450 Mount Pleasant Rds · Christiansburg, VA 24073

$295,000

3 bd · 2.0 ba · 2,492 sqft · SingleFamily public records · 7 Days on market

Built 1951 1.90 ac lot $118/sqft · 8% below area Est $321k · 8% under

---

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).

• ARV discount +11.2/15.0
• Cash flow +7.9/30.0
• Schools +5.4/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• 1% rule +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Must see property. House sets on level lot with features that provide comfort, convenience and pleasure.

Key facts

• 1.9 acre lot
• 2 garage spots
• Built 1951

Property features AI

Exterior

• Parking: Detached garage; Asphalt driveway; 2-car garage
• Utilities: Public water; Septic tank
• Home design: Single-family detached residence; One level; One story
• Construction: Stone and vinyl siding exterior
• Exterior features: Agricultural zoning; Subdivision: Allegheny Mountain; Public water; Septic tank

Interior

• Kitchen: Dishwasher; Microwave; Electric range; Refrigerator
• Flooring: Ceramic tile; Hardwood
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Baseboard heating; Electric heating
• Interior features: Living room fireplace
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $-316 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (18.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (35.7% below list).
• Recommended offer: $190k (35.7% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 3.9% in Christiansburg — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 250 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 $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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,801 (35.7% 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 1951 — 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. 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?
6. 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.
7. 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.
8. 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: 0.64% ✗
• Cap rate: 5.01%
• Cash-on-cash: -4.59%
• DSCR: 0.80
• GRM: 13.0

CMA / ARV

• ARV (median comp): $321,233
• List price: $295,000
• Delta: -8.17%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4575 Wayside Dr	0.16mi	3/2.5	2,523 (+1%)	15mo	$362,000	$143	76
50 Mountain Top Dr	0.36mi	3/2.0	2,562 (+3%)	12mo	$335,000	$131	69
4550 Wayside Dr	0.15mi	3/2.0	2,256 (-10%)	16mo	$322,400	$143	64
375 MT Pleasant Rd SE	0.07mi	4/2.0 (+1)	2,224 (-11%)	15mo	$275,000	$124	62
185 Howery St	0.33mi	3/2.5	2,150 (-14%)	13mo	$425,000	$198	49

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: -26.0%
• Equity multiple: 0.13×
• Total profit: $-71,669
• Equity at exit: $43,985

10-year hold

• IRR: -29.6%
• Equity multiple: -0.25×
• Total profit: $-103,152
• Equity at exit: $25,506

Cash invested: $82,600 (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: 250
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $1,898 medium
• Mortgage (P&I): −$1,547
• Tax from tax record: −$145 /mo · $1,742/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $-316

Break-even live

Break-even rent $2,298

Max offer price $239,237

Occupancy floor —

Sensitivity live

Price	-10% $-149	-5% $-232	+0% $-316	+5% $-399	+10% $-483
Rent	-10% $-466	-5% $-391	+0% $-316	+5% $-241	+10% $-166
Rate	-1.0pp $-167	-0.5pp $-241	base $-316	+0.5pp $-392	+1.0pp $-470

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-12
   listed $295,000 Active 104-char remark
2. 2016-06-01
   listed $187,500

ⓘ 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: $1,742 · $145/mo
• Projected year-2 tax: $2,419 · $202/mo
• Expected delta: +$677/yr (+$56/mo · 38.9%)

ⓘ 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 ≥96°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: $22,776
• − Mortgage interest: −$16,525
• − Property taxes: −$1,742
• − Insurance: −$1,475
• − Repairs & maintenance: −$1,822
• − Management: −$1,822
• − Depreciation: −$8,582
• Taxable loss: −$9,191
• Est. tax savings @ 24.0%: +$2,206
• After-tax cash flow: $-1,582/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

• Census place: Christiansburg, VA
• 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

+57.3% since first listed

3 events — show timeline

• 2026-05-20 Pending — NRVMLS
• 2026-05-12 Listed $295,000 NRVMLS
• 2016-06-01 Listed $187,500 NRVMLS

Property tax history

+0.4%/yr

Latest (2025): $1,742 · +1686.6% YoY. Source: county tax records.