1210 University Ter Unit B · Blacksburg, VA 24060

$289,900

4 bd · 2.0 ba · 1,071 sqft · Condo public records · 9 Days on market

Built 1987 $205/mo HOA · 9% of rent

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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).

• Cash flow +10.9/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Livability +4.4/5.0
• Rent growth +3.5/5.0
• DSCR +3.2/10.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

OPEN and AVAILABLE for the new Fall 2026 VT school year! This main level, 4 Bedroom, 2 Full Bath Condo is very conveniently located to VT campus, grocery stores, downtown and on the BT Bus Route too! There is a rear covered patio off the spacious living room w/ a storage closet too. The breakfast bar in the kitchen opens to the Living Room and Dining Area. This a wonderful place to live and thrive at VT!! Great investment opportunity in a great location. Call for a private showing!

Key facts

• Rear covered patio
• Breakfast bar
• $205 HOA

Tags

• REAR COVERED PATIO
• BREAKFAST BAR

Property features AI

Finance

• Other: Property listed as part of a condominium community
• HOA & community: Homeowners association with an annual fee of $2,460 (about $205/month)

Exterior

• Parking: Asphalt parking
• Utilities: Public water; Public sewer; Cable available
• Home design: Condominium; Residential property; One-level (single-story); Main level unit; Located in the University Terrace subdivision; Zoned for multi-family
• Construction: Vinyl siding; Shingle roof
• Exterior features: Patio; Asphalt parking surface

Interior

• Kitchen: Dishwasher; Microwave; Electric range; Refrigerator
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump
• Interior features: Dishwasher; Dryer; Microwave; Electric range; Refrigerator; Washer; Electric water heater; Carpet flooring; Ceramic tile flooring; Laminate flooring; 7 total rooms
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath condo listed at $290k.

Deal economics

• At list price, monthly cash flow is $-129 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $267k (7.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (19.0% below list).
• Recommended offer: $235k (19.0% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 2.5% in Blacksburg — 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 88/100 on livability (#8 in VA, #215 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+; Watch: cost of living C-, housing C-.
• 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: Gilbert Linkous Elementary (math 87% / reading 82%, grade A+, #71 of 1,108 statewide, top 8%, 329 students, 24% FRL); Blacksburg Middle (math 62% / reading 77%, grade A, #85 of 342 statewide, top 26%, 946 students, 30% FRL); Blacksburg High (math 80% / reading 92%, grade A, #20 of 319 statewide, top 6%, 1,321 students, 23% FRL).
• Zoned-school proficiency averages 80% at this address vs 64% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Montgomery County Public School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+4.0%/yr); 313 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d 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).
• This rent runs 42% of the median local income ($68k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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 $72k; list at $290k implies a 300% gain — meaningful room to come down on a strong offer.

Recommended offer $234,828 (19.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.81% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.91%
• DSCR: 0.92
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -18.4%
• Equity multiple: 0.35×
• Total profit: $-52,898
• Equity at exit: $43,225

10-year hold

• IRR: -9.0%
• Equity multiple: 0.42×
• Total profit: $-47,061
• Equity at exit: $25,065

Cash invested: $81,172 (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: 10.3×

Monthly cashflow live

• Estimated rent: $2,348 medium
• Mortgage (P&I): −$1,520
• Tax from tax record: −$138 /mo · $1,656/yr
• Insurance: −$121
• HOA: −$205
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $-129

Break-even live

Break-even rent $2,511

Max offer price $267,126

Occupancy floor —

Sensitivity live

Price	-10% $35	-5% $-47	+0% $-129	+5% $-211	+10% $-293
Rent	-10% $-314	-5% $-222	+0% $-129	+5% $-36	+10% $57
Rate	-1.0pp $17	-0.5pp $-55	base $-129	+0.5pp $-204	+1.0pp $-280

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1222 Patrick Henry Dr Blacksburg, VA	2.0–4.0	2.0–4.0	1171	$1,100	$0.94	44d	2	0.14mi
1711 Whipple Dr Blacksburg, VA	4.0	2.0	1173	$565	$0.48	44d	1	0.69mi
524 Prices Fork Rd Unit C-07 Blacksburg, VA	3.0	1.0	923	$1,880	$2.04	44d	1	0.79mi
712 Roanoke St E Unit 712-1 Blacksburg, VA	3.0	2.0	760	$1,800	$2.37	44d	1	1.08mi
1912 Tabor Village Dr Blacksburg, VA	3.0	3.0	1248	$2,025	$1.62	44d	1	1.19mi
200 Hampton Ct Blacksburg, VA	3.0	1.0–1.5	851	$2,906	$3.41	44d	1	1.33mi

HOA detail condo

• Monthly dues: $205 · $2,460/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-06-19
   days on market $289,900 Active 9 DOM
2. 2026-06-18
   days on market $289,900 Active 8 DOM
3. 2026-06-17
   days on market $289,900 Active 7 DOM
4. 2026-06-16
   days on market $289,900 Active 6 DOM
5. 2026-06-15
   days on market $289,900 Active 5 DOM
6. 2026-06-14
   days on market $289,900 Active 3 DOM
7. 2026-06-13
   remarks 488-char remark
8. 2026-06-13
   listed $289,900 Active 2 DOM

ⓘ 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: $1,656 · $138/mo
• Projected year-2 tax: $2,377 · $198/mo
• Expected delta: +$721/yr (+$60/mo · 43.5%)

ⓘ 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: $28,179
• − Mortgage interest: −$16,239
• − Property taxes: −$1,656
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,254
• − Management: −$2,254
• − HOA: −$2,460
• − Depreciation: −$8,433
• Taxable loss: −$6,567
• Est. tax savings @ 24.0%: +$1,576
• After-tax cash flow: $29/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 — Blacksburg

• Score: 88/100
• State rank: #8
• US rank: #215

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blacksburg, VA
• County: Montgomery County · 78,218 people
• City population: 48,541
• 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

+299.9% since first listed

6 events — show timeline

• 2026-06-11 Listed $289,900 NRVMLS
• 2024-04-07 Rental Removed $2,100 RENT.
• 2024-02-15 Price Changed $2,100 RENT.
• 2023-12-20 Listed for Rent — RENT.
• 2022-12-19 Rental Removed — RENT.
• 2001-10-26 Sold (Public Records) $72,500 Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,656 · +1.3% YoY. Source: county tax records.