occupancy. Live in one side and have immediate rental income from the other. Each side offers an open floor plan featuring a large family room with vaulted ceilings, spacious kitchen with a large island and updated appliances, and 2 separated bedrooms, each with their own private full bathrooms. Both sides have a fenced back yard, with ample room for entertaining. 1426 offers a large screened in Porch and 1428 offers an enclosed patio (Not heated or cooled). This duplex has numerous updates; the crawlspace is encapsulated, the roof is roughly 8 years old, both heat pumps have been replaced in the last 6 years, new siding and windows in 2020. Contact your agent for your private showing today!

9. 2026-04-14
   price $389,900 827-char remark

   Show marketing remark (827 chars)

   Don't miss out on this architecturally designed duplex in the Blacksburg School District. One side is available for immediate occupancy. Live in one side and have immediate rental income from the other. Each side offers an open floor plan featuring a large family room with vaulted ceilings, spacious kitchen with a large island and updated appliances, and 2 separated bedrooms, each with their own private full bathrooms. Both sides have a fenced back yard, with ample room for entertaining. 1426 offers a large screened in Porch and 1428 offers an enclosed patio (Not heated or cooled). This duplex has numerous updates; the crawlspace is encapsulated, the roof is roughly 8 years old, both heat pumps have been replaced in the last 6 years, new siding and windows in 2020. Contact your agent for your private showing today!

10. 2026-03-25
    listed $399,900 Active 827-char remark

    Show marketing remark (827 chars)

    Don't miss out on this architecturally designed duplex in the Blacksburg School District. One side is available for immediate occupancy. Live in one side and have immediate rental income from the other. Each side offers an open floor plan featuring a large family room with vaulted ceilings, spacious kitchen with a large island and updated appliances, and 2 separated bedrooms, each with their own private full bathrooms. Both sides have a fenced back yard, with ample room for entertaining. 1426 offers a large screened in Porch and 1428 offers an enclosed patio (Not heated or cooled). This duplex has numerous updates; the crawlspace is encapsulated, the roof is roughly 8 years old, both heat pumps have been replaced in the last 6 years, new siding and windows in 2020. Contact your agent for your private showing today!

11. 2019-10-11
    soldstatus $252,000
12. 2019-10-11
    soldstatus $252,000
13. 2019-03-06
    listed $279,000
14. 2019-03-06
    listed $279,000
15. 2006-10-17
    soldstatus $378,000

ⓘ 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: $1,700 · $142/mo
• Projected year-2 tax: $3,115 · $260/mo
• Expected delta: +$1,415/yr (+$118/mo · 83.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 8 d/yr ≥94°F today · 21 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: $37,176
• − Mortgage interest: −$21,280
• − Property taxes: −$1,700
• − Insurance: −$1,900
• − Repairs & maintenance: −$2,974
• − Management: −$2,974
• − Depreciation: −$11,052
• Taxable loss: −$4,704
• Est. tax savings @ 24.0%: +$1,129
• After-tax cash flow: $2,991/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 — Prices Fork

• Score: 83/100
• State rank: #42
• US rank: #1003

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Prices Fork, VA
• County: Montgomery County · 78,218 people
• Metro: Blacksburg-Christiansburg, VA
• Population (ZIP): 48,541
• Household income: $67,675
• Rent vs Own: 56.6% rent · 43.4% own
• Severe rent burden: 3694.0

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 (80%)
• Race & ethnicity: White 80% Asian 8% Two or more races 4% Hispanic / Latino 4% Black 3%
• Common ancestry: Romanian 3% Italian 3% Slovak 2%
• Foreign-born: 14% · China, Canada, South Korea
• Languages at home: 86% English-only · Other Indo-European 4% Chinese 3% Spanish 3%

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: ▼ -176.54%
• Current HPI: 289.8166
• Rent YoY: ▲ 3.95%
• 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

+3.1% since first listed

8 events — show timeline

• 2026-04-17 Listed $389,900 NRVMLS
• 2026-04-14 Price Changed $389,900 NRVMLS
• 2026-03-25 Listed $399,900 NRVMLS
• 2019-10-11 Sold (Public Records) $252,000 Public Records
• 2019-10-11 Sold (MLS) $252,000 NRVMLS
• 2019-03-06 Listed $279,000 NRVMLS
• 2019-03-06 Listed $279,000 NRVMLS
• 2006-10-17 Sold (Public Records) $378,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,700 · +1.3% YoY. Source: county tax records.