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    Architecturally Designed Duplex Title is generated by Realmo AI

    1426 SANDY Circle, Blacksburg, VA 24060

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    For Sale
    $379,900

    MULTI_FAMILY - Blacksburg, VA

    Type:Single Family Residence
    Property size:
    1,808 SF
    Lot size:
    0.37 Acres
    Price / SF:
    $210/SF
    Added:
    Apr 17, 2026
    Days on Market:
    48
    Last Refresh:
    Jun 3 at 11:06 pm

    Property Features for 1426 SANDY Circle

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Single Family Residence
    Parking features
    Off Street, On Street
    Standard status
    Active
    Size
    1,808 SF
    Lot size
    0.37 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    MONTGOMERY FARMS SEC IV LOT 11
    Tax Annual Amount
    1700

    Utilities

    Heating system
    Heat Pump (Heating)
    Cooling system
    Heat Pump
    Water source
    Public

    Building Details

    Floors in Building
    1
    Number of units
    2
    Flooring type
    Laminate
    Roof type
    Shingle
    Architectural style
    Ranch

    We can help!

    Listing Contact
    Chris Johnson
    Chris Johnson

    Listing agent Chris Johnson License #0225217728

    Listing office RE/MAX 8 - Blacksburg 1344 N Main St., Blacksburg, VA

    Listing date Apr 17, 2026

    MLS# 427003 Listing URL

    Copyright © 2026 New River Valley Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Architecturally designed duplex in Blacksburg School District with one side available for immediate occupancy
    • Each unit features an open floor plan with a large family room with vaulted ceilings
    • Each side has a spacious kitchen with a large island and updated appliances
    • Each unit offers 2 separated bedrooms, each with its own private full bathroom
    • Fenced back yards on both sides, plus 1426 has a large screened‑in porch and 1428 has an enclosed patio
    • Updates include crawlspace encapsulation, roof about 8 years old, new siding and windows (2020), and both heat pumps replaced within last 6 years

    Overview

    This architecturally designed duplex offers two separated living sides, each with an open floor plan that includes a large family room with vaulted ceilings, a spacious kitchen with a large island and updated appliances, and two separated bedrooms. Each bedroom on both sides has its own private full bathroom. Outside, both sides feature fenced back yards with room for entertaining. One side includes a large screened-in porch, while the other includes an enclosed patio that is not heated or cooled.

    The property is located at 1426 Sandy Circle in Blacksburg, Virginia, within the Blacksburg School District. The lot size is listed at 0.367 acres, and the total property size is 1,808 square feet.

    For owner-occupants, the duplex layout supports a practical live-in-and-rent setup, with one side described as available for immediate occupancy. The home also lists several key updates, including a crawlspace encapsulation, a roof roughly 8 years old, heat pumps replaced within the last 6 years, and new siding and windows installed in 2020. Contact your agent to arrange a private showing.

    Local Financial Insights For Multifamily LT 5

    Simulate Cap Rate and NOI

    NOI Build-Up
    Vacancy
    income lost from leasable area expected to sit empty during the year — subtracted from gross rent.
    EGI (Effective Gross Income)
    gross rent minus vacancy losses — the realistic income before paying operating costs.
    OpEx (Operating Expenses)
    recurring costs to operate the property (property tax, insurance, utilities, maintenance, management) — excludes financing and capital improvements.
    NOI (Net Operating Income)
    income a property generates after operating costs but before financing and taxes.

    Component $ $/SF
    Gross rent $38.0k $21.00
    − Vacancy −$2.5k −$1.37
    EGI $35.5k $19.64
    − OpEx −$10.7k −$5.89
    NOI $24.9k $13.74
    1,808 SF · lease $21.00/SF/yr · vacancy 6.50% · expense 30.00%

    Alternative Uses

    Best Use
    Multifamily LT 5
    $355.0K
    $310.6K – $414.2K (±1% cap)
    NOI $24,850 @ 7.0% cap · market cap 6.54%
    Second Best
    Apartment 5plus
    $324.8K
    $284.2K – $379.0K (±1% cap)
    NOI $22,738 @ 7.0% cap · market cap 5.99%
    Theoretical Best
    Flex RnD
    $427.9K
    $374.4K – $499.2K (±1% cap)
    NOI $29,951 @ 7.0% cap · market cap 7.88%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Restaurant Building Supply Gym & Fitness Center Auto Repair Shop Department Store Grocery & Convenience Store Grocery & Convenience Store Garden Center Catering Service

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Blacksburg
    County
    Montgomery
    State
    Virginia
    Longitude
    -80.4827451
    Latitude
    37.2041156

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    FAQs

    What type of property is this?
    Duplex - Well-updated duplex in the Blacksburg School District with separate layouts, private baths, and fenced back yards.
    Where is this duplex located?
    The property is located at 1426 SANDY Circle Blacksburg, VA.
    What is the asking price?
    The asking price for this property is $379,900.
    What are key features of this property?
    This property features: Architecturally designed duplex in Blacksburg School District with one side available for immediate occupancy; Each unit features an open floor plan with a large family room with vaulted ceilings; Each side has a spacious kitchen with a large island and updated appliances
    (540) 641-2239
    We can help!
    Listing Contact
    Chris Johnson
    Chris Johnson
    Real Estate License ID: 0225217728
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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