655 Peachtree Hl · Christiansburg, VA 24073

$180,000

4 bd · 2.0 ba · 2,052 sqft · Manufactured public records · 4 Days on market

Built 2010 2.80 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 +28.3/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• 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

Secluded yet convenient, this 4BR/2BA home sits on nearly 3 acres just minutes from Christiansburg. Enjoy a large open living space, a spacious back deck, and a private mix of open lawn and mature woods. A little light TLC unlocks great potential — ideal for first-time buyers, investors, or downsizers. Powered shed offers extra workshop or storage space. Acreage, privacy, and upside in one rare package!

Key facts

• Spacious back deck
• Mature woods
• Powered shed

Tags

• LARGE OPEN LIVING SPACE
• SPACIOUS BACK DECK
• PRIVATE MIX OF OPEN LAWN
• MATURE WOODS
• POWERED SHED
• EXTRA WORKSHOP

Property features AI

Finance

• Other: Approximately 2.8 acres; Zoned agricultural

Exterior

• Parking: Gravel parking
• Utilities: Private well water; Septic tank
• Home design: Mobile home (detached); One level / 1 story
• Construction: Vinyl siding
• Exterior features: Garden; Deck; Shed(s)

Interior

• Kitchen: Dishwasher; Oven; Electric range; Refrigerator
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Forced air; Has heating
• Interior features: Gas log fireplace; Crawl space basement
• Laundry & utility: Washer; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $576 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 10.1% vs local median 3.8% 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: Falling Branch Elementary (math 56% / reading 68%, grade B, #480 of 1,108 statewide, top 46%, 576 students, 52% 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); 248 active listings in the ZIP; solid renter incomes; 323 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($77k/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 $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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $128k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $180,000

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: 1.20% ✓
• Cap rate: 10.13%
• Cash-on-cash: 13.72%
• DSCR: 1.61
• GRM: 7.0

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: 1.8%
• Equity multiple: 1.07×
• Total profit: $3,332
• Equity at exit: $26,839

10-year hold

• IRR: 9.5%
• Equity multiple: 1.67×
• Total profit: $33,608
• Equity at exit: $15,563

Cash invested: $50,400 (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: 248
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,157 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$109 /mo · $1,304/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $576

Break-even live

Break-even rent $1,427

Max offer price $180,000

Occupancy floor 68%

Sensitivity live

Price	-10% $678	-5% $627	+0% $576	+5% $525	+10% $474
Rent	-10% $406	-5% $491	+0% $576	+5% $661	+10% $746
Rate	-1.0pp $667	-0.5pp $622	base $576	+0.5pp $529	+1.0pp $482

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-03
   status $180,000 Pending 4 DOM
2. 2026-06-02
   days on market $180,000 Active 4 DOM
3. 2026-06-01
   days on market $180,000 Active 3 DOM
4. 2026-05-31
   days on market $180,000 Active 2 DOM
5. 2026-05-29
   listed $180,000 Active
6. 2017-03-23
   soldstatus $128,000

ⓘ 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: $1,304 · $109/mo
• Projected year-2 tax: $1,476 · $123/mo
• Expected delta: +$172/yr (+$14/mo · 13.2%)

ⓘ 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 7 d/yr ≥93°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: $25,879
• − Mortgage interest: −$10,083
• − Property taxes: −$1,304
• − Insurance: −$900
• − Repairs & maintenance: −$2,070
• − Management: −$2,070
• − Depreciation: −$5,236
• Taxable income: $4,215
• Est. tax owed @ 24.0%: −$1,012
• After-tax cash flow: $5,901/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

• 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

+40.6% since first listed

2 events — show timeline

• 2026-05-29 Listed $180,000 NRVMLS
• 2017-03-23 Sold (Public Records) $128,000 Public Records

Property tax history

-0.8%/yr

Latest (2025): $1,304 · +1.3% YoY. Source: county tax records.