2590 Townhouse St · Christiansburg, VA 24073

$189,000

2 bd · 2.5 ba · 1,062 sqft · Townhouse public records · 141 Days on market

Built 1988 $178/sqft · 9% above area Est $173k · 9% over ↓ 3% 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).

• Cash flow +15.5/30.0
• Schools +5.4/10.0
• DSCR +4.8/10.0
• Livability +4.0/5.0
• ARV discount +3.3/15.0
• 1% rule +3.2/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located close to, schools, restaurants, shopping, and I81, this rental property is a great investment opportunity or your new home. This townhouse has 2 bedrooms and 2.5 baths and as a rental it earned $1,400 per month.

Key facts

• Built 1988
• Listed 141 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $189k.

Deal economics

• At list price, monthly cash flow is $78 ($932/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 (18.3% below list).
• Recommended offer: $154k (18.3% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.9% in Christiansburg — 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 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 $1k of loan paydown is wiped out by about $6k 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 141 days — a 12% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y 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.

Recommended offer $154,339 (18.3% below list)

Questions for the listing agent

1. It's been on market 141 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.82% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.76%
• DSCR: 1.08
• GRM: 10.2

CMA / ARV

• ARV (median comp): $172,820
• List price: $189,000
• Delta: 9.36%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2602 Glade Dr	0.04mi	2/2.5	1,080 (+2%)	4mo	$170,000	$157	92
2594 Townhouse St	0.01mi	2/2.5	1,062 (0%)	10mo	$180,000	$169	91
2596 Glade Dr SE	0.04mi	2/2.5	1,080 (+2%)	8mo	$170,000	$157	89
2576 Townhouse St	0.03mi	2/2.5	1,033 (-3%)	10mo	$170,000	$165	86
2665 Glade Dr SE	0.10mi	2/2.5	1,166 (+10%)	6mo	$210,000	$180	74
2615 Glade Dr SE	0.08mi	2/1.5	916 (-14%)	1mo	$191,000	$209	68

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: -15.5%
• Equity multiple: 0.46×
• Total profit: $-28,730
• Equity at exit: $28,181

10-year hold

• IRR: -10.3%
• Equity multiple: 0.42×
• Total profit: $-30,688
• Equity at exit: $16,341

Cash invested: $52,920 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,543 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$72 /mo · $861/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $78

Break-even live

Break-even rent $1,445

Max offer price $189,000

Occupancy floor 90%

Sensitivity live

Price	-10% $185	-5% $131	+0% $78	+5% $24	+10% $-29
Rent	-10% $-44	-5% $17	+0% $78	+5% $139	+10% $200
Rate	-1.0pp $173	-0.5pp $126	base $78	+0.5pp $29	+1.0pp $-21

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-21
   days on market $189,000 Active 141 DOM
2. 2026-06-19
   days on market $189,000 Active 139 DOM
3. 2026-06-18
   days on market $189,000 Active 138 DOM
4. 2026-06-17
   days on market $189,000 Active 137 DOM
5. 2026-06-16
   days on market $189,000 Active 136 DOM
6. 2026-06-15
   days on market $189,000 Active 135 DOM
7. 2026-06-14
   days on market $189,000 Active 133 DOM
8. 2026-06-13
   days on market $189,000 Active 132 DOM
9. 2026-06-10
   days on market $189,000 Active 130 DOM
10. 2026-06-09
    days on market $189,000 Active 129 DOM
11. 2026-06-08
    days on market $189,000 Active 128 DOM
12. 2026-06-07
    days on market $189,000 Active 127 DOM
13. 2026-06-05
    days on market $189,000 Active 124 DOM
14. 2026-06-03
    days on market $189,000 Active 123 DOM
15. 2026-06-02
    days on market $189,000 Active 122 DOM
16. 2026-06-01
    days on market $189,000 Active 121 DOM
17. 2026-05-31
    days on market $189,000 Active 120 DOM
18. 2026-05-30
    days on market $189,000 Active 119 DOM
19. 2026-04-15
    price $189,000 219-char remark

    Show marketing remark (219 chars)

    Located close to, schools, restaurants, shopping, and I81, this rental property is a great investment opportunity or your new home. This townhouse has 2 bedrooms and 2.5 baths and as a rental it earned $1,400 per month.

20. 2026-04-03
    status Active 219-char remark

    Show marketing remark (219 chars)

    Located close to, schools, restaurants, shopping, and I81, this rental property is a great investment opportunity or your new home. This townhouse has 2 bedrooms and 2.5 baths and as a rental it earned $1,400 per month.

21. 2026-03-26
    status Pending 219-char remark

    Show marketing remark (219 chars)

    Located close to, schools, restaurants, shopping, and I81, this rental property is a great investment opportunity or your new home. This townhouse has 2 bedrooms and 2.5 baths and as a rental it earned $1,400 per month.

22. 2026-03-09
    price $193,000 219-char remark

    Show marketing remark (219 chars)

    Located close to, schools, restaurants, shopping, and I81, this rental property is a great investment opportunity or your new home. This townhouse has 2 bedrooms and 2.5 baths and as a rental it earned $1,400 per month.

23. 2026-01-22
    listed $195,000 Active 219-char remark

    Show marketing remark (219 chars)

    Located close to, schools, restaurants, shopping, and I81, this rental property is a great investment opportunity or your new home. This townhouse has 2 bedrooms and 2.5 baths and as a rental it earned $1,400 per month.

24. 2025-07-03
    historical $1,400
25. 2025-07-03
    historical
26. 2025-06-20
    listed $195,000 Active
27. 2025-06-06
    price $1,400
28. 2025-05-15
    listed $1,500
29. 2025-05-05
    historical $1,500
30. 2025-04-08
    listed $1,500
31. 2024-09-06
    soldstatus $175,000 Closed
32. 2024-09-06
    soldstatus $175,000
33. 2024-08-04
    status Pending
34. 2024-05-04
    price $175,000
35. 2024-01-24
    status Active
36. 2024-01-11
    status Pending
37. 2024-01-10
    listed $195,000 Active

ⓘ 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: $861 · $72/mo
• Projected year-2 tax: $1,550 · $129/mo
• Expected delta: +$689/yr (+$57/mo · 80.0%)

ⓘ 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 4/10 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: $18,521
• − Mortgage interest: −$10,587
• − Property taxes: −$861
• − Insurance: −$945
• − Repairs & maintenance: −$1,482
• − Management: −$1,482
• − Depreciation: −$5,498
• Taxable loss: −$2,334
• Est. tax savings @ 24.0%: +$560
• After-tax cash flow: $1,492/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

-3.1% since first listed

19 events — show timeline

• 2026-04-15 Price Changed $189,000 NRVMLS
• 2026-04-03 Relisted — NRVMLS
• 2026-03-26 Pending — NRVMLS
• 2026-03-09 Price Changed $193,000 NRVMLS
• 2026-01-22 Listed $195,000 NRVMLS
• 2025-07-03 Rental Removed $1,400 MLSRV
• 2025-07-03 Listing Removed — MLSRV
• 2025-06-20 Listed $195,000 MLSRV
• 2025-06-06 Price Changed $1,400 MLSRV
• 2025-05-15 Listed for Rent $1,500 MLSRV
• 2025-05-05 Rental Removed $1,500 MLSRV
• 2025-04-08 Listed for Rent $1,500 MLSRV
• 2024-09-06 Sold (Public Records) $175,000 Public Records
• 2024-09-06 Sold (MLS) $175,000 NRVMLS
• 2024-08-04 Pending — NRVMLS
• 2024-05-04 Price Changed $175,000 NRVMLS
• 2024-01-24 Relisted — NRVMLS
• 2024-01-11 Pending — NRVMLS
• 2024-01-10 Listed $195,000 NRVMLS

Property tax history

-0.3%/yr

Latest (2025): $861 · +1.3% YoY. Source: county tax records.