1471 Mud Pike Rd NW · Christiansburg, VA 24073

$344,900

3 bd · 2.0 ba · 1,800 sqft · SingleFamily public records · 108 Days on market

Built 1972 0.68 ac lot $192/sqft · 8% above area Est $441k · 22% under ↓ 1% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +6.6/30.0
• Schools +5.4/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• DSCR +0.9/10.0
• 1% rule +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Quality brick ranch located in one of the most convenient areas of Christiansburg. This 4 bedroom, 2.5 bathroom home offers a great combination of comfort, space, and functionality. A standout feature is the large detached 4 car garage, perfect for car enthusiasts, a workshop, or additional storage. The property also includes a storage shed and two paved driveways, providing plenty of parking for vehicles, trailers, or guests. Enjoy the spacious deck, ideal for relaxing or entertaining outdoors. Located in the Christiansburg school district and just 12 minutes from Virginia Tech, this home offers easy access to shopping, dining, and local amenities while still providing plenty of room to spread out.

Key facts

• Storage shed
• Spacious deck
• Two paved driveways

Tags

• DETACHED 4 CAR GARAGE
• STORAGE SHED
• TWO PAVED DRIVEWAYS
• SPACIOUS DECK
• EASY ACCESS TO SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $345k.

Deal economics

• At list price, monthly cash flow is $-560 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (28.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (43.8% below list).
• Recommended offer: $194k (43.8% below list) — sets the bar for 1% rule.

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: Christiansburg Elementary (math 59% / reading 68%, grade B, #460 of 1,108 statewide, top 42%, 407 students, 41% 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; 1 comparable units currently listed for rent nearby; solid renter incomes; 323 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% 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 $2k of loan paydown is wiped out by about $10k 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 108 days — a 9% lower offer ($314k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $193,821 (43.8% 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. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 44% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 0.56% ✗
• Cap rate: 4.34%
• Cash-on-cash: -6.96%
• DSCR: 0.69
• GRM: 14.8

CMA / ARV

• ARV (median comp): $440,504
• List price: $344,900
• Delta: -21.70%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1380 Dow St	0.63mi	3/2.5	1,812 (+1%)	1mo	$345,000	$190	66
1535 Kensington Way	0.54mi	4/3.0 (+1)	1,817 (+1%)	2mo	$382,450	$210	63
1381 Dow St	0.62mi	3/1.5	1,732 (-4%)	2mo	$330,000	$191	61
210 Windsong Dr	0.66mi	3/2.0	1,719 (-4%)	5mo	$353,000	$205	57
535 Keystone Dr	0.54mi	3/2.5	1,760 (-2%)	15mo	$355,000	$202	57
940 Holland Loop	0.39mi	3/2.5	1,650 (-8%)	17mo	$349,950	$212	51
990 Holland Loop NW	0.44mi	4/2.5 (+1)	1,933 (+7%)	11mo	$418,900	$217	51
960 Holland Loop	0.41mi	4/2.5 (+1)	1,933 (+7%)	17mo	$386,350	$200	47
365 S Hill Dr	0.42mi	4/2.5 (+1)	2,016 (+12%)	8mo	$320,000	$159	47
105 Ashton Ct	0.69mi	4/3.0 (+1)	1,695 (-6%)	6mo	$345,000	$204	44
445 Chelsea Loop	0.60mi	4/3.0 (+1)	1,972 (+10%)	7mo	$342,500	$174	41
1747 Mud Pike Rd	0.63mi	2/2.0 (-1)	1,660 (-8%)	16mo	$254,000	$153	39

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: -30.3%
• Equity multiple: 0.01×
• Total profit: $-95,443
• Equity at exit: $51,426

10-year hold

• IRR: -41.6%
• Equity multiple: -0.50×
• Total profit: $-144,376
• Equity at exit: $29,821

Cash invested: $96,572 (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: 14.8×

Monthly cashflow live

• Estimated rent: $1,938 medium
• Mortgage (P&I): −$1,809
• Tax from tax record: −$139 /mo · $1,667/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $-560

Break-even live

Break-even rent $2,647

Max offer price $245,955

Occupancy floor —

Sensitivity live

Price	-10% $-365	-5% $-462	+0% $-560	+5% $-658	+10% $-755
Rent	-10% $-713	-5% $-637	+0% $-560	+5% $-484	+10% $-407
Rate	-1.0pp $-386	-0.5pp $-472	base $-560	+0.5pp $-649	+1.0pp $-740

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: $86,225
• Closing costs: $10,347
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
375 Skylar DR Christiansburg, VA	3.0	2.0	1647	$1,900	$1.15	45d	1	1.33mi

Listing history 20 events

1. 2026-06-21
   days on market $344,900 Active 108 DOM
2. 2026-06-19
   days on market $344,900 Active 106 DOM
3. 2026-06-18
   days on market $344,900 Active 105 DOM
4. 2026-06-17
   days on market $344,900 Active 104 DOM
5. 2026-06-16
   days on market $344,900 Active 103 DOM
6. 2026-06-15
   days on market $344,900 Active 102 DOM
7. 2026-06-14
   days on market $344,900 Active 100 DOM
8. 2026-06-13
   days on market $344,900 Active 99 DOM
9. 2026-06-10
   days on market $344,900 Active 97 DOM
10. 2026-06-09
    days on market $344,900 Active 96 DOM
11. 2026-06-08
    days on market $344,900 Active 95 DOM
12. 2026-06-07
    days on market $344,900 Active 94 DOM
13. 2026-06-05
    days on market $344,900 Active 91 DOM
14. 2026-06-03
    days on market $344,900 Active 90 DOM
15. 2026-06-02
    days on market $344,900 Active 89 DOM
16. 2026-06-01
    days on market $344,900 Active 88 DOM
17. 2026-05-31
    days on market $344,900 Active 87 DOM
18. 2026-05-30
    days on market $344,900 Active 86 DOM
19. 2026-04-16
    price $344,900 708-char remark

    Show marketing remark (708 chars)

    Quality brick ranch located in one of the most convenient areas of Christiansburg. This 4 bedroom, 2.5 bathroom home offers a great combination of comfort, space, and functionality. A standout feature is the large detached 4 car garage, perfect for car enthusiasts, a workshop, or additional storage. The property also includes a storage shed and two paved driveways, providing plenty of parking for vehicles, trailers, or guests. Enjoy the spacious deck, ideal for relaxing or entertaining outdoors. Located in the Christiansburg school district and just 12 minutes from Virginia Tech, this home offers easy access to shopping, dining, and local amenities while still providing plenty of room to spread out.

20. 2026-03-05
    listed $349,999 Active 708-char remark

    Show marketing remark (708 chars)

    Quality brick ranch located in one of the most convenient areas of Christiansburg. This 4 bedroom, 2.5 bathroom home offers a great combination of comfort, space, and functionality. A standout feature is the large detached 4 car garage, perfect for car enthusiasts, a workshop, or additional storage. The property also includes a storage shed and two paved driveways, providing plenty of parking for vehicles, trailers, or guests. Enjoy the spacious deck, ideal for relaxing or entertaining outdoors. Located in the Christiansburg school district and just 12 minutes from Virginia Tech, this home offers easy access to shopping, dining, and local amenities while still providing plenty of room to spread out.

ⓘ 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: $1,667 · $139/mo
• Projected year-2 tax: $2,828 · $236/mo
• Expected delta: +$1,162/yr (+$97/mo · 69.7%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $23,259
• − Mortgage interest: −$19,320
• − Property taxes: −$1,667
• − Insurance: −$1,724
• − Repairs & maintenance: −$1,861
• − Management: −$1,861
• − Depreciation: −$10,033
• Taxable loss: −$13,207
• Est. tax savings @ 24.0%: +$3,170
• After-tax cash flow: $-3,552/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

-1.5% since first listed

2 events — show timeline

• 2026-04-16 Price Changed $344,900 MLSRV
• 2026-03-05 Listed $349,999 MLSRV

Property tax history

+1.7%/yr

Latest (2025): $1,667 · +1.3% YoY. Source: county tax records.