6058 Riner Rd · Riner, VA 24149

$175,000

3 bd · 2.0 ba · 1,642 sqft · MultiFamily public records · 152 Days on market

Built 1950 5,227 sqft lot $107/sqft · 57% below area

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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 +29.1/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Schools +5.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Welcome Home to 6058 Riner Road – Riner, VA Don’t miss this beautifully updated gem in the heart of the Auburn School District, ideally located for access to Christiansburg, Blacksburg, and Floyd. Perfect for those seeking comfort, charm, and modern updates—all in a peaceful setting. Built in 1950, this home blends character with modern convenience. This home presents with 3 bedrooms, 1 full bathroom + 1 half bathroom – plenty of space for family, guests, or a home office. Newly added mini split units for heating & cooling! New paint, flooring, fixtures & appliances! Plumbing and electric upgraded! Many upgrades! Easy commute for those working in Christiansburg, Blacksburg, or Floyd. Don't let this gem pass you by! Schedule your showing today!

Key facts

• Upgraded plumbing
• Upgraded electric
• Mini split units

Tags

• AUBURN SCHOOL DISTRICT
• MINI SPLIT UNITS
• NEW PAINT
• UPGRADED PLUMBING
• UPGRADED ELECTRIC

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $175k.

Deal economics

• At list price, monthly cash flow is $547 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#185 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D, amenities F, commute 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: Auburn Elementary (math 53% / reading 60%, grade C+, #630 of 1,108 statewide, top 57%, 558 students, 50% FRL); Auburn Middle (math 40% / reading 64%, grade C+, #218 of 342 statewide, top 65%, 286 students, 49% FRL); Auburn High (math 62% / reading 82%, grade B+, #134 of 319 statewide, top 45%, 381 students, 44% FRL) — zoned schools average 48% FRL vs 32% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 34 active listings in the ZIP; 323 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Montgomery County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 152 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 2y ago; this cycle's ask has dropped $45k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.20% ✓
• Cap rate: 10.42%
• Cash-on-cash: 14.76%
• DSCR: 1.66
• GRM: 7.0

CMA / ARV

• ARV (median comp): $405,856
• List price: $175,000
• Delta: -56.88%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 34.1%
• Equity multiple: 3.66×
• Total profit: $130,118
• Equity at exit: $157,654

10-year hold

• IRR: 29.4%
• Equity multiple: 8.26×
• Total profit: $355,714
• Equity at exit: $339,987

Cash invested: $49,000 (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 24149

• Home prices YoY: 7.7%
• Active inventory: 34
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $2,092 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$59 /mo · $714/yr
• Insurance: −$73
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $547

Break-even live

Break-even rent $1,400

Max offer price $175,000

Occupancy floor 69%

Sensitivity live

Price	-10% $646	-5% $597	+0% $547	+5% $498	+10% $448
Rent	-10% $382	-5% $464	+0% $547	+5% $630	+10% $712
Rate	-1.0pp $635	-0.5pp $592	base $547	+0.5pp $502	+1.0pp $456

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,128
1× unit	1	1	$964
Total (2 units)			$2,092

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-17
   status $175,000 Pending 152 DOM
2. 2026-06-16
   days on market $175,000 Active 152 DOM
3. 2026-06-15
   days on market $175,000 Active 151 DOM
4. 2026-06-14
   days on market $175,000 Active 149 DOM
5. 2026-06-13
   days on market $175,000 Active 148 DOM
6. 2026-06-10
   days on market $175,000 Active 146 DOM
7. 2026-06-09
   days on market $175,000 Active 145 DOM
8. 2026-06-08
   days on market $175,000 Active 144 DOM
9. 2026-06-07
   days on market $175,000 Active 143 DOM
10. 2026-06-05
    days on market $175,000 Active 140 DOM
11. 2026-06-03
    days on market $175,000 Active 139 DOM
12. 2026-06-02
    days on market $175,000 Active 138 DOM
13. 2026-06-01
    days on market $175,000 Active 137 DOM
14. 2026-05-31
    days on market $175,000 Active 136 DOM
15. 2026-05-30
    days on market $175,000 Active 135 DOM
16. 2026-05-15
    price $175,000 789-char remark

    Show marketing remark (789 chars)

    Welcome Home to 6058 Riner Road – Riner, VA Don’t miss this beautifully updated gem in the heart of the Auburn School District, ideally located for access to Christiansburg, Blacksburg, and Floyd. Perfect for those seeking comfort, charm, and modern updates—all in a peaceful setting. Built in 1950, this home blends character with modern convenience. This home presents with 3 bedrooms, 1 full bathroom + 1 half bathroom – plenty of space for family, guests, or a home office. Newly added mini split units for heating & cooling! New paint, flooring, fixtures & appliances! Plumbing and electric upgraded! Many upgrades! Easy commute for those working in Christiansburg, Blacksburg, or Floyd. Don't let this gem pass you by! Schedule your showing today!

17. 2026-05-15
    status Active 789-char remark

    Show marketing remark (789 chars)

    Welcome Home to 6058 Riner Road – Riner, VA Don’t miss this beautifully updated gem in the heart of the Auburn School District, ideally located for access to Christiansburg, Blacksburg, and Floyd. Perfect for those seeking comfort, charm, and modern updates—all in a peaceful setting. Built in 1950, this home blends character with modern convenience. This home presents with 3 bedrooms, 1 full bathroom + 1 half bathroom – plenty of space for family, guests, or a home office. Newly added mini split units for heating & cooling! New paint, flooring, fixtures & appliances! Plumbing and electric upgraded! Many upgrades! Easy commute for those working in Christiansburg, Blacksburg, or Floyd. Don't let this gem pass you by! Schedule your showing today!

18. 2026-03-08
    status Pending 789-char remark

    Show marketing remark (789 chars)

    Welcome Home to 6058 Riner Road – Riner, VA Don’t miss this beautifully updated gem in the heart of the Auburn School District, ideally located for access to Christiansburg, Blacksburg, and Floyd. Perfect for those seeking comfort, charm, and modern updates—all in a peaceful setting. Built in 1950, this home blends character with modern convenience. This home presents with 3 bedrooms, 1 full bathroom + 1 half bathroom – plenty of space for family, guests, or a home office. Newly added mini split units for heating & cooling! New paint, flooring, fixtures & appliances! Plumbing and electric upgraded! Many upgrades! Easy commute for those working in Christiansburg, Blacksburg, or Floyd. Don't let this gem pass you by! Schedule your showing today!

19. 2026-02-28
    status Active 789-char remark

    Show marketing remark (789 chars)

    Welcome Home to 6058 Riner Road – Riner, VA Don’t miss this beautifully updated gem in the heart of the Auburn School District, ideally located for access to Christiansburg, Blacksburg, and Floyd. Perfect for those seeking comfort, charm, and modern updates—all in a peaceful setting. Built in 1950, this home blends character with modern convenience. This home presents with 3 bedrooms, 1 full bathroom + 1 half bathroom – plenty of space for family, guests, or a home office. Newly added mini split units for heating & cooling! New paint, flooring, fixtures & appliances! Plumbing and electric upgraded! Many upgrades! Easy commute for those working in Christiansburg, Blacksburg, or Floyd. Don't let this gem pass you by! Schedule your showing today!

20. 2026-02-05
    status Pending 789-char remark

    Show marketing remark (789 chars)

    Welcome Home to 6058 Riner Road – Riner, VA Don’t miss this beautifully updated gem in the heart of the Auburn School District, ideally located for access to Christiansburg, Blacksburg, and Floyd. Perfect for those seeking comfort, charm, and modern updates—all in a peaceful setting. Built in 1950, this home blends character with modern convenience. This home presents with 3 bedrooms, 1 full bathroom + 1 half bathroom – plenty of space for family, guests, or a home office. Newly added mini split units for heating & cooling! New paint, flooring, fixtures & appliances! Plumbing and electric upgraded! Many upgrades! Easy commute for those working in Christiansburg, Blacksburg, or Floyd. Don't let this gem pass you by! Schedule your showing today!

21. 2026-01-31
    price $180,000 789-char remark

    Show marketing remark (789 chars)

    Welcome Home to 6058 Riner Road – Riner, VA Don’t miss this beautifully updated gem in the heart of the Auburn School District, ideally located for access to Christiansburg, Blacksburg, and Floyd. Perfect for those seeking comfort, charm, and modern updates—all in a peaceful setting. Built in 1950, this home blends character with modern convenience. This home presents with 3 bedrooms, 1 full bathroom + 1 half bathroom – plenty of space for family, guests, or a home office. Newly added mini split units for heating & cooling! New paint, flooring, fixtures & appliances! Plumbing and electric upgraded! Many upgrades! Easy commute for those working in Christiansburg, Blacksburg, or Floyd. Don't let this gem pass you by! Schedule your showing today!

22. 2026-01-08
    status Active 789-char remark

    Show marketing remark (789 chars)

    Welcome Home to 6058 Riner Road – Riner, VA Don’t miss this beautifully updated gem in the heart of the Auburn School District, ideally located for access to Christiansburg, Blacksburg, and Floyd. Perfect for those seeking comfort, charm, and modern updates—all in a peaceful setting. Built in 1950, this home blends character with modern convenience. This home presents with 3 bedrooms, 1 full bathroom + 1 half bathroom – plenty of space for family, guests, or a home office. Newly added mini split units for heating & cooling! New paint, flooring, fixtures & appliances! Plumbing and electric upgraded! Many upgrades! Easy commute for those working in Christiansburg, Blacksburg, or Floyd. Don't let this gem pass you by! Schedule your showing today!

23. 2025-12-16
    status Pending 789-char remark

    Show marketing remark (789 chars)

    Welcome Home to 6058 Riner Road – Riner, VA Don’t miss this beautifully updated gem in the heart of the Auburn School District, ideally located for access to Christiansburg, Blacksburg, and Floyd. Perfect for those seeking comfort, charm, and modern updates—all in a peaceful setting. Built in 1950, this home blends character with modern convenience. This home presents with 3 bedrooms, 1 full bathroom + 1 half bathroom – plenty of space for family, guests, or a home office. Newly added mini split units for heating & cooling! New paint, flooring, fixtures & appliances! Plumbing and electric upgraded! Many upgrades! Easy commute for those working in Christiansburg, Blacksburg, or Floyd. Don't let this gem pass you by! Schedule your showing today!

24. 2025-12-08
    price $205,000 789-char remark

    Show marketing remark (789 chars)

    Welcome Home to 6058 Riner Road – Riner, VA Don’t miss this beautifully updated gem in the heart of the Auburn School District, ideally located for access to Christiansburg, Blacksburg, and Floyd. Perfect for those seeking comfort, charm, and modern updates—all in a peaceful setting. Built in 1950, this home blends character with modern convenience. This home presents with 3 bedrooms, 1 full bathroom + 1 half bathroom – plenty of space for family, guests, or a home office. Newly added mini split units for heating & cooling! New paint, flooring, fixtures & appliances! Plumbing and electric upgraded! Many upgrades! Easy commute for those working in Christiansburg, Blacksburg, or Floyd. Don't let this gem pass you by! Schedule your showing today!

25. 2025-11-17
    price $214,000 789-char remark

    Show marketing remark (789 chars)

    Welcome Home to 6058 Riner Road – Riner, VA Don’t miss this beautifully updated gem in the heart of the Auburn School District, ideally located for access to Christiansburg, Blacksburg, and Floyd. Perfect for those seeking comfort, charm, and modern updates—all in a peaceful setting. Built in 1950, this home blends character with modern convenience. This home presents with 3 bedrooms, 1 full bathroom + 1 half bathroom – plenty of space for family, guests, or a home office. Newly added mini split units for heating & cooling! New paint, flooring, fixtures & appliances! Plumbing and electric upgraded! Many upgrades! Easy commute for those working in Christiansburg, Blacksburg, or Floyd. Don't let this gem pass you by! Schedule your showing today!

26. 2025-10-03
    price $215,000 789-char remark

    Show marketing remark (789 chars)

    Welcome Home to 6058 Riner Road – Riner, VA Don’t miss this beautifully updated gem in the heart of the Auburn School District, ideally located for access to Christiansburg, Blacksburg, and Floyd. Perfect for those seeking comfort, charm, and modern updates—all in a peaceful setting. Built in 1950, this home blends character with modern convenience. This home presents with 3 bedrooms, 1 full bathroom + 1 half bathroom – plenty of space for family, guests, or a home office. Newly added mini split units for heating & cooling! New paint, flooring, fixtures & appliances! Plumbing and electric upgraded! Many upgrades! Easy commute for those working in Christiansburg, Blacksburg, or Floyd. Don't let this gem pass you by! Schedule your showing today!

27. 2025-09-23
    listed $220,000 Active 789-char remark

    Show marketing remark (789 chars)

    Welcome Home to 6058 Riner Road – Riner, VA Don’t miss this beautifully updated gem in the heart of the Auburn School District, ideally located for access to Christiansburg, Blacksburg, and Floyd. Perfect for those seeking comfort, charm, and modern updates—all in a peaceful setting. Built in 1950, this home blends character with modern convenience. This home presents with 3 bedrooms, 1 full bathroom + 1 half bathroom – plenty of space for family, guests, or a home office. Newly added mini split units for heating & cooling! New paint, flooring, fixtures & appliances! Plumbing and electric upgraded! Many upgrades! Easy commute for those working in Christiansburg, Blacksburg, or Floyd. Don't let this gem pass you by! Schedule your showing today!

28. 2025-04-04
    soldstatus $190,000 Closed 372-char remark

    Show marketing remark (372 chars)

    Updated 3 bedroom home in the Auburn School District. Convenient to Christiansburg, Blacksburg and Floyd. Remodeled kitchen with granite counter tops and stainless steel appliances. Both bathrooms remodeled. Newly added mini split units for heating and cooling. New paint, flooring, fixtures and appliances. Washer/Dryer convey. Plumbing and electric upgraded. New survey.

29. 2025-04-04
    soldstatus $190,000 Closed

    Show marketing remark (372 chars)

    Updated 3 bedroom home in the Auburn School District. Convenient to Christiansburg, Blacksburg and Floyd. Remodeled kitchen with granite counter tops and stainless steel appliances. Both bathrooms remodeled. Newly added mini split units for heating and cooling. New paint, flooring, fixtures and appliances. Washer/Dryer convey. Plumbing and electric upgraded. New survey.

30. 2025-04-04
    soldstatus $190,000 Closed

    Show marketing remark (372 chars)

    Updated 3 bedroom home in the Auburn School District. Convenient to Christiansburg, Blacksburg and Floyd. Remodeled kitchen with granite counter tops and stainless steel appliances. Both bathrooms remodeled. Newly added mini split units for heating and cooling. New paint, flooring, fixtures and appliances. Washer/Dryer convey. Plumbing and electric upgraded. New survey.

31. 2025-04-04
    soldstatus $190,000

    Show marketing remark (372 chars)

    Updated 3 bedroom home in the Auburn School District. Convenient to Christiansburg, Blacksburg and Floyd. Remodeled kitchen with granite counter tops and stainless steel appliances. Both bathrooms remodeled. Newly added mini split units for heating and cooling. New paint, flooring, fixtures and appliances. Washer/Dryer convey. Plumbing and electric upgraded. New survey.

32. 2025-03-09
    historical Active Under Contract

    Show marketing remark (372 chars)

    Updated 3 bedroom home in the Auburn School District. Convenient to Christiansburg, Blacksburg and Floyd. Remodeled kitchen with granite counter tops and stainless steel appliances. Both bathrooms remodeled. Newly added mini split units for heating and cooling. New paint, flooring, fixtures and appliances. Washer/Dryer convey. Plumbing and electric upgraded. New survey.

33. 2025-03-09
    status Pending

    Show marketing remark (372 chars)

    Updated 3 bedroom home in the Auburn School District. Convenient to Christiansburg, Blacksburg and Floyd. Remodeled kitchen with granite counter tops and stainless steel appliances. Both bathrooms remodeled. Newly added mini split units for heating and cooling. New paint, flooring, fixtures and appliances. Washer/Dryer convey. Plumbing and electric upgraded. New survey.

34. 2025-03-09
    status Pending 372-char remark

    Show marketing remark (372 chars)

    Updated 3 bedroom home in the Auburn School District. Convenient to Christiansburg, Blacksburg and Floyd. Remodeled kitchen with granite counter tops and stainless steel appliances. Both bathrooms remodeled. Newly added mini split units for heating and cooling. New paint, flooring, fixtures and appliances. Washer/Dryer convey. Plumbing and electric upgraded. New survey.

35. 2025-02-17
    status Active

    Show marketing remark (372 chars)

    Updated 3 bedroom home in the Auburn School District. Convenient to Christiansburg, Blacksburg and Floyd. Remodeled kitchen with granite counter tops and stainless steel appliances. Both bathrooms remodeled. Newly added mini split units for heating and cooling. New paint, flooring, fixtures and appliances. Washer/Dryer convey. Plumbing and electric upgraded. New survey.

36. 2025-02-17
    status Active

    Show marketing remark (372 chars)

    Updated 3 bedroom home in the Auburn School District. Convenient to Christiansburg, Blacksburg and Floyd. Remodeled kitchen with granite counter tops and stainless steel appliances. Both bathrooms remodeled. Newly added mini split units for heating and cooling. New paint, flooring, fixtures and appliances. Washer/Dryer convey. Plumbing and electric upgraded. New survey.

37. 2025-02-17
    status Active 372-char remark

    Show marketing remark (372 chars)

    Updated 3 bedroom home in the Auburn School District. Convenient to Christiansburg, Blacksburg and Floyd. Remodeled kitchen with granite counter tops and stainless steel appliances. Both bathrooms remodeled. Newly added mini split units for heating and cooling. New paint, flooring, fixtures and appliances. Washer/Dryer convey. Plumbing and electric upgraded. New survey.

38. 2025-02-07
    historical Active Under Contract

    Show marketing remark (372 chars)

    Updated 3 bedroom home in the Auburn School District. Convenient to Christiansburg, Blacksburg and Floyd. Remodeled kitchen with granite counter tops and stainless steel appliances. Both bathrooms remodeled. Newly added mini split units for heating and cooling. New paint, flooring, fixtures and appliances. Washer/Dryer convey. Plumbing and electric upgraded. New survey.

39. 2025-02-07
    status Pending 372-char remark

    Show marketing remark (372 chars)

    Updated 3 bedroom home in the Auburn School District. Convenient to Christiansburg, Blacksburg and Floyd. Remodeled kitchen with granite counter tops and stainless steel appliances. Both bathrooms remodeled. Newly added mini split units for heating and cooling. New paint, flooring, fixtures and appliances. Washer/Dryer convey. Plumbing and electric upgraded. New survey.

40. 2025-02-07
    status Pending

    Show marketing remark (372 chars)

    Updated 3 bedroom home in the Auburn School District. Convenient to Christiansburg, Blacksburg and Floyd. Remodeled kitchen with granite counter tops and stainless steel appliances. Both bathrooms remodeled. Newly added mini split units for heating and cooling. New paint, flooring, fixtures and appliances. Washer/Dryer convey. Plumbing and electric upgraded. New survey.

41. 2025-01-29
    listed $185,900 Active

    Show marketing remark (372 chars)

    Updated 3 bedroom home in the Auburn School District. Convenient to Christiansburg, Blacksburg and Floyd. Remodeled kitchen with granite counter tops and stainless steel appliances. Both bathrooms remodeled. Newly added mini split units for heating and cooling. New paint, flooring, fixtures and appliances. Washer/Dryer convey. Plumbing and electric upgraded. New survey.

42. 2025-01-29
    listed $185,900 Active

    Show marketing remark (372 chars)

    Updated 3 bedroom home in the Auburn School District. Convenient to Christiansburg, Blacksburg and Floyd. Remodeled kitchen with granite counter tops and stainless steel appliances. Both bathrooms remodeled. Newly added mini split units for heating and cooling. New paint, flooring, fixtures and appliances. Washer/Dryer convey. Plumbing and electric upgraded. New survey.

43. 2025-01-29
    listed $185,900 Active 372-char remark

    Show marketing remark (372 chars)

    Updated 3 bedroom home in the Auburn School District. Convenient to Christiansburg, Blacksburg and Floyd. Remodeled kitchen with granite counter tops and stainless steel appliances. Both bathrooms remodeled. Newly added mini split units for heating and cooling. New paint, flooring, fixtures and appliances. Washer/Dryer convey. Plumbing and electric upgraded. New survey.

44. 2024-08-24
    price $192,000
45. 2024-08-14
    status Active
46. 2024-07-13
    status Pending
47. 2024-06-14
    listed $199,000 Active
48. 2024-04-10
    soldstatus $177,000 Closed
49. 2024-04-10
    soldstatus $177,000
50. 2024-03-03
    status Pending

ⓘ 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: $714 · $59/mo
• Projected year-2 tax: $1,435 · $120/mo
• Expected delta: +$721/yr (+$60/mo · 101.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°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: $25,104
• − Mortgage interest: −$9,803
• − Property taxes: −$714
• − Insurance: −$1,542
• − Repairs & maintenance: −$2,008
• − Management: −$2,008
• − Depreciation: −$5,091
• Taxable income: $3,939
• Est. tax owed @ 24.0%: −$945
• After-tax cash flow: $5,619/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 — Riner

• Score: 72/100
• State rank: #185
• US rank: #5756

Category grades

Amenities F Commute F Cost of living D Crime A+ Employment A+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,935

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 (99%)
• Race & ethnicity: White 99%
• Common ancestry: Serbian 4% Romanian 1% Slovak 1%
• Foreign-born: 0%

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: ▲ 21.40%
• Current HPI: 299.9381
• 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

+185.9% since first listed

42 events — show timeline

• 2026-05-15 Price Changed $175,000 NRVMLS
• 2026-05-15 Relisted — NRVMLS
• 2026-03-08 Pending — NRVMLS
• 2026-02-28 Relisted — NRVMLS
• 2026-02-05 Pending — NRVMLS
• 2026-01-31 Price Changed $180,000 NRVMLS
• 2026-01-08 Relisted — NRVMLS
• 2025-12-16 Pending — NRVMLS
• 2025-12-08 Price Changed $205,000 NRVMLS
• 2025-11-17 Price Changed $214,000 NRVMLS
• 2025-10-03 Price Changed $215,000 NRVMLS
• 2025-09-23 Listed $220,000 NRVMLS
• 2025-04-04 Sold (Public Records) $190,000 Public Records
• 2025-04-04 Sold (MLS) $190,000 SWVAR
• 2025-04-04 Sold (MLS) $190,000 NRVMLS
• 2025-04-04 Sold (MLS) $190,000 MLSRV
• 2025-03-09 Contingent — SWVAR
• 2025-03-09 Pending — NRVMLS
• 2025-03-09 Pending — MLSRV
• 2025-02-17 Relisted — NRVMLS
• 2025-02-17 Relisted — SWVAR
• 2025-02-17 Relisted — MLSRV
• 2025-02-07 Contingent — SWVAR
• 2025-02-07 Pending — MLSRV
• 2025-02-07 Pending — NRVMLS
• 2025-01-29 Listed $185,900 SWVAR
• 2025-01-29 Listed $185,900 NRVMLS
• 2025-01-29 Listed $185,900 MLSRV
• 2024-08-24 Price Changed $192,000 NRVMLS
• 2024-08-14 Relisted — NRVMLS
• 2024-07-13 Pending — NRVMLS
• 2024-06-14 Listed $199,000 NRVMLS
• 2024-04-10 Sold (Public Records) $177,000 Public Records
• 2024-04-10 Sold (MLS) $177,000 NRVMLS
• 2024-03-03 Pending — NRVMLS
• 2024-03-01 Listed $180,000 NRVMLS
• 2023-09-22 Sold (Public Records) $78,653 Public Records
• 2006-03-15 Sold (Public Records) $75,000 Public Records
• 2006-03-15 Sold (Public Records) $75,000 Public Records
• 2003-03-20 Sold (Public Records) $55,000 Public Records
• 2002-10-21 Sold (Public Records) $61,200 Public Records
• 2002-10-21 Sold (Public Records) $61,200 Public Records

Property tax history

-1.0%/yr

Latest (2025): $714 · +1.3% YoY. Source: county tax records.