1004 Caldwell St NW · Roanoke, VA 24017

$150,000

5 bd · 1.0 ba · 1,680 sqft · SingleFamily public records · 19 Days on market

Built 1922 0.36 ac lot Est $228k · 34% under

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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 +28.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Schools +4.1/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investment Opportunity! Situated on a peaceful third-of-an-acre lot, this home is filled with potential . .. and nostalgic cottage charm. Offering 4 bedrooms (with a possible 5th), 1 bath with step-in shower, and a wide, sunny kitchen, this one offers a remarkable amount of space for the price. There's a covered front porch for relaxing, an upstairs den for work or play, and the big, sunny windows and substantial trimwork of beautiful bygone era. .. plus the convenience of a downstairs bedroom and a detached garage. Dream it, do it, DIY it . .. this sweet nest is waiting for you to give it a new lifetime of memories.

Key facts

• Covered front porch
• Substantial trimwork
• Third-of-an-acre lot

Tags

• THIRD-OF-AN-ACRE LOT
• COVERED FRONT PORCH
• UPSTAIRS DEN
• BIG SUNNY WINDOWS
• SUBSTANTIAL TRIMWORK
• DOWNSTAIRS BEDROOM

Property features AI

Finance

• Other: Lot approximately 0.36 acres

Exterior

• Parking: 1 covered parking space; 3 open parking spaces
• Utilities: Has heating; Has cooling
• Home design: Residential property; Built in 1922
• Construction: Year built 1922
• Exterior features: Off-street parking

Interior

• Bedrooms: 4 bedrooms total; 1 bedroom on the main level
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 1 full bathroom; 1 main-level bathroom
• Heating & cooling: Forced air gas heating; Has cooling
• Interior features: 11 total rooms; Carpet, vinyl, and wood flooring

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $478 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 4.2% in Roanoke — 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 73/100 on livability (#163 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities C-, employment D, crime F.
• Roanoke City Public School District (urban): math 40% / reading 58% proficiency, ranked #102 of 131 in VA (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Fairview Elementary (math 46% / reading 58%, grade C-, #696 of 1,108 statewide, top 66%, 505 students, 100% FRL); Woodrow Wilson Middle (math 38% / reading 63%, grade C, #226 of 342 statewide, top 67%, 642 students, 99% FRL); William Fleming High (math 66% / reading 68%, grade B, #185 of 319 statewide, top 61%, 1,911 students, 96% FRL) — zoned schools average 98% FRL vs 67% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.7%/yr); 152 active listings in the ZIP; 113 units permitted in Roanoke city in 2024 (0 in 5+ unit buildings).
• At $1,896/mo this rent would consume 48% of the median local household income ($47k/yr) (locally 913% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Roanoke County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 5.7% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $150k implies a 392% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,750 (1.5% below list)

Questions for the listing agent

1. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 1.26% ✓
• Cap rate: 10.12%
• Cash-on-cash: 13.66%
• DSCR: 1.61
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $228,480
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5112 Oak Grove Blvd NW	0.26mi	4/1.5 (-1)	1,800 (+7%)	0mo	$245,000	$136	69
931 Hedgewood Dr NW	0.14mi	4/2.0 (-1)	1,536 (-9%)	11mo	$235,000	$153	62
1120 Summit Ln NW	0.19mi	4/2.0 (-1)	1,906 (+14%)	14mo	$245,000	$129	48
4326 Camille Ave NW	0.49mi	4/2.0 (-1)	1,800 (+7%)	21mo	$232,000	$129	39

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 · 5.71% rent growth · sell at horizon

5-year hold

• IRR: 6.8%
• Equity multiple: 1.27×
• Total profit: $11,477
• Equity at exit: $22,365

10-year hold

• IRR: 18.4%
• Equity multiple: 2.72×
• Total profit: $72,314
• Equity at exit: $12,969

Cash invested: $42,000 (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 24017

• Home prices YoY: -28.3%
• Rents YoY: 5.7%
• Active inventory: 152
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,896 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$170 /mo · $2,042/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $478

Break-even live

Break-even rent $1,290

Max offer price $150,000

Occupancy floor 70%

Sensitivity live

Price	-10% $563	-5% $521	+0% $478	+5% $436	+10% $393
Rent	-10% $328	-5% $403	+0% $478	+5% $553	+10% $628
Rate	-1.0pp $554	-0.5pp $516	base $478	+0.5pp $439	+1.0pp $400

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $150,000 Active 19 DOM
2. 2026-06-17
   days on market $150,000 Active 18 DOM
3. 2026-06-16
   days on market $150,000 Active 17 DOM
4. 2026-06-15
   days on market $150,000 Active 16 DOM
5. 2026-06-14
   days on market $150,000 Active 14 DOM
6. 2026-06-13
   days on market $150,000 Active 13 DOM
7. 2026-06-10
   days on market $150,000 Active 11 DOM
8. 2026-06-09
   days on market $150,000 Active 10 DOM
9. 2026-06-08
   days on market $150,000 Active 9 DOM
10. 2026-06-05
    days on market $150,000 Active 5 DOM
11. 2026-06-03
    days on market $150,000 Active 4 DOM
12. 2026-06-02
    days on market $150,000 Active 3 DOM
13. 2026-06-01
    days on market $150,000 Active 2 DOM
14. 2026-05-31
    remarks 625-char remark
15. 2026-05-31
    listed $150,000 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: $2,042 · $170/mo
• Projected year-2 tax: $2,042 · $170/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 18 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: $22,746
• − Mortgage interest: −$8,402
• − Property taxes: −$2,042
• − Insurance: −$750
• − Repairs & maintenance: −$1,820
• − Management: −$1,820
• − Depreciation: −$4,364
• Taxable income: $3,549
• Est. tax owed @ 24.0%: −$852
• After-tax cash flow: $4,887/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: Roanoke City Public School District
• NCES district ID: 5103300
• Math proficiency: 40% ▼ -38.00%
• Reading proficiency: 58% ▼ -12.00%
• Median HH income: $38,592
• Composite: 40.8/100
• National rank: #3639
• State rank: #102 of 131 in VA

Livability — Roanoke

• Score: 73/100
• State rank: #163
• US rank: #5055

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roanoke, VA
• County: Roanoke City · 101,625 people
• City population: 168,930
• Metro: Roanoke, VA
• Population (ZIP): 23,678
• Household income: $47,360
• Rent vs Own: 45.0% rent · 55.0% own
• Severe rent burden: 913.0

Population outlook (Roanoke County) Hauer SSP2

• Today (2025): 106,094 people
• By 2030: 108,927 · +2.7%
• By 2040: 114,104 · +7.5%
• By 2050: 118,032 · +11.3%
• By 2075: 123,363 · +16.3%
• By 2100: 116,827 · +10.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Black 59% White 25% Hispanic / Latino 9% Asian 4% Two or more races 4%
• Hispanic origin (detail): Mexican 2% Cuban 1%
• Common ancestry: Slovak 1% Romanian 1% Lithuanian 1%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 87% English-only · Spanish 8% Other Indo-European 3% German/W. Germanic 1%

Political lean MEDSL · Roanoke

• 2024 margin: Strong D (+23.6) · D 61.1% · R 37.5% · Other 1.4%
• 2008→2024 swing: +0.2pp no change · 2008: 23.4pp · 2024: 23.6pp
• All cycles: 2024: D+23.6 2020: D+25.8 2016: D+17.6 2012: D+21.5 2008: D+23.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.29%
• Current HPI: 198.5991
• Rent YoY: ▲ 5.71%
• Metro: Roanoke, 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

+391.8% since first listed

2 events — show timeline

• 2026-05-30 Listed $150,000 MLSRV
• 1985-08-20 Sold (Public Records) $30,500 Public Records

Property tax history

+5.5%/yr

Latest (2025): $2,042 · +15.9% YoY. Source: county tax records.