150 Hunters Ridge Ln NW · Christiansburg, VA 24073

$229,900

2 bd · 2.0 ba · 1,300 sqft · Townhouse public records · 6 Days on market

Built 2001 1,830 sqft lot Est $264k · 13% under $130/mo HOA · 7% 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).

• ARV discount +13.3/15.0
• Cash flow +10.8/30.0
• Schools +5.4/10.0
• Livability +4.0/5.0
• DSCR +3.1/10.0
• 1% rule +2.9/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained two-story brick townhome located within walking distance of the Huckleberry Trail and Christiansburg Recreation Center. This cozy two bedroom 1.5 bath has plenty of character and is in an excellent location. Offering a natural gas fireplace in the living room, washer and dryer on the main level, and a private walk-out back porch, this property is a must see! Two large bedrooms upstairs provide plenty of closet space and a full bath connected to the master. A short walk off of the back porch and you'll be on the Huckleberry Trail, connecting Christiansburg to Blacksburg on the paved biking and walking trail!

Key facts

• Recently updated
• Ample closet space
• Brick townhouse

Tags

• BRICK TOWNHOUSE
• RECENTLY UPDATED
• GAS-LOG FIREPLACE
• REAR DECK
• AMPLE CLOSET SPACE

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $1,440 (equivalent to $120/month)

Exterior

• Parking: Asphalt parking
• Utilities: Public water; Public sewer
• Home design: Residential townhouse; One story (above-grade finished area noted)
• Construction: Brick construction; Shingle roof; Crawl space foundation; Built area above grade recorded (1,300)
• Exterior features: Deck; Cul-de-sac lot

Interior

• Kitchen: Dishwasher; Microwave; Electric range; Refrigerator
• Bedrooms: Total rooms: 5
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump (heating present)
• Interior features: Walk-in closet(s); Gas log fireplace in the living room
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $230k.

Deal economics

• At list price, monthly cash flow is $-105 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (8.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (20.5% below list).
• Recommended offer: $183k (20.5% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: 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); 248 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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.
• 3 sale attempts since 7y 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 $175k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $182,686 (20.5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.79% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.95%
• DSCR: 0.91
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $263,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1270 Orange Leaf Ct	0.11mi	2/2.5	1,224 (-6%)	2mo	$265,000	$217	82
1290 Orange Leaf Ct	0.11mi	2/2.5	1,224 (-6%)	2mo	$205,000	$167	81
120 Blue Leaf Dr	0.26mi	2/2.5	1,296 (-0%)	7mo	$253,000	$195	79
1687 York Dr	0.06mi	3/2.5 (+1)	1,242 (-4%)	5mo	$200,000	$161	78
145 Blue Leaf Dr	0.29mi	2/2.5	1,244 (-4%)	1mo	$288,500	$232	76
1655 York Dr	0.04mi	3/2.5 (+1)	1,206 (-7%)	4mo	$231,000	$192	76
825 Oaktree Blvd	0.30mi	2/2.5	1,230 (-5%)	3mo	$252,000	$205	73
160 Willow Oak Dr NW	0.23mi	2/3.5	1,224 (-6%)	2mo	$266,000	$217	72
565 Oaktree Blvd	0.38mi	2/2.5	1,230 (-5%)	2mo	$255,000	$207	70
585 Silver Leaf Dr	0.36mi	3/2.5 (+1)	1,344 (+3%)	2mo	$259,900	$193	68
235 Silver Leaf Dr NW	0.44mi	2/2.0	1,242 (-4%)	7mo	$252,000	$203	66
255 Gold Leaf Dr	0.39mi	2/2.0	1,167 (-10%)	8mo	$227,000	$195	58

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: -21.7%
• Equity multiple: 0.26×
• Total profit: $-47,429
• Equity at exit: $34,279

10-year hold

• IRR: -20.7%
• Equity multiple: 0.01×
• Total profit: $-63,744
• Equity at exit: $19,878

Cash invested: $64,372 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,827 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$116 /mo · $1,397/yr
• Insurance: −$96
• HOA: −$130
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $-105

Break-even live

Break-even rent $1,959

Max offer price $211,422

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	43d	1	0.16mi
700 Oaktree Blvd Christiansburg, VA	3.0	2.0	1576	$1,850	$1.17	43d	1	0.36mi
2156 Yellow Sulphur Rd Christiansburg, VA	3.0	1.0	1064	$1,600	$1.50	43d	1	1.14mi
200 Meadow Dr Christiansburg, VA	3.0	2.5	1752	$2,100	$1.20	43d	1	1.44mi
215 Lunaria Ln NW Christiansburg, VA	2.0	2.5	1276	$1,699	$1.33	43d	1	1.45mi
265 Lunaria Ln NW Christiansburg, VA	3.0	2.5	1276	$1,799	$1.41	43d	1	1.46mi
260 Lunaria Ln NW Christiansburg, VA	3.0	2.5	1276	$1,799	$1.41	43d	1	1.48mi
270 Lunaria Ln NW Christiansburg, VA	2.0	2.0	1276	$1,699	$1.33	43d	1	1.48mi

HOA detail

• Monthly dues: $130 · $1,560/yr
• Likely covers: gas

Listing history 6 events

1. 2026-06-14
   statusdays on market $229,900 Pending 6 DOM
2. 2026-06-13
   days on market $229,900 Active 5 DOM
3. 2026-06-10
   days on market $229,900 Active 3 DOM
4. 2026-06-09
   days on market $229,900 Active 2 DOM
5. 2026-06-08
   remarks 695-char remark
6. 2026-06-08
   listed $229,900 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: $1,397 · $116/mo
• Projected year-2 tax: $1,885 · $157/mo
• Expected delta: +$488/yr (+$41/mo · 35.0%)

ⓘ 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 4/10 Moderate 7 d/yr ≥95°F today · 20 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: $21,922
• − Mortgage interest: −$12,878
• − Property taxes: −$1,397
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,754
• − Management: −$1,754
• − HOA: −$1,560
• − Depreciation: −$6,688
• Taxable loss: −$5,258
• Est. tax savings @ 24.0%: +$1,262
• After-tax cash flow: $7/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

+109.0% since first listed

10 events — show timeline

• 2026-06-08 Listed $229,900 NRVMLS
• 2022-01-24 Sold (Public Records) $175,000 Public Records
• 2022-01-24 Sold (MLS) $175,000 NRVMLS
• 2021-12-19 Listed $166,000 NRVMLS
• 2019-07-11 Sold (Public Records) $143,000 Public Records
• 2019-07-10 Sold (MLS) $143,000 NRVMLS
• 2019-05-27 Listed $138,000 NRVMLS
• 2006-06-08 Sold (Public Records) $124,000 Public Records
• 2004-04-16 Sold (Public Records) $110,000 Public Records
• 2004-04-16 Sold (Public Records) $110,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,397 · +1.3% YoY. Source: county tax records.