1048 Stockton St · Radford, VA 24141

$36,500

2 bd · 2.0 ba · 1,806 sqft · SingleFamily · 124 Days on market

Built 1920 0.25 ac lot $20/sqft · 86% below area

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.9/10.0
• Rent growth +4.2/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor opportunity in the heart of Radford. This 2-bedroom, 2-bath home is situated on one of Radford’s original parceled lots, just steps from Radford University and Radford's recreation fields. The property is in very distressed condition and will require a full renovation. Heart pine floors may be salvageable. Some original architectural details remain and would worth bringing back to life. Ideal for experienced investors or contractors seeking a project in a highly desirable rental or resale location. Sold as-is, where-is.

Key facts

• Full renovation
• 0.25 acre lot
• Built 1920

Tags

• ORIGINAL PARCELED LOTS
• STEPS FROM RADFORD UNIVERSITY
• UNIVERSITY RECREATION FIELDS
• FULL RENOVATION

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $36k.

Deal economics

• At list price, monthly cash flow is $682 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $36k).
• Recommended offer: $32k (12.0% below list) — sets the bar for market timing.
• Cap rate 28.7% vs local median 3.6% in Radford — 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 68/100 on livability (#269 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, schools A-, crime A-; Watch: amenities F, commute F, employment F.
• Radford City Public School District (urban): math 66% / reading 78% proficiency, ranked #26 of 131 in VA (top 20%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: Rents rising fast (+6.6%/yr); 150 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 28 units permitted in Radford city in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $252 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Radford County population projected at +32% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($32k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $7k; list at $36k implies a 407% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $32,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 3.17% ✓
• Cap rate: 28.72%
• Cash-on-cash: 80.10%
• DSCR: 4.56
• GRM: 2.6

CMA / ARV

• ARV (median comp): $262,546
• List price: $36,500
• Delta: -86.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1026 Stockton St	0.03mi	3/2.0 (+1)	1,856 (+3%)	21mo	$254,000	$137	72
112 Jackson Cir	0.63mi	3/2.0 (+1)	1,922 (+6%)	5mo	$250,000	$130	51
5980 Dudley Ferry Rd	0.66mi	3/2.5 (+1)	1,638 (-9%)	12mo	$470,000	$287	36
6638 Riverview Dr	0.56mi	3/1.5 (+1)	1,560 (-14%)	14mo	$250,000	$160	33

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 · 6.63% rent growth · sell at horizon

5-year hold

• IRR: 84.3%
• Equity multiple: 5.10×
• Total profit: $41,926
• Equity at exit: $5,442

10-year hold

• IRR: 88.4%
• Equity multiple: 11.95×
• Total profit: $111,868
• Equity at exit: $3,156

Cash invested: $10,220 (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 24141

• Home prices YoY: -26.2%
• Rents YoY: 6.6%
• Active inventory: 150
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,158 medium
• Mortgage (P&I): −$191
• Tax from tax record: −$26 /mo · $314/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $682

Break-even live

Break-even rent $295

Max offer price $36,500

Occupancy floor 36%

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: $9,125
• Closing costs: $1,095
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Ridgewood Ln Radford, VA	2.0–3.0	1.0–2.0	1188	$999	$0.84	43d	1	1.50mi

Listing history 4 events

1. 2026-04-01
   price $36,500 540-char remark

   Show marketing remark (540 chars)

   Investor opportunity in the heart of Radford. This 2-bedroom, 2-bath home is situated on one of Radford’s original parceled lots, just steps from Radford University and Radford's recreation fields. The property is in very distressed condition and will require a full renovation. Heart pine floors may be salvageable. Some original architectural details remain and would worth bringing back to life. Ideal for experienced investors or contractors seeking a project in a highly desirable rental or resale location. Sold as-is, where-is.

2. 2026-02-08
   price $39,900 540-char remark

   Show marketing remark (540 chars)

   Investor opportunity in the heart of Radford. This 2-bedroom, 2-bath home is situated on one of Radford’s original parceled lots, just steps from Radford University and Radford's recreation fields. The property is in very distressed condition and will require a full renovation. Heart pine floors may be salvageable. Some original architectural details remain and would worth bringing back to life. Ideal for experienced investors or contractors seeking a project in a highly desirable rental or resale location. Sold as-is, where-is.

3. 2026-01-18
   listed $42,500 Active 540-char remark

   Show marketing remark (540 chars)

   Investor opportunity in the heart of Radford. This 2-bedroom, 2-bath home is situated on one of Radford’s original parceled lots, just steps from Radford University and Radford's recreation fields. The property is in very distressed condition and will require a full renovation. Heart pine floors may be salvageable. Some original architectural details remain and would worth bringing back to life. Ideal for experienced investors or contractors seeking a project in a highly desirable rental or resale location. Sold as-is, where-is.

4. 2025-09-16
   soldstatus $7,200

ⓘ 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: $314 · $26/mo
• Projected year-2 tax: $314 · $26/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $13,899
• − Mortgage interest: −$2,045
• − Property taxes: −$314
• − Insurance: −$182
• − Repairs & maintenance: −$1,112
• − Management: −$1,112
• − Depreciation: −$1,062
• Taxable income: $8,072
• Est. tax owed @ 24.0%: −$1,937
• After-tax cash flow: $6,249/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: Radford City Public School District
• NCES district ID: 5103180
• Math proficiency: 66% ▼ -22.00%
• Reading proficiency: 78% ▼ -5.00%
• Median HH income: $32,239
• Composite: 59.29/100
• National rank: #935
• State rank: #26 of 131 in VA

Livability — Radford

• Score: 68/100
• State rank: #269
• US rank: #9496

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Radford, VA
• County: Radford City · 21,484 people
• City population: 21,484
• Metro: Blacksburg-Christiansburg, VA
• Population (ZIP): 21,484
• Household income: $62,969
• Rent vs Own: 43.4% rent · 56.6% own
• Severe rent burden: 1211.0

Population outlook (Radford County) Hauer SSP2

• Today (2025): 21,530 people
• By 2030: 23,199 · +7.8%
• By 2040: 25,758 · +19.6%
• By 2050: 28,422 · +32.0%
• By 2075: 35,350 · +64.2%
• By 2100: 42,449 · +97.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Black 7% Hispanic / Latino 4% Two or more races 3% Asian 2%
• Common ancestry: Slovak 3% Serbian 2% Romanian 1%
• Foreign-born: 3% · Canada, Vietnam, China
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Radford

• 2024 margin: Toss-up / Even · D 49.3% · R 48.8% · Other 1.9%
• 2008→2024 swing: -8.9pp toward R · 2008: 9.4pp · 2024: 0.5pp
• All cycles: 2024: D+0.5 2020: D+9.1 2016: D+4.7 2012: D+3.9 2008: D+9.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -85.42%
• Current HPI: 240.7418
• Rent YoY: ▲ 6.63%
• 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

+406.9% since first listed

4 events — show timeline

• 2026-04-01 Price Changed $36,500 NRVMLS
• 2026-02-08 Price Changed $39,900 NRVMLS
• 2026-01-18 Listed $42,500 NRVMLS
• 2025-09-16 Sold (Public Records) $7,200 Public Records

Property tax history

+3.0%/yr

Latest (2025): $314 · +18.8% YoY. Source: county tax records.