2021 Coles Knob Rd NE · Christiansburg, VA 24072

$323,000

3 bd · 1.0 ba · 1,584 sqft · SingleFamily public records · 51 Days on market

Built 1942 1.20 ac lot $204/sqft · 35% above area Est $380k · 15% 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 +14.2/15.0
• Appreciation +10.0/10.0
• Schools +5.3/10.0
• Livability +4.0/5.0
• Cash flow +3.8/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.1/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Country charm meets modern comfort on this beautiful, level 1.2 acre property. Enjoy ready-to-plant garden space, an established chicken coop waiting for your flock, a spacious 2 car garage, and a private backyard for relaxing or entertaining-complete with a cozy fire pit for evening under the stars. Built in 1942, this home is full of the timeless charm you expect from an older home-featuring arched doorways, a cozy breakfast nook, and a dining area that flows into the living room, making it ideal for family gatherings and everyday living. Recent updates provide comfort and efficiency, including a new roof and gutters, new heat pump, mini-split systems in upstairs bedrooms, a fireplace with woodstove insert, and an additional basement woodstove keeping it cozy while conserving energy.

Key facts

• Breakfast nook
• Private yard
• Level 1.2 acre lot

Tags

• LEVEL 1.2 ACRE LOT
• GARDEN SPACE
• PRIVATE YARD
• FIRE PIT
• ARCH DOORWAYS
• BREAKFAST NOOK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $323k.

Deal economics

• At list price, monthly cash flow is $-931 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (41.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (49.0% below list).
• Recommended offer: $165k (49.0% below list) — sets the bar for 1% rule.
• Cap rate 2.8% vs local median 3.8% in Christiansburg — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Floyd County Public School District (rural): math 56% / reading 70% proficiency, ranked #51 of 131 in VA (top 39%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 14 active listings in the ZIP; 69 units permitted in Floyd County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $35k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• Floyd County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($313k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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 $140k; list at $323k implies a 131% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,684 (49.0% 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. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 49% concession, seller financing, or rate buy-down credit?
3. Built in 1942 — 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. 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 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: 0.51% ✗
• Cap rate: 2.83%
• Cash-on-cash: -12.36%
• DSCR: 0.45
• GRM: 16.3

CMA / ARV

• ARV (median comp): $379,936
• List price: $323,000
• Delta: -14.99%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.7%
• Equity multiple: 2.29×
• Total profit: $116,632
• Equity at exit: $290,984

10-year hold

• IRR: 15.2%
• Equity multiple: 5.31×
• Total profit: $390,150
• Equity at exit: $627,518

Cash invested: $90,440 (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 24072

• Home prices YoY: 8.3%
• Active inventory: 14
• Price-to-rent: 16.3×

Monthly cashflow live

• Estimated rent: $1,647 medium
• Mortgage (P&I): −$1,694
• Tax est. 1.5%: −$404 /mo · $4,845/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $-931

Break-even live

Break-even rent $2,826

Max offer price $188,257

Occupancy floor —

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: $80,750
• Closing costs: $9,690
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-04
   price $323,000 796-char remark

   Show marketing remark (974 chars)

   Country charm meets modern comfort on this beautiful, level 1.2 acre property. Enjoy ready-to-plant garden space, an established chicken coop waiting for your flock, a spacious 2 car garage, and a private backyard for relaxing or entertaining-complete with a cozy fire pit for evening under the stars. Built in 1942, this home is full of the timeless charm you expect from an older home-featuring arched doorways, a cozy breakfast nook, and a dining area that flows into the living room, making it ideal for family gatherings and everyday living. Recent updates provide comfort and efficiency, including a new roof and gutters, new heat pump, mini-split systems in upstairs bedrooms, a fireplace with woodstove insert, and an additional basement woodstove keeping it cozy while conserving energy. Located just 25 minutes from Christiansburg, 15 minutes to Floyd, and 40 minutes to Roanoke. This home offers perfect blend of peaceful country living convenient access to town.

2. 2026-05-04
   price $323,000 974-char remark

   Show marketing remark (974 chars)

   Country charm meets modern comfort on this beautiful, level 1.2 acre property. Enjoy ready-to-plant garden space, an established chicken coop waiting for your flock, a spacious 2 car garage, and a private backyard for relaxing or entertaining-complete with a cozy fire pit for evening under the stars. Built in 1942, this home is full of the timeless charm you expect from an older home-featuring arched doorways, a cozy breakfast nook, and a dining area that flows into the living room, making it ideal for family gatherings and everyday living. Recent updates provide comfort and efficiency, including a new roof and gutters, new heat pump, mini-split systems in upstairs bedrooms, a fireplace with woodstove insert, and an additional basement woodstove keeping it cozy while conserving energy. Located just 25 minutes from Christiansburg, 15 minutes to Floyd, and 40 minutes to Roanoke. This home offers perfect blend of peaceful country living convenient access to town.

3. 2026-04-08
   listed $325,000 Active

   Show marketing remark (796 chars)

   Country charm meets modern comfort on this beautiful, level 1.2 acre property. Enjoy ready-to-plant garden space, an established chicken coop waiting for your flock, a spacious 2 car garage, and a private backyard for relaxing or entertaining-complete with a cozy fire pit for evening under the stars. Built in 1942, this home is full of the timeless charm you expect from an older home-featuring arched doorways, a cozy breakfast nook, and a dining area that flows into the living room, making it ideal for family gatherings and everyday living. Recent updates provide comfort and efficiency, including a new roof and gutters, new heat pump, mini-split systems in upstairs bedrooms, a fireplace with woodstove insert, and an additional basement woodstove keeping it cozy while conserving energy.

4. 2026-04-08
   listed $325,000 Active 796-char remark

   Show marketing remark (796 chars)

   Country charm meets modern comfort on this beautiful, level 1.2 acre property. Enjoy ready-to-plant garden space, an established chicken coop waiting for your flock, a spacious 2 car garage, and a private backyard for relaxing or entertaining-complete with a cozy fire pit for evening under the stars. Built in 1942, this home is full of the timeless charm you expect from an older home-featuring arched doorways, a cozy breakfast nook, and a dining area that flows into the living room, making it ideal for family gatherings and everyday living. Recent updates provide comfort and efficiency, including a new roof and gutters, new heat pump, mini-split systems in upstairs bedrooms, a fireplace with woodstove insert, and an additional basement woodstove keeping it cozy while conserving energy.

5. 2026-04-02
   listed $325,000 Active 974-char remark

   Show marketing remark (974 chars)

   Country charm meets modern comfort on this beautiful, level 1.2 acre property. Enjoy ready-to-plant garden space, an established chicken coop waiting for your flock, a spacious 2 car garage, and a private backyard for relaxing or entertaining-complete with a cozy fire pit for evening under the stars. Built in 1942, this home is full of the timeless charm you expect from an older home-featuring arched doorways, a cozy breakfast nook, and a dining area that flows into the living room, making it ideal for family gatherings and everyday living. Recent updates provide comfort and efficiency, including a new roof and gutters, new heat pump, mini-split systems in upstairs bedrooms, a fireplace with woodstove insert, and an additional basement woodstove keeping it cozy while conserving energy. Located just 25 minutes from Christiansburg, 15 minutes to Floyd, and 40 minutes to Roanoke. This home offers perfect blend of peaceful country living convenient access to town.

6. 2021-08-05
   soldstatus $140,000
7. 2021-08-05
   soldstatus $140,000
8. 2021-07-30
   soldstatus $140,000
9. 2021-06-22
   listed $129,500
10. 2021-06-18
    listed $129,500
11. 2012-04-19
    soldstatus $150,000

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $19,762
• − Mortgage interest: −$18,093
• − Property taxes: −$4,845
• − Insurance: −$1,615
• − Repairs & maintenance: −$1,581
• − Management: −$1,581
• − Depreciation: −$9,396
• Taxable loss: −$17,349
• Est. tax savings @ 24.0%: +$4,164
• After-tax cash flow: $-7,010/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: Floyd County Public School District
• NCES district ID: 5101350
• Math proficiency: 56% ▼ -26.00%
• Reading proficiency: 70% ▼ -7.00%
• Median HH income: $44,955
• Composite: 53.03/100
• National rank: #1519
• State rank: #51 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

• City population: 29,677
• Population (ZIP): 1,213

Population outlook (Floyd County) Hauer SSP2

• Today (2025): 16,207 people
• By 2030: 16,340 · +0.8%
• By 2040: 16,267 · +0.4%
• By 2050: 15,661 · -3.4%
• By 2075: 13,756 · -15.1%
• By 2100: 11,078 · -31.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Slovak 2% Irish 2% Italian 2%
• Foreign-born: 1%
• Languages at home: 94% English-only · Spanish 4%

Political lean MEDSL · Floyd

• 2024 margin: Solid R (+37.2) · D 30.8% · R 68.1% · Other 1.1%
• 2008→2024 swing: -17.2pp toward R · 2008: -20.0pp · 2024: -37.2pp
• All cycles: 2024: R+37.2 2020: R+34.2 2016: R+37.5 2012: R+25.4 2008: R+20.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.96%
• Current HPI: 169.6939
• Rent YoY: —
• Metro: —
• 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

+115.3% since first listed

11 events — show timeline

• 2026-05-04 Price Changed $323,000 MLSRV
• 2026-05-04 Price Changed $323,000 NRVMLS
• 2026-04-08 Listed $325,000 SWVAR
• 2026-04-08 Listed $325,000 MLSRV
• 2026-04-02 Listed $325,000 NRVMLS
• 2021-08-05 Sold (MLS) $140,000 NRVMLS
• 2021-08-05 Sold (MLS) $140,000 MLSRV
• 2021-07-30 Sold (Public Records) $140,000 Public Records
• 2021-06-22 Listed $129,500 MLSRV
• 2021-06-18 Listed $129,500 NRVMLS
• 2012-04-19 Sold (Public Records) $150,000 Public Records

Property tax history

+0.5%/yr

Latest (2026): $627 · +0.0% YoY. Source: county tax records.