405 Maple Dr SE · Christiansburg, VA 24073

$299,900

3 bd · 1.5 ba · 1,828 sqft · SingleFamily public records · 3 Days on market

Built 1969 0.34 ac lot Est $283k · 6% over

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Why this score? — see what drove the F 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 +8.0/30.0
• Schools +5.4/10.0
• ARV discount +4.9/15.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Well-maintained brick split-level home in a convenient Christiansburg location. This property offers multiple living areas with great flexibility, including a bright main-level living room, kitchen with ample cabinet space, a center island, and room for dining. The spacious lower-level family room features a wood stove, fourth bedroom, full bathroom and second kitchen with exterior access. Upstairs features three comfortably sized bedroom and 2nd full bath. A full unfinished basement provides excellent storage or workshop space. Outside, enjoy a large yard with mature trees, a storage shed, and a carport. Convenient to downtown Christiansburg, shopping, schools, and I-81—this home off

Key facts

• Large yard
• Center island
• 0.34 acre lot

Tags

• BRICK SPLIT-LEVEL HOME
• MULTIPLE LIVING AREAS
• BRIGHT MAIN-LEVEL LIVING ROOM
• CENTER ISLAND
• FULL UNFINISHED BASEMENT
• LARGE YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-304 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (17.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (35.2% below list).
• Recommended offer: $194k (35.2% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.9% 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); 250 active listings in the ZIP; 4 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 30% 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 $9k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $194,256 (35.2% 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. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.65% ✗
• Cap rate: 5.08%
• Cash-on-cash: -4.35%
• DSCR: 0.81
• GRM: 12.9

CMA / ARV

• ARV (on-the-fly): $283,340
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
400 Turpin Walk	0.30mi	3/2.0	1,828 (0%)	3mo	$341,000	$187	81
405 Maple Dr SE	0.00mi	4/2.0 (+1)	1,706 (-7%)	1mo	$295,000	$173	81
640 Lyle Ln	0.41mi	3/2.0	1,800 (-2%)	4mo	$311,500	$173	73
195 Ash Dr	0.27mi	3/2.0	1,771 (-3%)	8mo	$275,000	$155	73
155 Gum Dr	0.33mi	3/1.5	1,944 (+6%)	13mo	$298,900	$154	63
670 Lawn Dr	0.72mi	3/2.0	1,882 (+3%)	3mo	$275,000	$146	57
130 East St	0.62mi	4/2.0 (+1)	1,872 (+2%)	13mo	$235,000	$126	49
215 Overhill Rd	0.46mi	3/3.0	2,095 (+15%)	4mo	$459,900	$220	45
1145 Spruce St	0.51mi	4/3.0 (+1)	2,016 (+10%)	5mo	$310,000	$154	44
300 Arrowhead Trl	0.54mi	3/3.0	2,025 (+11%)	10mo	$389,900	$193	42
395 Arrowhead Trl	0.47mi	3/2.0	2,098 (+15%)	14mo	$315,000	$150	40
265 Mulberry Dr	0.71mi	4/2.5 (+1)	2,044 (+12%)	1mo	$310,000	$152	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: -25.6%
• Equity multiple: 0.14×
• Total profit: $-71,817
• Equity at exit: $44,716

10-year hold

• IRR: -28.5%
• Equity multiple: -0.22×
• Total profit: $-102,694
• Equity at exit: $25,930

Cash invested: $83,972 (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: 12.9×

Monthly cashflow live

• Estimated rent: $1,943 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$141 /mo · $1,693/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $-304

Break-even live

Break-even rent $2,327

Max offer price $246,182

Occupancy floor —

Sensitivity live

Price	-10% $-134	-5% $-219	+0% $-304	+5% $-389	+10% $-474
Rent	-10% $-458	-5% $-381	+0% $-304	+5% $-227	+10% $-151
Rate	-1.0pp $-153	-0.5pp $-228	base $-304	+0.5pp $-382	+1.0pp $-461

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	0.63mi
275 Barkwood St Christiansburg, VA	4.0	2.5	2350	$2,500	$1.06	44d	1	0.78mi
670 Republic Rd Christiansburg, VA	3.0	2.5	1568	$1,500	$0.96	44d	1	1.00mi
375 Skylar DR Christiansburg, VA	3.0	2.0	1647	$1,900	$1.15	44d	1	1.05mi

Listing history 2 events

1. 2026-04-28
   status Pending
2. 2026-04-24
   listed $299,900 Active

ⓘ 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: $1,693 · $141/mo
• Projected year-2 tax: $2,459 · $205/mo
• Expected delta: +$767/yr (+$64/mo · 45.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°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: $23,311
• − Mortgage interest: −$16,799
• − Property taxes: −$1,693
• − Insurance: −$1,500
• − Repairs & maintenance: −$1,865
• − Management: −$1,865
• − Depreciation: −$8,724
• Taxable loss: −$9,134
• Est. tax savings @ 24.0%: +$2,192
• After-tax cash flow: $-1,457/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

2 events — show timeline

• 2026-04-28 Pending — NRVMLS
• 2026-04-24 Listed $299,900 NRVMLS

Property tax history

+1.5%/yr

Latest (2025): $1,693 · +1.3% YoY. Source: county tax records.