307 Loudon Rd #512 · Blacksburg, VA 24060

$179,000

2 bd · 1.0 ba · 744 sqft · Condo public records · 18 Days on market

Built 1968 $241/sqft · at area comps Est $177k · at est. $181/mo HOA · 12% 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 +11.1/30.0
• ARV discount +7.0/15.0
• Schools +5.4/10.0
• Livability +4.4/5.0
• 1% rule +3.5/10.0
• Rent growth +3.5/5.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 2-bedroom, 1-bath ground-level condo offers unbeatable convenience in one of Blacksburg’s most desirable locations. Just minutes from Virginia Tech, you’ll enjoy easy access to campus, shopping, dining, and entertainment at First & Main, as well as all that Downtown Blacksburg has to offer. Situated on the bus line, this home makes getting around town effortless. Inside, the unit features a functional layout with a stacked washer and dryer for added convenience. Sliding glass doors open to a concrete pad patio where you can enjoy relaxing outside. Whether you’re looking for a comfortable place to call home or a smart investment opportunity, this property deliver

Key facts

• $181 HOA
• Built 1968
• Listed 18 days

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $2,172 (about $181/month)

Exterior

• Utilities: Public water; Public sewer
• Home design: Condominium; One story
• Construction: Brick construction; Shingle roof
• Exterior features: Patio

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Total of 4 rooms
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump
• Interior features: Dishwasher; Electric range; Refrigerator; Electric water heater
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $179k.

Deal economics

• At list price, monthly cash flow is $-72 ($-864/yr) — negative.
• To cash-flow at today's rent, offer at most $166k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (14.6% below list).
• Recommended offer: $153k (14.6% 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: Margaret Beeks Elementary (math 72% / reading 77%, grade A, #220 of 1,108 statewide, top 22%, 343 students, 36% 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 schools at 30% FRL track the district average.
• Zoned-school proficiency averages 77% at this address vs 64% district-wide (+13 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); 315 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $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

• It's been on market 18 days — a 2% lower offer ($176k) 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 $96k; list at $179k implies a 86% gain — meaningful room to come down on a strong offer.

Recommended offer $152,825 (14.6% 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. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.85% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.72%
• DSCR: 0.92
• GRM: 9.8

CMA / ARV

• ARV (median comp): $176,887
• List price: $179,000
• Delta: 1.19%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -18.0%
• Equity multiple: 0.36×
• Total profit: $-32,069
• Equity at exit: $26,689

10-year hold

• IRR: -8.4%
• Equity multiple: 0.45×
• Total profit: $-27,463
• Equity at exit: $15,477

Cash invested: $50,120 (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: 315
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,528 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$85 /mo · $1,021/yr
• Insurance: −$75
• HOA: −$181
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $-72

Break-even live

Break-even rent $1,619

Max offer price $166,278

Occupancy floor 100%

Sensitivity live

Price	-10% $29	-5% $-21	+0% $-72	+5% $-123	+10% $-173
Rent	-10% $-193	-5% $-132	+0% $-72	+5% $-12	+10% $49
Rate	-1.0pp $18	-0.5pp $-26	base $-72	+0.5pp $-118	+1.0pp $-166

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
400 Fairfax Rd Blacksburg, VA	1.0–3.0	1.0	910	$1,470	$1.62	44d	10	0.16mi

HOA detail condo

• Monthly dues: $181 · $2,172/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-05-04
   listed $179,000 Active 915-char remark
2. 2025-10-15
   price $199,900
3. 2025-07-16
   listed $209,000 Active
4. 2005-12-12
   soldstatus $96,000

ⓘ 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: $1,021 · $85/mo
• Projected year-2 tax: $1,468 · $122/mo
• Expected delta: +$447/yr (+$37/mo · 43.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% 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: $18,339
• − Mortgage interest: −$10,027
• − Property taxes: −$1,021
• − Insurance: −$895
• − Repairs & maintenance: −$1,467
• − Management: −$1,467
• − HOA: −$2,172
• − Depreciation: −$5,207
• Taxable loss: −$3,917
• Est. tax savings @ 24.0%: +$940
• After-tax cash flow: $76/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

+86.5% since first listed

5 events — show timeline

• 2026-05-22 Pending — NRVMLS
• 2026-05-04 Listed $179,000 NRVMLS
• 2025-10-15 Price Changed $199,900 NRVMLS
• 2025-07-16 Listed $209,000 NRVMLS
• 2005-12-12 Sold (Public Records) $96,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,021 · +1.3% YoY. Source: county tax records.