1222 Hamilton Ter SE · Roanoke, VA 24014

$130,000

2 bd · 2.0 ba · 1,431 sqft · SingleFamily public records · 181 Days on market

Built 1952 5,662 sqft lot $91/sqft · 39% below area Est $213k · 39% 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).

• Cash flow +20.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +5.7/10.0
• Rent growth +4.7/5.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT OPPORTUNITY LOCATED ONLY A FEW BLOCKS FROM THE CARILLION MEDICAL CENTER. WITHIN WALKING DISTANCE OF THE ROANOKE RIVER WALKS. PRIVATE DECK FOR THE COOK OUTS. FENCED BACK YARD.

Key facts

• Private deck
• Fenced back yard
• 5,662 sq ft lot

Tags

• PRIVATE DECK
• FENCED BACK YARD

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-268 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $83k (36.4% below list).
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $83k (36.4% below list) — sets the bar for cash-flow.
• Cap rate 7.8% 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.
• Market conditions: Rents rising fast (+8.8%/yr); 155 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $899 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.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $70k (35%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,730 (36.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.07% ✓
• Cap rate: 7.76%
• Cash-on-cash: 5.24%
• DSCR: 1.23
• GRM: 7.8

CMA / ARV

• ARV (median comp): $213,009
• List price: $130,000
• Delta: -38.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
910 Ivy St SE	0.32mi	3/2.0 (+1)	1,418 (-1%)	2mo	$248,000	$175	76
628 Montrose Ave SE	0.47mi	2/1.0	1,467 (+2%)	6mo	$130,000	$89	64
618 Morrill Ave SE	0.44mi	2/1.0	1,433 (+0%)	15mo	$164,950	$115	63
645 Albemarle Ave SE	0.51mi	3/1.5 (+1)	1,410 (-2%)	10mo	$125,000	$89	59
816 Morrill Ave SE	0.70mi	3/1.5 (+1)	1,414 (-1%)	2mo	$45,000	$32	56
660 Montrose Ave SE	0.54mi	3/1.0 (+1)	1,426 (-0%)	16mo	$115,000	$81	52
1306 Buena Vista Blvd SE	0.61mi	2/1.0	1,500 (+5%)	16mo	$149,950	$100	46
634 Mountain Ave SE	0.66mi	2/1.0	1,354 (-5%)	19mo	$87,500	$65	40
645 Highland Ave SE	0.59mi	3/2.0 (+1)	1,526 (+7%)	22mo	$155,000	$102	38
514 Albemarle Ave	0.41mi	3/1.5 (+1)	1,640 (+15%)	16mo	$113,500	$69	36
626 Montrose Ave SE	0.47mi	3/1.5 (+1)	1,610 (+12%)	24mo	$155,422	$97	31
802 Dent St SE	0.67mi	3/1.0 (+1)	1,253 (-12%)	15mo	$175,000	$140	27

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: -22.8%
• Equity multiple: 0.16×
• Total profit: $-30,472
• Equity at exit: $19,383

10-year hold

• IRR: -4.4%
• Equity multiple: 0.62×
• Total profit: $-13,874
• Equity at exit: $11,240

Cash invested: $36,400 (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 24014

• Rents YoY: 8.8%
• Active inventory: 155
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,387 high
• Mortgage (P&I): −$682
• Tax from tax record: −$201 /mo · $2,410/yr
• Insurance: −$54
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $-268

Break-even live

Break-even rent $1,726

Max offer price $82,730

Occupancy floor —

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
520 Riverland Rd SE Roanoke, VA	2.0	1.0	948	$1,500	$1.58	43d	1	0.23mi
635 Riverland Rd SE Roanoke, VA	2.0	1.0	905	$1,250	$1.38	13d	1	0.31mi
703 Riverland Rd SE Roanoke, VA	2.0	1.0	1000	$1,250	$1.25	43d	1	0.32mi
770 Riverland Rd SE Roanoke, VA	3.0	2.0	1200	$2,100	$1.75	43d	1	0.49mi
1119 Franklin Rd SW Unit BensonFranklin 05 Roanoke, VA	2.0	1.0	900	$1,297	$1.44	43d	1	0.62mi
730 Murray Ave SE Roanoke, VA	3.0	1.0	1163	$1,525	$1.31	43d	1	0.69mi
730 Murray Ave SE Roanoke, VA	3.0	1.0	1163	$1,525	$1.31	21d	1	0.69mi
355 Highland Ave SW Apt 1 Roanoke, VA	2.0	1.0	900	$1,150	$1.28	21d	1	0.71mi
2202 Broadway Ave SW Unit C Roanoke, VA	1.0	1.0	1000	$1,200	$1.20	43d	1	0.87mi
430 Day Ave SW Unit A Roanoke, VA	2.0	1.0	1444	$1,650	$1.14	43d	1	0.94mi
1513 Morningside St SE Roanoke, VA	2.0	1.0	900	$1,200	$1.33	13d	1	1.02mi
602 Elm Ave Unit B Roanoke, VA	2.0	1.0	1804	$1,250	$0.69	43d	1	1.04mi
2429 Avenham Ave SW Unit 7 Roanoke, VA	3.0	2.5	1536	$2,000	$1.30	21d	1	1.11mi
1015 12th St SE Roanoke, VA	3.0	1.0	1072	$923	$0.86	43d	1	1.13mi
711 Suburban Ave SW Roanoke, VA	2.0	1.5	910	$1,050	$1.15	21d	1	1.16mi
909 13th St SE Roanoke, VA	3.0	1.0	1870	$1,199	$0.64	43d	1	1.23mi
743 Suburban Ave SW Unit Suburban 745 Roanoke, VA	2.0	1.0	1134	$1,100	$0.97	13d	1	1.24mi
1331 Main St SW Roanoke, VA	2.0	1.0	877	$1,023	$1.17	21d	1	1.24mi
2610 Colonial Ave SW Roanoke, VA	3.0	1.0	1104	$1,500	$1.36	43d	1	1.36mi
701 Salem Ave SW Roanoke, VA	2.0	1.0	1250	$1,950	$1.56	43d	1	1.37mi
216 Patton Ave NW Unit 2 Roanoke, VA	2.0	1.0	1240	$1,025	$0.83	21d	1	1.37mi
1816 Bennington St SE Roanoke, VA	2.0	1.5	938	$1,023	$1.09	21d	1	1.38mi
1016 15th St SE #2 Roanoke, VA	3.0	1.5	1084	$995	$0.92	13d	1	1.38mi
1817 Dale Ave SE Roanoke, VA	3.0	1.0	1820	$2,100	$1.15	43d	1	1.50mi

Listing history 32 events

1. 2026-06-18
   days on market $130,000 Active 181 DOM
2. 2026-06-17
   price $130,000 Active 180 DOM
3. 2026-06-17
   days on market $139,900 Active 180 DOM
4. 2026-06-16
   days on market $139,900 Active 179 DOM
5. 2026-06-15
   days on market $139,900 Active 178 DOM
6. 2026-06-14
   days on market $139,900 Active 176 DOM
7. 2026-06-13
   days on market $139,900 Active 175 DOM
8. 2026-06-10
   days on market $139,900 Active 173 DOM
9. 2026-06-09
   days on market $139,900 Active 172 DOM
10. 2026-06-08
    days on market $139,900 Active 171 DOM
11. 2026-06-05
    days on market $139,900 Active 167 DOM
12. 2026-06-03
    days on market $139,900 Active 166 DOM
13. 2026-06-02
    days on market $139,900 Active 165 DOM
14. 2026-06-01
    days on market $139,900 Active 164 DOM
15. 2026-05-31
    days on market $139,900 Active 163 DOM
16. 2026-05-30
    days on market $139,900 Active 162 DOM
17. 2026-05-02
    price $139,900 180-char remark

    Show marketing remark (180 chars)

    GREAT OPPORTUNITY LOCATED ONLY A FEW BLOCKS FROM THE CARILLION MEDICAL CENTER. WITHIN WALKING DISTANCE OF THE ROANOKE RIVER WALKS. PRIVATE DECK FOR THE COOK OUTS. FENCED BACK YARD.

18. 2026-04-04
    price $149,900 180-char remark

    Show marketing remark (180 chars)

    GREAT OPPORTUNITY LOCATED ONLY A FEW BLOCKS FROM THE CARILLION MEDICAL CENTER. WITHIN WALKING DISTANCE OF THE ROANOKE RIVER WALKS. PRIVATE DECK FOR THE COOK OUTS. FENCED BACK YARD.

19. 2026-02-27
    price $159,900 180-char remark

    Show marketing remark (180 chars)

    GREAT OPPORTUNITY LOCATED ONLY A FEW BLOCKS FROM THE CARILLION MEDICAL CENTER. WITHIN WALKING DISTANCE OF THE ROANOKE RIVER WALKS. PRIVATE DECK FOR THE COOK OUTS. FENCED BACK YARD.

20. 2026-01-10
    price $179,900 180-char remark

    Show marketing remark (180 chars)

    GREAT OPPORTUNITY LOCATED ONLY A FEW BLOCKS FROM THE CARILLION MEDICAL CENTER. WITHIN WALKING DISTANCE OF THE ROANOKE RIVER WALKS. PRIVATE DECK FOR THE COOK OUTS. FENCED BACK YARD.

21. 2025-12-18
    listed $199,900 Active 180-char remark

    Show marketing remark (180 chars)

    GREAT OPPORTUNITY LOCATED ONLY A FEW BLOCKS FROM THE CARILLION MEDICAL CENTER. WITHIN WALKING DISTANCE OF THE ROANOKE RIVER WALKS. PRIVATE DECK FOR THE COOK OUTS. FENCED BACK YARD.

22. 2021-11-22
    soldstatus $160,000
23. 2021-11-19
    soldstatus $160,000 335-char remark

    Show marketing remark (335 chars)

    Welcome home to this 3 bedroom/2 bath 1 story home sitting under the Mill Mountain Star. You'll enjoy being able to walk out of your new home right on the Roanoke Greenway, over to Dr Pepper Park. Located 1 block from Roanoke Memorial. Hardwood floors, Large master suite, nice size bathrooms, off street parking and private side deck.

24. 2021-08-10
    listed $169,999 335-char remark

    Show marketing remark (335 chars)

    Welcome home to this 3 bedroom/2 bath 1 story home sitting under the Mill Mountain Star. You'll enjoy being able to walk out of your new home right on the Roanoke Greenway, over to Dr Pepper Park. Located 1 block from Roanoke Memorial. Hardwood floors, Large master suite, nice size bathrooms, off street parking and private side deck.

25. 2015-06-30
    historical
26. 2014-10-07
    listed $99,999
27. 2007-10-16
    historical
28. 2007-07-24
    listed $149,950
29. 2006-12-15
    soldstatus $53,000
30. 2006-12-15
    soldstatus $53,000
31. 1997-07-29
    soldstatus $54,000
32. 1977-04-25
    soldstatus $14,100

ⓘ 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: $2,410 · $201/mo
• Projected year-2 tax: $2,410 · $201/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 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 19 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: $16,643
• − Mortgage interest: −$7,282
• − Property taxes: −$2,410
• − Insurance: −$5,768
• − Repairs & maintenance: −$1,331
• − Management: −$1,331
• − Depreciation: −$3,782
• Taxable loss: −$5,262
• Est. tax savings @ 24.0%: +$1,263
• After-tax cash flow: $-1,948/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): 15,300
• Household income: $70,381
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 209.0

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: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 7% Black 5% Hispanic / Latino 5% Asian 1%
• Common ancestry: Serbian 3% Slovak 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -344.06%
• Current HPI: 173.6728
• Rent YoY: ▲ 8.80%
• 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

+892.2% since first listed

16 events — show timeline

• 2026-05-02 Price Changed $139,900 MLSRV
• 2026-04-04 Price Changed $149,900 MLSRV
• 2026-02-27 Price Changed $159,900 MLSRV
• 2026-01-10 Price Changed $179,900 MLSRV
• 2025-12-18 Listed $199,900 MLSRV
• 2021-11-22 Sold (Public Records) $160,000 Public Records
• 2021-11-19 Sold (MLS) $160,000 MLSRV
• 2021-08-10 Listed $169,999 MLSRV
• 2015-06-30 Listing Removed — MLSRV
• 2014-10-07 Listed $99,999 MLSRV
• 2007-10-16 Listing Removed — MLSRV
• 2007-07-24 Listed $149,950 MLSRV
• 2006-12-15 Sold (Public Records) $53,000 Public Records
• 2006-12-15 Sold (Public Records) $53,000 Public Records
• 1997-07-29 Sold (Public Records) $54,000 Public Records
• 1977-04-25 Sold (Public Records) $14,100 Public Records

Property tax history

+6.0%/yr

Latest (2025): $2,410 · +4.7% YoY. Source: county tax records.