180 Henley Dr · Christiansburg, VA 24073

$360,000

3 bd · 2.5 ba · 1,942 sqft · SingleFamily public records · 2 Days on market

Built 1980 0.34 ac lot $185/sqft · 6% below area Est $437k · 18% 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 +6.7/30.0
• Schools +5.4/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• DSCR +1.0/10.0
• 1% rule +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spend Wisely! Stop renting and own this 4-bedroom/2.5-bath brick home in Windmill Hills. This classic floor plan with finished basement, Carport Storage sheds and the best location in the town limits of Christiansburg is a must see if you are a buyer in this price range. Book your appointment now!

Key facts

• Renovated kitchen
• Finished basement
• Updated bathrooms

Tags

• UPDATED BATHROOMS
• RENOVATED KITCHEN
• FINISHED BASEMENT
• NEWLY FENCED BACKYARD
• TWO STORAGE SHEDS

Property features AI

Exterior

• Parking: Asphalt parking
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; Residential property
• Construction: Brick construction; Full basement, partially finished
• Exterior features: Patio; Garden; Fenced yard; Shed(s)

Interior

• Kitchen: Dishwasher; Microwave; Electric range; Refrigerator
• Bedrooms: Total of 8 rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump; Baseboard heating; Electric heating (has heating)
• Interior features: Wood-burning fireplace; Garden visible from interior (garden/outdoor area)
• Laundry & utility: Washer and dryer; Laundry located in basement; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $-572 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (28.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (42.6% below list).
• Recommended offer: $207k (42.6% below list) — sets the bar for 1% rule.

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; 9 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).
• This rent runs 32% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $11k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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 $202k; list at $360k implies a 78% gain — meaningful room to come down on a strong offer.

Recommended offer $206,728 (42.6% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.57% ✗
• Cap rate: 4.39%
• Cash-on-cash: -6.81%
• DSCR: 0.70
• GRM: 14.5

CMA / ARV

• ARV (median comp): $436,901
• List price: $360,000
• Delta: -17.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
160 Roudabush Dr	0.07mi	3/2.0	1,817 (-6%)	1mo	$390,000	$215	83
130 Roudabush Dr NW	0.09mi	3/2.0	1,890 (-3%)	8mo	$390,000	$206	83
55 Welch Cir	0.16mi	3/3.0	2,073 (+7%)	7mo	$390,950	$189	74
1630 Sleepy Hollow Rd	0.27mi	3/3.0	2,104 (+8%)	0mo	$285,000	$135	71
1842 Cub Cir NW	0.49mi	3/2.0	1,912 (-2%)	2mo	$399,900	$209	71
870 Cambria St NW	0.23mi	4/2.5 (+1)	1,800 (-7%)	3mo	$347,000	$193	70
210 Berkshire Dr	0.26mi	4/2.5 (+1)	2,010 (+4%)	9mo	$375,000	$187	69
435 Majestic Dr NW	0.39mi	4/3.0 (+1)	1,877 (-3%)	8mo	$369,000	$197	63
5 Welch Cir NW	0.11mi	4/2.5 (+1)	2,210 (+14%)	12mo	$450,000	$204	57
330 Diamond Ave	0.69mi	3/2.5	1,799 (-7%)	3mo	$374,950	$208	53
1180 Juniper Dr	0.44mi	3/2.0	1,770 (-9%)	12mo	$409,900	$232	53
740 Independence Blvd	0.59mi	3/3.0	1,846 (-5%)	19mo	$389,500	$211	46

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: -30.0%
• Equity multiple: 0.02×
• Total profit: $-98,883
• Equity at exit: $53,677

10-year hold

• IRR: -40.9%
• Equity multiple: -0.48×
• Total profit: $-149,290
• Equity at exit: $31,126

Cash invested: $100,800 (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: 14.5×

Monthly cashflow live

• Estimated rent: $2,067 high
• Mortgage (P&I): −$1,888
• Tax from tax record: −$167 /mo · $2,006/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $-572

Break-even live

Break-even rent $2,791

Max offer price $258,966

Occupancy floor —

Sensitivity live

Price	-10% $-368	-5% $-470	+0% $-572	+5% $-674	+10% $-776
Rent	-10% $-735	-5% $-654	+0% $-572	+5% $-490	+10% $-409
Rate	-1.0pp $-391	-0.5pp $-480	base $-572	+0.5pp $-665	+1.0pp $-760

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 Amber Cir NW Christiansburg, VA	3.0	3.5	1854	$1,850	$1.00	44d	1	0.37mi
700 Oaktree Blvd Christiansburg, VA	3.0	2.0	1576	$1,850	$1.17	44d	1	0.66mi
215 Lunaria Ln NW Christiansburg, VA	2.0	2.5	1276	$1,699	$1.33	44d	1	1.14mi
200 Meadow Dr Christiansburg, VA	3.0	2.5	1752	$2,100	$1.20	44d	1	1.15mi
265 Lunaria Ln NW Christiansburg, VA	3.0	2.5	1276	$1,799	$1.41	44d	1	1.16mi
260 Lunaria Ln NW Christiansburg, VA	3.0	2.5	1276	$1,799	$1.41	44d	1	1.17mi
270 Lunaria Ln NW Christiansburg, VA	2.0	2.0	1276	$1,699	$1.33	44d	1	1.18mi
135 Aster Ln Christiansburg, VA	4.0	3.0	2100	$2,800	$1.33	44d	1	1.38mi
400 Monroe Ct NW Christiansburg, VA	3.0	2.5	1504	$2,100	$1.40	44d	1	1.48mi

Listing history 5 events

1. 2026-05-17
   status Pending 809-char remark
2. 2026-05-15
   listed $360,000 Active 809-char remark
3. 2019-02-26
   soldstatus $202,000 298-char remark

   Show marketing remark (298 chars)

   Spend Wisely! Stop renting and own this 4-bedroom/2.5-bath brick home in Windmill Hills. This classic floor plan with finished basement, Carport Storage sheds and the best location in the town limits of Christiansburg is a must see if you are a buyer in this price range. Book your appointment now!

4. 2019-02-26
   soldstatus $202,000

   Show marketing remark (298 chars)

   Spend Wisely! Stop renting and own this 4-bedroom/2.5-bath brick home in Windmill Hills. This classic floor plan with finished basement, Carport Storage sheds and the best location in the town limits of Christiansburg is a must see if you are a buyer in this price range. Book your appointment now!

5. 2018-10-08
   listed $209,880 298-char remark

   Show marketing remark (298 chars)

   Spend Wisely! Stop renting and own this 4-bedroom/2.5-bath brick home in Windmill Hills. This classic floor plan with finished basement, Carport Storage sheds and the best location in the town limits of Christiansburg is a must see if you are a buyer in this price range. Book your appointment now!

ⓘ 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: $2,006 · $167/mo
• Projected year-2 tax: $2,952 · $246/mo
• Expected delta: +$946/yr (+$79/mo · 47.1%)

ⓘ 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 ≥95°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: $24,807
• − Mortgage interest: −$20,166
• − Property taxes: −$2,006
• − Insurance: −$1,800
• − Repairs & maintenance: −$1,985
• − Management: −$1,985
• − Depreciation: −$10,473
• Taxable loss: −$13,607
• Est. tax savings @ 24.0%: +$3,266
• After-tax cash flow: $-3,598/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

+71.5% since first listed

5 events — show timeline

• 2026-05-17 Pending — NRVMLS
• 2026-05-15 Listed $360,000 NRVMLS
• 2019-02-26 Sold (Public Records) $202,000 Public Records
• 2019-02-26 Sold (MLS) $202,000 NRVMLS
• 2018-10-08 Listed $209,880 NRVMLS

Property tax history

+2.2%/yr

Latest (2025): $2,006 · +1.3% YoY. Source: county tax records.