800 S Grant St · Christiansburg, VA 24073

$250,000

3 bd · 1.5 ba · 2,058 sqft · SingleFamily public records · 5 Days on market

Built 1950 0.43 ac lot Est $300k · 17% under

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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 +12.5/30.0
• Schools +5.4/10.0
• Livability +4.0/5.0
• DSCR +3.7/10.0
• Rent growth +2.8/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very spacious 5 bedroom 2 bath home! Huge kitchen with some newer appliances. This home has plenty of room for the large or growing family with 2 bedrooms and a full bath on the main level plus 3 bedrooms and a full bath on the upper level all with 9-10 foot ceilings. There is carpet over the original hardwood flooring waiting to be brought back to life. A large covered front porch awaits your rocking chairs, gaming table & porch swing. This home needs some TLC, paint, and your creative decor to bring this home back to being a showplace for sure. Full house length patio on the back of the home perfect entertaining area for friends and family. If you are looking for a home with space for everyone, this home is a must see. Great investment for rental. Local transportation just a few steps away.

Key facts

• Mini-split system
• Classic floor plan
• Functional cabinetry

Tags

• CLASSIC FLOOR PLAN
• SPACIOUS EAT-IN KITCHEN
• CUSTOM TILE BACKSPLASH
• FUNCTIONAL CABINETRY
• MINI-SPLIT SYSTEM
• OPEN WOODEN STAIRCASE

Property features AI

Exterior

• Parking: Asphalt parking
• Utilities: Public water; Public sewer
• Home design: Single family detached residence; One-story (above grade finished area listed)
• Construction: Vinyl siding; Shingle roof
• Exterior features: Garden; Patio; Porch

Interior

• Kitchen: Dishwasher; Microwave; Oven; Electric range; Refrigerator
• Flooring: Hardwood floors; Vinyl floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ceiling fan(s); Has cooling
• Interior features: Pantry; Concrete, crawl space basement with sump pump
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-37 ($-444/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (2.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (23.3% below list).
• Recommended offer: $192k (23.3% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: 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); 250 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $8k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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 $136k; list at $250k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $191,839 (23.3% 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 1950 — 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: 0.77% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.63%
• DSCR: 0.97
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $300,468
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
925 Collins St	0.04mi	3/2.0	1,875 (-9%)	2mo	$254,000	$135	80
850 Church St	0.28mi	3/2.0	1,975 (-4%)	10mo	$255,000	$129	70
670 Lawn Dr	0.53mi	3/2.0	1,882 (-9%)	3mo	$275,000	$146	56
620 Stone St	0.50mi	3/2.5	1,953 (-5%)	11mo	$395,000	$202	55
612 E Main St #1	0.24mi	3/1.0	2,308 (+12%)	15mo	$200,000	$87	54
510 Ellett Rd NE	0.60mi	3/2.0	1,904 (-8%)	6mo	$215,000	$113	52
200 Robert St	0.73mi	3/2.5	2,118 (+3%)	6mo	$360,000	$170	52
540 Ellett Rd	0.58mi	4/2.5 (+1)	2,300 (+12%)	5mo	$350,000	$152	40
40 Little John Cir NE	0.60mi	3/2.5	1,757 (-15%)	6mo	$377,450	$215	39
130 East St	0.68mi	4/2.0 (+1)	1,872 (-9%)	13mo	$235,000	$126	36
205 Robin Hood Dr	0.72mi	3/2.5	1,912 (-7%)	18mo	$387,000	$202	35
99 Chapel St	0.75mi	4/2.0 (+1)	1,824 (-11%)	23mo	$216,950	$119	20

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: -19.4%
• Equity multiple: 0.33×
• Total profit: $-46,641
• Equity at exit: $37,276

10-year hold

• IRR: -16.3%
• Equity multiple: 0.16×
• Total profit: $-58,540
• Equity at exit: $21,615

Cash invested: $70,000 (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: 10.9×

Monthly cashflow live

• Estimated rent: $1,918 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$137 /mo · $1,648/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $-37

Break-even live

Break-even rent $1,965

Max offer price $243,457

Occupancy floor 97%

Sensitivity live

Price	-10% $104	-5% $34	+0% $-37	+5% $-108	+10% $-179
Rent	-10% $-189	-5% $-113	+0% $-37	+5% $39	+10% $115
Rate	-1.0pp $89	-0.5pp $27	base $-37	+0.5pp $-102	+1.0pp $-168

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
670 Republic Rd Christiansburg, VA	3.0	2.5	1568	$1,500	$0.96	45d	1	0.26mi
375 Skylar DR Christiansburg, VA	3.0	2.0	1647	$1,900	$1.15	45d	1	0.86mi
275 Barkwood St Christiansburg, VA	4.0	2.5	2350	$2,500	$1.06	45d	1	1.02mi
700 Oaktree Blvd Christiansburg, VA	3.0	2.0	1576	$1,850	$1.17	45d	1	1.28mi
1195 Cedar St Christiansburg, VA	2.0	1.5	1480	$1,275	$0.86	45d	1	1.42mi

Listing history 6 events

1. 2026-06-10
   status $250,000 Pending 5 DOM
2. 2026-06-09
   days on market $250,000 Active 5 DOM
3. 2026-06-08
   days on market $250,000 Active 4 DOM
4. 2026-06-07
   days on market $250,000 Active 3 DOM
5. 2026-06-05
   remarks 699-char remark
6. 2026-06-05
   listed $250,000 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: $1,648 · $137/mo
• Projected year-2 tax: $2,050 · $171/mo
• Expected delta: +$402/yr (+$33/mo · 24.4%)

ⓘ 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 2/10 Low
• 🌡 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: $23,021
• − Mortgage interest: −$14,004
• − Property taxes: −$1,648
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,842
• − Management: −$1,842
• − Depreciation: −$7,273
• Taxable loss: −$4,838
• Est. tax savings @ 24.0%: +$1,161
• After-tax cash flow: $717/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

+64.5% since first listed

5 events — show timeline

• 2026-06-04 Listed $250,000 NRVMLS
• 2019-09-17 Sold (Public Records) $136,500 Public Records
• 2019-09-16 Sold (MLS) $136,500 NRVMLS
• 2019-06-17 Listed $147,500 NRVMLS
• 2006-11-28 Sold (Public Records) $152,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $1,648 · +1.3% YoY. Source: county tax records.