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    Blacksburg Duplex with Income Potential Title is generated by Realmo AI

    1426 SANDY Circle, Blacksburg, VA 24060

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    For Sale
    $379,900

    Ranch, Duplex - Blacksburg, VA

    Type:Duplex
    Lot size:
    0.37 Acres
    Added:
    Apr 17, 2026
    Days on Market:
    36
    Last Refresh:
    May 22 at 5:06 am

    Property Features for 1426 SANDY Circle

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Duplex
    Standard status
    Active
    APN
    027287
    Lot size
    0.37 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    1700.12

    Utilities

    Heating system
    Heat Pump (Heating)
    Cooling system
    Heat Pump

    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

    • Duplex: Live in one unit and rent the other for immediate income.
    • Updated: Enjoy peace of mind with a roof that's only 8 years old, heat pumps installed within the last 6 years, and updated siding and windows from 2020. Plus, benefit from an encapsulated crawlspace.
    • Open Floor Plan: Large family room with vaulted ceilings and spacious kitchen with large island.
    • Two Bedrooms: Each bedroom has its own private full bathroom.
    • Outdoor Space: Fenced back yard, ample room for entertaining.
    • Blacksburg School District.

    Overview

    This architecturally designed duplex is located in the Blacksburg School District. One side of the duplex is available for immediate occupancy, offering the opportunity to live in one unit and generate immediate rental income from the other. Each side features an open floor plan that includes a large family room with vaulted ceilings and a spacious kitchen equipped with a large island and updated appliances. Each unit has 2 separated bedrooms, each with its own private full bathroom. Both sides have a fenced back yard, with ample room for entertaining. Unit 1426 features a large screened-in porch, while unit 1428 offers an enclosed patio that is not heated or cooled. The property has undergone numerous updates, including an encapsulated crawlspace, a roof approximately 8 years old, heat pumps replaced within the last 6 years, and new siding and windows installed in 2020. The property is situated on a 0.367-acre lot.
    Property Profile Insight Report 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 - Architecturally designed duplex in Blacksburg with immediate rental income.
    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: Duplex: Live in one unit and rent the other for immediate income.; Updated: Enjoy peace of mind with a roof that's only 8 years old, heat pumps installed within the last 6 years, and updated siding and windows from 2020. Plus, benefit from an encapsulated crawlspace.; Open Floor Plan: Large family room with vaulted ceilings and spacious kitchen with large island.
    (540) 641-2239
    We can help!
    Listing Contact
    Chris Johnson
    Chris Johnson
    Real Estate License ID: 0225217728
    Learn More
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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.

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