1807 Archbold Ave NE · Roanoke, VA 24012

$158,900

2 bd · 1.0 ba · 876 sqft · SingleFamily public records · 12 Days on market

Built 1930 4,356 sqft lot Est $194k · 18% under

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Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Cash flow +13.4/30.0
• Rent growth +5.0/5.0
• Schools +4.1/10.0
• DSCR +4.0/10.0
• Livability +3.7/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Privacy in the City close to everything!! . 6074 Acres just off 460 and minutes away from Vinton, walking trails, Downtown Roanoke and all that SW life has to offer!! Refinished hardwoods, fresh paint, newer roof, appliances, windows and HVAC. This home has it all. Nice deck, spacious room sizes and move-in condition. Bathroom was remodeled 8 years ago. Great house and a bargain at this price!!

Key facts

• Three lots
• Fresh interior paint
• Fresh exterior paint

Tags

• NEW ROOF
• FRESH INTERIOR PAINT
• FRESH EXTERIOR PAINT
• THREE LOTS

Property features AI

Finance

• Financial info: Annual tax amount listed

Exterior

• Utilities: Electric heat pump for heating and cooling
• Home design: Residential property; Built in 1930
• Construction: Built in 1930
• Exterior features: 0.1 acre lot

Interior

• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Wood
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Heat pump electric heating and cooling
• Interior features: Wood flooring; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $3 ($37/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (19.4% below list).
• Recommended offer: $128k (19.4% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: Fallon Park Elementary (math 33% / reading 42%, grade F, #931 of 1,108 statewide, top 84%, 533 students, 99% FRL); Addison Aerospace Magnet Middle (math 25% / reading 55%, grade F, #306 of 342 statewide, top 90%, 523 students, 97% FRL); William Fleming High (math 66% / reading 68%, grade B, #185 of 319 statewide, top 61%, 1,911 students, 96% FRL) — zoned schools average 97% FRL vs 67% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+10.5%/yr); 196 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 113 units permitted in Roanoke city in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $85k; list at $159k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $128,098 (19.4% below list)

Questions for the listing agent

1. Built in 1930 — 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: 0.81% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.08%
• DSCR: 1.00
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $194,472
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1807 Archbold Ave NE	0.00mi	2/1.0	876 (0%)	1mo	$156,600	$179	99
1424 Varnell Ave NE	0.28mi	2/1.0	875 (-0%)	5mo	$198,000	$226	82
1424 Varnell Ave NE	0.28mi	2/1.0	875 (-0%)	7mo	$195,880	$224	81
1503 23rd St NE	0.27mi	2/1.0	902 (+3%)	3mo	$145,000	$161	80
1928 Archbold Ave NE	0.11mi	2/1.0	828 (-6%)	9mo	$208,500	$252	78
1416 Archbold Ave NE	0.29mi	2/1.0	866 (-1%)	9mo	$91,000	$105	77
1448 Archbold Ave NE	0.22mi	2/1.0	930 (+6%)	6mo	$199,950	$215	75
1427 Varnell Ave NE	0.26mi	2/1.5	960 (+10%)	2mo	$205,000	$214	68
1417 Varnell Ave NE	0.30mi	2/1.5	960 (+10%)	4mo	$213,000	$222	65
1443 Varnell Ave NE	0.23mi	2/2.0	1,003 (+14%)	6mo	$200,000	$199	56
920 Pocahontas Ave NE	0.66mi	2/1.0	816 (-7%)	5mo	$210,000	$257	54
920 Mohawk Ave NE	0.61mi	3/2.0 (+1)	964 (+10%)	1mo	$225,000	$233	45

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -11.2%
• Equity multiple: 0.58×
• Total profit: $-18,820
• Equity at exit: $23,693

10-year hold

• IRR: 3.7%
• Equity multiple: 1.33×
• Total profit: $14,530
• Equity at exit: $13,739

Cash invested: $44,492 (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 24012

• Rents YoY: 10.5%
• Active inventory: 196
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,281 high
• Mortgage (P&I): −$833
• Tax from tax record: −$109 /mo · $1,313/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $3

Break-even live

Break-even rent $1,277

Max offer price $158,900

Occupancy floor 95%

Sensitivity live

Price	-10% $93	-5% $48	+0% $3	+5% $-42	+10% $-87
Rent	-10% $-98	-5% $-48	+0% $3	+5% $54	+10% $104
Rate	-1.0pp $83	-0.5pp $43	base $3	+0.5pp $-38	+1.0pp $-80

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: $39,725
• Closing costs: $4,767
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1415 15th St NE Roanoke, VA	1.0	1.0	566	$995	$1.76	15d	1	0.19mi
1824 Eastern Ave NE Roanoke, VA	2.0	1.0	863	$1,200	$1.39	45d	1	0.20mi
1423 Varnell Ave NE Roanoke, VA	2.0	1.0	720	$1,650	$2.29	15d	1	0.29mi
1708 Baldwin Ave NE Unit A Roanoke, VA	2.0	1.5	952	$1,550	$1.63	45d	1	0.40mi
321 9th St #6 Vinton, VA	1.0	1.0	546	$696	$1.27	45d	1	0.50mi
220 8th St Vinton, VA	2.0	1.0	850	$1,199	$1.41	15d	1	0.63mi
916 Kyle Ave NE Roanoke, VA	2.0	1.0	642	$2,250	$3.50	15d	1	0.64mi
100 Highland Rd Vinton, VA	1.0–2.0	1.0–2.0	665	$1,195	$1.80	15d	1	0.82mi
1905 Wise Ave SE Roanoke, VA	2.0	1.0	1044	$1,123	$1.08	15d	1	0.85mi
339 Cedar Ave Vinton, VA	2.0	1.0	830	$1,200	$1.45	45d	1	0.93mi
3006 Hickory Woods Dr NE Roanoke, VA	1.0–3.0	1.0–2.0	922	$1,608	$1.74	15d	20	1.01mi
2802 Vinyard Ave NE Unit 2 Roanoke, VA	2.0	1.0	950	$1,295	$1.36	15d	1	1.03mi
2812 Vinyard Ave NE Unit 2 Roanoke, VA	2.0	1.0	950	$1,295	$1.36	23d	1	1.04mi
1605 Church Ave SE Roanoke, VA	2.0	1.0	776	$1,200	$1.55	15d	1	1.07mi
1630 Wayne St NE Roanoke, VA	1.0	1.0	750	$950	$1.27	15d	1	1.07mi
1712 Wayne St NE Roanoke, VA	2.0	1.0	826	$1,250	$1.51	23d	1	1.07mi
301 E Cleveland Ave Unit 1 Vinton, VA	1.0	1.0	650	$1,050	$1.62	45d	1	1.24mi
3343 Glade Creek Blvd NE Roanoke, VA	1.0–3.0	1.0–2.0	1131	$1,802	$1.59	15d	28	1.25mi
120 Avendale Ave NE Unit 3 Roanoke, VA	1.0	1.0	700	$850	$1.21	23d	1	1.28mi
317 Jefferson Ave Vinton, VA	2.0	1.0	980	$1,525	$1.56	45d	1	1.29mi
314 Bowman St Vinton, VA	1.0	1.0	728	$1,050	$1.44	45d	1	1.33mi
410 Jefferson Ave Unit D Vinton, VA	1.0	1.0	650	$900	$1.38	23d	1	1.33mi
1016 15th St SE #2 Roanoke, VA	3.0	1.5	1084	$995	$0.92	15d	1	1.34mi
44 Forest Hill Ave NE Roanoke, VA	2.0	1.0	768	$1,150	$1.50	23d	1	1.36mi
528 E Cleveland Ave Unit 6 Vinton, VA	2.0	1.0	875	$1,525	$1.74	45d	1	1.41mi
528 E Cleveland Ave Unit 8 Vinton, VA	2.0	1.0	786	$1,395	$1.77	45d	1	1.41mi
528 E Cleveland Ave Unit 3 Vinton, VA	2.0	1.0	787	$1,475	$1.87	23d	1	1.41mi
528 E Cleveland Ave Unit 5 Vinton, VA	2.0	1.0	889	$1,495	$1.68	45d	1	1.41mi
2716 Edison St NE Unit & 2718 Roanoke, VA	2.0	1.5	864	$1,225	$1.42	45d	1	1.41mi
538 Chestnut St Vinton, VA	1.0	1.0	675	$950	$1.41	15d	1	1.42mi
851 E Washington Ave Unit A-8 Vinton, VA	2.0	1.0	800	$1,200	$1.50	15d	1	1.44mi
922 12th St SE Unit A Roanoke, VA	2.0	1.0	800	$899	$1.12	45d	1	1.45mi
855 E Washington Ave Vinton, VA	2.0	1.0	800	$1,200	$1.50	45d	1	1.48mi
855 E Washington Ave Vinton, VA	2.0	1.0	750	$1,200	$1.60	23d	1	1.48mi
1515 Dunbar St NW Roanoke, VA	3.0	2.0	1058	$1,623	$1.53	15d	1	1.48mi
1015 12th St SE Roanoke, VA	3.0	1.0	1072	$923	$0.86	45d	1	1.49mi

Listing history 9 events

1. 2026-04-29
   status Pending
2. 2026-04-23
   price $158,900
3. 2026-04-13
   listed $159,000 Active
4. 2026-03-27
   soldstatus $85,000
5. 2020-05-07
   soldstatus $88,000 402-char remark

   Show marketing remark (402 chars)

   Privacy in the City close to everything!! . 6074 Acres just off 460 and minutes away from Vinton, walking trails, Downtown Roanoke and all that SW life has to offer!! Refinished hardwoods, fresh paint, newer roof, appliances, windows and HVAC. This home has it all. Nice deck, spacious room sizes and move-in condition. Bathroom was remodeled 8 years ago. Great house and a bargain at this price!!

6. 2020-03-27
   listed $90,000 402-char remark

   Show marketing remark (402 chars)

   Privacy in the City close to everything!! . 6074 Acres just off 460 and minutes away from Vinton, walking trails, Downtown Roanoke and all that SW life has to offer!! Refinished hardwoods, fresh paint, newer roof, appliances, windows and HVAC. This home has it all. Nice deck, spacious room sizes and move-in condition. Bathroom was remodeled 8 years ago. Great house and a bargain at this price!!

7. 2008-12-02
   soldstatus $42,000
8. 1994-06-07
   soldstatus $2,500
9. 1977-12-13
   soldstatus $2,500

ⓘ 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: $1,313 · $109/mo
• Projected year-2 tax: $1,313 · $109/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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,372
• − Mortgage interest: −$8,901
• − Property taxes: −$1,313
• − Insurance: −$794
• − Repairs & maintenance: −$1,230
• − Management: −$1,230
• − Depreciation: −$4,623
• Taxable loss: −$2,719
• Est. tax savings @ 24.0%: +$652
• After-tax cash flow: $689/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): 28,235
• Household income: $52,973
• Rent vs Own: 47.2% rent · 52.8% own
• Severe rent burden: 1360.0

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 0.59)
• Race & ethnicity: White 60% Black 16% Hispanic / Latino 14% Two or more races 13% Asian 4%
• Hispanic origin (detail): Mexican 4% Dominican 1%
• Common ancestry: Romanian 2% Slovak 2% Serbian 1%
• Foreign-born: 11% · Canada, Vietnam, Jamaica
• Languages at home: 84% English-only · Spanish 11% Other Asian/Pacific 2% Vietnamese 2%

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: ▼ -137.94%
• Current HPI: 186.9007
• Rent YoY: ▲ 10.46%
• 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

+6256.0% since first listed

9 events — show timeline

• 2026-04-29 Pending — MLSRV
• 2026-04-23 Price Changed $158,900 MLSRV
• 2026-04-13 Listed $159,000 MLSRV
• 2026-03-27 Sold (Public Records) $85,000 Public Records
• 2020-05-07 Sold (MLS) $88,000 MLSRV
• 2020-03-27 Listed $90,000 MLSRV
• 2008-12-02 Sold (Public Records) $42,000 Public Records
• 1994-06-07 Sold (Public Records) $2,500 Public Records
• 1977-12-13 Sold (Public Records) $2,500 Public Records

Property tax history

+8.9%/yr

Latest (2025): $1,313 · +9.6% YoY. Source: county tax records.