1516 Gunston Rd · Plum Creek, VA 24073

$165,000

2 bd · 1.5 ba · 1,100 sqft · SingleFamily · 8 Days on market

Built 1992 1.66 ac lot Est $204k · 19% 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 +21.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• Schools +5.4/10.0
• 1% rule +4.3/10.0
• Livability +3.1/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Check out this immaculate 2 bedroom, 1.5 bath home on a secluded 1.6 acres of privacy! Here you'll find a private yard, storage building, a huge detached 2 bay garage (with power) all while being conveniently located in between Radford and Christiansburg. Step inside to appreciate the care and condition of the home with new flooring, all new energy efficient windows throughout, and a large fully enclosed sunroom. Move outside onto the large back porch to grill a steak, soak in the hot tub, or just relax in seclusion. Schedule a tour today before it's gone! This property is sold as-is and will not go for a government loan.

Key facts

• Storage building
• Private yard
• Large back porch

Tags

• PRIVATE YARD
• STORAGE BUILDING
• DETACHED GARAGE
• ENERGY EFFICIENT WINDOWS
• FULLY ENCLOSED SUNROOM
• LARGE BACK PORCH

Property features AI

Exterior

• Parking: Detached 2-car garage
• Security: Storm door(s)
• Utilities: Private well water; Septic tank
• Home design: Residential mobile home; Detached; One story
• Construction: Aluminum siding
• Exterior features: Garden; Patio; Porch; Shed(s)

Interior

• Kitchen: Oven; Electric range; Refrigerator
• Bedrooms: Total rooms: 6
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump
• Interior features: Storm windows; Dirt-floored basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/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 $154k (6.5% below list).
• Recommended offer: $154k (6.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#422 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment 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: Christiansburg Primary (405 students, 49% 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).

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 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $154,257 (6.5% below list)

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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.93% ✗
• Cap rate: 8.13%
• Cash-on-cash: 6.58%
• DSCR: 1.29
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $203,500
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2617 Beech Spring Ln	0.64mi	3/1.0 (+1)	1,190 (+8%)	8mo	$220,000	$185	42

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 · 1.05% rent growth · sell at horizon

5-year hold

• IRR: -8.2%
• Equity multiple: 0.70×
• Total profit: $-13,661
• Equity at exit: $24,602

10-year hold

• IRR: -1.1%
• Equity multiple: 0.93×
• Total profit: $-3,183
• Equity at exit: $14,266

Cash invested: $46,200 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,543 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$31 /mo · $376/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $253

Break-even live

Break-even rent $1,222

Max offer price $165,000

Occupancy floor 79%

Sensitivity live

Price	-10% $347	-5% $300	+0% $253	+5% $207	+10% $160
Rent	-10% $131	-5% $192	+0% $253	+5% $314	+10% $375
Rate	-1.0pp $336	-0.5pp $295	base $253	+0.5pp $210	+1.0pp $167

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $165,000 Active 8 DOM
2. 2026-06-18
   days on market $165,000 Active 7 DOM
3. 2026-06-17
   days on market $165,000 Active 6 DOM
4. 2026-06-16
   days on market $165,000 Active 5 DOM
5. 2026-06-15
   days on market $165,000 Active 4 DOM
6. 2026-06-14
   days on market $165,000 Active 2 DOM
7. 2026-06-13
   remarks 629-char remark
8. 2026-06-13
   listed $165,000 Active 1 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: $376 · $31/mo
• Projected year-2 tax: $1,353 · $113/mo
• Expected delta: +$977/yr (+$81/mo · 259.6%)

ⓘ 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 ≥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: $18,511
• − Mortgage interest: −$9,243
• − Property taxes: −$376
• − Insurance: −$825
• − Repairs & maintenance: −$1,481
• − Management: −$1,481
• − Depreciation: −$4,800
• Taxable income: $305
• Est. tax owed @ 24.0%: −$73
• After-tax cash flow: $2,966/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 — Plum Creek

• Score: 61/100
• State rank: #422
• US rank: #18058

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Montgomery County · 78,218 people
• 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

1 event — show timeline

• 2026-06-11 Listed $165,000 NRVMLS

Property tax history

+1.6%/yr

Latest (2025): $376 · +1.3% YoY. Source: county tax records.