1390 Roanoke St · Christiansburg, VA 24073

$134,900

3 bd · 2.0 ba · 1,290 sqft · SingleFamily · 49 Days on market

Built 1940 Poor condition 0.51 ac lot $105/sqft · 52% below area ↓ 23% since listing

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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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor special with endless potential in desirable Christiansburg! Located on Roanoke Street, this property offers a unique opportunity for investors, renovators, or buyers looking to restore and add value. Featuring valuable B-3 zoning, the property provides added flexibility for future use while still offering the charm and feel of a residential home. Perfect for a rental property, renovation project, live/work opportunity, or long-term investment. Conveniently located near shopping, dining, schools, and major commuter routes, this property is positioned in a growing area with strong upside potential. Whether you’re a savvy investor or a buyer looking for a property with flexibili

Key facts

• B-3 zoning
• Unique opportunity
• Growing area

Tags

• B-3 ZONING
• UNIQUE OPPORTUNITY
• GROWING AREA

Property features AI

Exterior

• Parking: Driveway parking
• Utilities: Public water; Public sewer; Electric power
• Home design: Detached home; Above-grade living space estimated at 1,290 finished square feet; Fee simple ownership; Year built (estimated)
• Construction: Vinyl siding; Slab foundation; Above grade structure
• Exterior features: Driveway; No tidal water

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms on the main level; Two full bathrooms total
• Heating & cooling: Heat pump with electric backup; Central air conditioning; Electric heating fuel; Electric hot water
• Interior features: Partially finished basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $534 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 3.8% 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: schools A+, cost of living A+, housing 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.
• Market conditions: Rents rising (+1.1%/yr); 248 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $933 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.
• At projected returns (-3.0% appreciation + 1.1% rent growth), your $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,853 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.38% ✓
• Cap rate: 11.05%
• Cash-on-cash: 16.98%
• DSCR: 1.76
• GRM: 6.1

CMA / ARV

• ARV (median comp): $282,211
• List price: $134,900
• Delta: -52.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1155 Hans Meadow Rd	0.35mi	3/2.0	1,214 (-6%)	19mo	$275,000	$227	58
1055 Scott St	0.40mi	3/2.0	1,476 (+14%)	13mo	$292,100	$198	46
660 NE Liberty St	0.70mi	3/2.0	1,128 (-13%)	10mo	$150,000	$133	38

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: 6.0%
• Equity multiple: 1.23×
• Total profit: $8,635
• Equity at exit: $20,114

10-year hold

• IRR: 13.6%
• Equity multiple: 1.99×
• Total profit: $37,366
• Equity at exit: $11,664

Cash invested: $37,772 (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: 248
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,857 medium
• Mortgage (P&I): −$707
• Tax est. 1.5%: −$169 /mo · $2,024/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $534

Break-even live

Break-even rent $1,180

Max offer price $134,900

Occupancy floor 66%

Sensitivity live

Price	-10% $628	-5% $581	+0% $534	+5% $488	+10% $441
Rent	-10% $388	-5% $461	+0% $534	+5% $608	+10% $681
Rate	-1.0pp $602	-0.5pp $569	base $534	+0.5pp $500	+1.0pp $464

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1195 Cedar St Christiansburg, VA	2.0	1.5	1480	$1,275	$0.86	44d	1	0.49mi
670 Republic Rd Christiansburg, VA	3.0	2.5	1568	$1,500	$0.96	44d	1	0.89mi

Listing history 19 events

1. 2026-06-19
   days on market $134,900 Active 49 DOM
2. 2026-06-18
   days on market $134,900 Active 48 DOM
3. 2026-06-17
   days on market $134,900 Active 47 DOM
4. 2026-06-16
   days on market $134,900 Active 46 DOM
5. 2026-06-15
   days on market $134,900 Active 45 DOM
6. 2026-06-14
   days on market $134,900 Active 43 DOM
7. 2026-06-13
   pricedays on market $134,900 Active 42 DOM
8. 2026-06-10
   days on market $144,900 Active 40 DOM
9. 2026-06-09
   days on market $144,900 Active 39 DOM
10. 2026-06-08
    days on market $144,900 Active 38 DOM
11. 2026-06-07
    pricedays on market $144,900 Active 37 DOM
12. 2026-06-05
    days on market $155,000 Active 34 DOM
13. 2026-06-03
    days on market $155,000 Active 33 DOM
14. 2026-06-02
    days on market $155,000 Active 32 DOM
15. 2026-06-01
    days on market $155,000 Active 31 DOM
16. 2026-05-31
    days on market $155,000 Active 30 DOM
17. 2026-05-30
    days on market $155,000 Active 29 DOM
18. 2026-05-08
    price $165,000 801-char remark
19. 2026-05-01
    listed $175,000 Active 801-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,279
• − Mortgage interest: −$7,556
• − Property taxes: −$2,024
• − Insurance: −$674
• − Repairs & maintenance: −$1,782
• − Management: −$1,782
• − Depreciation: −$3,924
• Taxable income: $4,536
• Est. tax owed @ 24.0%: −$1,089
• After-tax cash flow: $5,325/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including exterior siding repair, flooring replacement, and interior painting. Landscaping maintenance is also needed. The property has significant potential for value increase with these improvements.

Repairs flagged

• Major exterior siding — Weathered and in need of repair.
• Major flooring — Worn and in need of replacement.
• Major interior walls/paint — Chipped and in need of repainting.
• Major landscaping — Overgrown and in need of maintenance.

Value-add opportunities

• Both exterior siding repair — Improves curb appeal and property value.
• Both flooring replacement — Enhances living space and increases property value.
• Both interior painting — Enhances interior aesthetics and property value.
• Both landscaping maintenance — Improves curb appeal and property value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Weathered and in need of repair.	Major	$15,000–50,000
flooring · Worn and in need of replacement.	Major	$15,000–50,000
interior walls/paint · Chipped and in need of repainting.	Major	$15,000–50,000
landscaping · Overgrown and in need of maintenance.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both exterior siding repair — Improves curb appeal and property value. ↑
• Both flooring replacement — Enhances living space and increases property value. ↑
• Both interior painting — Enhances interior aesthetics and property value. ↑
• Both landscaping maintenance — Improves curb appeal and property value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-22.9% since first listed

5 events — show timeline

• 2026-06-10 Price Changed $134,900 BRIGHT MLS
• 2026-06-05 Price Changed $144,900 BRIGHT MLS
• 2026-05-29 Price Changed $155,000 BRIGHT MLS
• 2026-05-08 Price Changed $165,000 BRIGHT MLS
• 2026-05-01 Listed $175,000 BRIGHT MLS