1104 West St · Radford, VA 24141

$85,000

2 bd · 1.0 ba · 1,012 sqft · SingleFamily · 50 Days on market

Built 1960 8,276 sqft lot $84/sqft · 57% below area

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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 +29.7/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Schools +5.9/10.0
• Rent growth +4.2/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Conveniently located near downtown Radford. Walking distance to restaurants and shopping. Bring your tools and make this house your home. Large fenced in yard. Home features two bedrooms and one bath.

Key facts

• Large fenced in yard
• 8,276 sq ft lot
• Built 1960

Tags

• LARGE FENCED IN YARD
• WALKING DISTANCE TO SHOPPING

Property features AI

Finance

• Other: Lot size approximately 0.19 acres
• Financial info: Annual tax amount listed (amount not included per instructions)
• HOA & community: No HOA information provided

Exterior

• Parking: Gravel parking
• Security: No security features provided
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; One-story
• Construction: Aluminum siding; Above-grade living area approximately 1,012; Built on one level
• Exterior features: Front porch; Fenced yard

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: 5 total rooms (bedroom count not specified)
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating
• Interior features: Electric water heater; Crawl space basement
• Laundry & utility: No laundry appliance details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 3.6% in Radford — 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 68/100 on livability (#269 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, health & safety B+; Watch: amenities F, commute F, employment F.
• Radford City Public School District (urban): math 66% / reading 78% proficiency, ranked #26 of 131 in VA (top 20%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: John N. Dalton Intermediate (math 61% / reading 77%, grade A, #89 of 342 statewide, top 26%, 235 students, 66% FRL); Radford High (math 52% / reading 87%, grade B, #159 of 319 statewide, top 53%, 504 students, 42% FRL) — zoned schools average 54% FRL vs 38% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.6%/yr); 150 active listings in the ZIP; 4 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; 28 units permitted in Radford city in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Radford County population projected at +32% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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 $69k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 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: 1.29% ✓
• Cap rate: 10.66%
• Cash-on-cash: 15.60%
• DSCR: 1.69
• GRM: 6.5

CMA / ARV

• ARV (median comp): $198,251
• List price: $85,000
• Delta: -57.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1106 Stockton St	0.08mi	3/1.5 (+1)	1,008 (-0%)	14mo	$177,500	$176	77
7621 Brooklyn Rd	0.74mi	3/2.0 (+1)	1,136 (+12%)	3mo	$273,000	$240	34
203 Baldwin St	0.70mi	3/1.0 (+1)	939 (-7%)	24mo	$125,000	$133	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 6.63% rent growth · sell at horizon

5-year hold

• IRR: 10.3%
• Equity multiple: 1.42×
• Total profit: $10,070
• Equity at exit: $12,674

10-year hold

• IRR: 22.1%
• Equity multiple: 3.20×
• Total profit: $52,443
• Equity at exit: $7,349

Cash invested: $23,800 (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 24141

• Home prices YoY: -26.2%
• Rents YoY: 6.6%
• Active inventory: 150
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,094 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$74 /mo · $886/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $309

Break-even live

Break-even rent $702

Max offer price $85,000

Occupancy floor 67%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1110 Calhoun St Unit I Radford, VA	2.0	1.0	834	$950	$1.14	43d	1	0.43mi
7486 Lee Hwy Radford, VA	1.0	1.0	780	$1,366	$1.75	43d	1	1.30mi
101 Ridgewood Ln Radford, VA	2.0–3.0	1.0–2.0	1188	$999	$0.84	43d	1	1.47mi
222 Allen Ave Radford, VA	1.0–3.0	1.0–1.5	875	$950	$1.09	43d	5	1.49mi

Listing history 21 events

1. 2026-06-19
   days on market $85,000 Active 50 DOM
2. 2026-06-18
   days on market $85,000 Active 49 DOM
3. 2026-06-17
   days on market $85,000 Active 48 DOM
4. 2026-06-16
   days on market $85,000 Active 47 DOM
5. 2026-06-15
   days on market $85,000 Active 46 DOM
6. 2026-06-14
   days on market $85,000 Active 44 DOM
7. 2026-06-13
   days on market $85,000 Active 43 DOM
8. 2026-06-10
   days on market $85,000 Active 41 DOM
9. 2026-06-09
   days on market $85,000 Active 40 DOM
10. 2026-06-08
    days on market $85,000 Active 39 DOM
11. 2026-06-07
    days on market $85,000 Active 38 DOM
12. 2026-06-03
    days on market $85,000 Active 34 DOM
13. 2026-06-02
    days on market $85,000 Active 33 DOM
14. 2026-06-01
    days on market $85,000 Active 32 DOM
15. 2026-05-31
    days on market $85,000 Active 31 DOM
16. 2026-05-30
    days on market $85,000 Active 30 DOM
17. 2026-04-30
    listed $85,000 Active 200-char remark
18. 2019-10-04
    soldstatus $69,200
19. 2019-01-17
    listed $65,500
20. 2016-10-13
    listed $69,900
21. 2014-03-12
    listed $74,900

ⓘ 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: $886 · $74/mo
• Projected year-2 tax: $886 · $74/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥95°F today · 22 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: $13,129
• − Mortgage interest: −$4,761
• − Property taxes: −$886
• − Insurance: −$425
• − Repairs & maintenance: −$1,050
• − Management: −$1,050
• − Depreciation: −$2,473
• Taxable income: $2,484
• Est. tax owed @ 24.0%: −$596
• After-tax cash flow: $3,116/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: Radford City Public School District
• NCES district ID: 5103180
• Math proficiency: 66% ▼ -22.00%
• Reading proficiency: 78% ▼ -5.00%
• Median HH income: $32,239
• Composite: 59.29/100
• National rank: #935
• State rank: #26 of 131 in VA

Livability — Radford

• Score: 68/100
• State rank: #269
• US rank: #9496

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Radford, VA
• County: Radford City · 21,484 people
• City population: 21,484
• Metro: Blacksburg-Christiansburg, VA
• Population (ZIP): 21,484
• Household income: $62,969
• Rent vs Own: 43.4% rent · 56.6% own
• Severe rent burden: 1211.0

Population outlook (Radford County) Hauer SSP2

• Today (2025): 21,530 people
• By 2030: 23,199 · +7.8%
• By 2040: 25,758 · +19.6%
• By 2050: 28,422 · +32.0%
• By 2075: 35,350 · +64.2%
• By 2100: 42,449 · +97.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Black 7% Hispanic / Latino 4% Two or more races 3% Asian 2%
• Common ancestry: Slovak 3% Serbian 2% Romanian 1%
• Foreign-born: 3% · Canada, Vietnam, China
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Radford

• 2024 margin: Toss-up / Even · D 49.3% · R 48.8% · Other 1.9%
• 2008→2024 swing: -8.9pp toward R · 2008: 9.4pp · 2024: 0.5pp
• All cycles: 2024: D+0.5 2020: D+9.1 2016: D+4.7 2012: D+3.9 2008: D+9.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -85.42%
• Current HPI: 240.7418
• Rent YoY: ▲ 6.63%
• 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

+13.5% since first listed

5 events — show timeline

• 2026-04-30 Listed $85,000 NRVMLS
• 2019-10-04 Sold (Public Records) $69,200 Public Records
• 2019-01-17 Listed $65,500 NRVMLS
• 2016-10-13 Listed $69,900 NRVMLS
• 2014-03-12 Listed $74,900 NRVMLS

Property tax history

+3.9%/yr

Latest (2025): $886 · +18.8% YoY. Source: county tax records.