1406 University City Blvd Unit F · Blacksburg, VA 24060

$150,000

1 bd · 1.0 ba · 504 sqft · Condo public records · 6 Days on market

Built 1987 $137/mo HOA · 11% of rent

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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 +11.4/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Livability +4.4/5.0
• Rent growth +3.5/5.0
• 1% rule +3.4/10.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Ground-level 1BD, 1BA condo in Sundance Village just minutes away from Virginia Tech campus, Downtown Blacksburg, the 460 Bypass, and so many other local amenities. This property boasts a consistent rental history and competitive tenant pool, making it a prime opportunity for seasoned investors or those looking to start building their portfolio. Schedule your showing today!

Key facts

• $137 HOA
• Built 1987
• Listed 6 days

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $1,644 (about $137/month)

Exterior

• Utilities: Public water; Public sewer
• Home design: Condominium; One story / ground-level unit; Located in Sundance Village subdivision
• Construction: Wood siding; Shingle roof; Built with above-grade finished area of 504
• Exterior features: Patio

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom
• Heating & cooling: Heat pump heating
• Interior features: Electric water heater; Three total rooms

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $-53 ($-632/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (15.8% below list).
• Recommended offer: $126k (15.8% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 2.5% in Blacksburg — 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 88/100 on livability (#8 in VA, #215 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+; Watch: cost of living C-, housing C-.
• 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: Gilbert Linkous Elementary (math 87% / reading 82%, grade A+, #71 of 1,108 statewide, top 8%, 329 students, 24% FRL); Blacksburg Middle (math 62% / reading 77%, grade A, #85 of 342 statewide, top 26%, 946 students, 30% FRL); Blacksburg High (math 80% / reading 92%, grade A, #20 of 319 statewide, top 6%, 1,321 students, 23% FRL).
• Zoned-school proficiency averages 80% at this address vs 64% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Montgomery County Public School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+4.0%/yr); 315 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $4k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $126,332 (15.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.84% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.51%
• DSCR: 0.93
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.95% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.37×
• Total profit: $-26,416
• Equity at exit: $22,365

10-year hold

• IRR: -8.0%
• Equity multiple: 0.47×
• Total profit: $-22,112
• Equity at exit: $12,969

Cash invested: $42,000 (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 24060

• Rents YoY: 4.0%
• Active inventory: 315
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,263 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$65 /mo · $775/yr
• Insurance: −$62
• HOA: −$137
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $-53

Break-even live

Break-even rent $1,330

Max offer price $140,691

Occupancy floor 99%

Sensitivity live

Price	-10% $32	-5% $-10	+0% $-53	+5% $-95	+10% $-138
Rent	-10% $-152	-5% $-103	+0% $-53	+5% $-3	+10% $47
Rate	-1.0pp $23	-0.5pp $-15	base $-53	+0.5pp $-92	+1.0pp $-131

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
810 University City Blvd Unit PWC 13 Blacksburg, VA	—	1.0	375	$895	$2.39	45d	1	0.58mi
115 Hearthstone Dr Unit 115-B3 Blacksburg, VA	1.0	1.0	684	$1,440	$2.11	45d	1	0.62mi
202 Bennett St Blacksburg, VA	1.0	1.0	522	$860	$1.65	45d	1	1.15mi
870 Plantation Rd Blacksburg, VA	1.0–2.0	1.0–2.0	891	$1,491	$1.67	45d	1	1.42mi

HOA detail condo

• Monthly dues: $137 · $1,644/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-06-21
   days on market $150,000 Active 6 DOM
2. 2026-06-19
   days on market $150,000 Active 4 DOM
3. 2026-06-18
   days on market $150,000 Active 3 DOM
4. 2026-06-17
   days on market $150,000 Active 2 DOM
5. 2026-06-15
   remarks 376-char remark
6. 2026-06-15
   listed $150,000 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: $775 · $65/mo
• Projected year-2 tax: $1,230 · $102/mo
• Expected delta: +$455/yr (+$38/mo · 58.7%)

ⓘ 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 ≥94°F today · 17 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: $15,160
• − Mortgage interest: −$8,402
• − Property taxes: −$775
• − Insurance: −$750
• − Repairs & maintenance: −$1,213
• − Management: −$1,213
• − HOA: −$1,644
• − Depreciation: −$4,364
• Taxable loss: −$3,201
• Est. tax savings @ 24.0%: +$768
• After-tax cash flow: $136/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 — Blacksburg

• Score: 88/100
• State rank: #8
• US rank: #215

Category grades

Amenities A+ Commute A+ Cost of living C- Crime A+ Employment C Housing C- Health & safety A+ User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blacksburg, VA
• County: Montgomery County · 78,218 people
• City population: 48,541
• Metro: Blacksburg-Christiansburg, VA
• Population (ZIP): 48,541
• Household income: $67,675
• Rent vs Own: 56.6% rent · 43.4% own
• Severe rent burden: 3694.0

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 (80%)
• Race & ethnicity: White 80% Asian 8% Two or more races 4% Hispanic / Latino 4% Black 3%
• Common ancestry: Romanian 3% Italian 3% Slovak 2%
• Foreign-born: 14% · China, Canada, South Korea
• Languages at home: 86% English-only · Other Indo-European 4% Chinese 3% Spanish 3%

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: ▼ -176.54%
• Current HPI: 289.8166
• Rent YoY: ▲ 3.95%
• 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

• 2026-06-15 Listed $150,000 NRVMLS

Property tax history

+2.4%/yr

Latest (2025): $775 · +1.3% YoY. Source: county tax records.