1001 Hartsook Blvd SE · Roanoke, VA 24014

$135,500

3 bd · 2.0 ba · 1,758 sqft · SingleFamily public records · 4 Days on market

Built 1960 0.35 ac lot ↓ 3% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Beautiful 5 bedroom/2 bath home in Garden City. Hardwood floors on first floor with tiled bathrooms on both levels. Lot's of room in this house. Large screened porch.

Key facts

• 0.35 acre lot
• Built 1960
• Listed 4 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $136k.

Deal economics

• At list price, monthly cash flow is $663 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $136k).
• Cap rate 12.7% 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: Garden City Elementary (math 52% / reading 57%, grade C, #650 of 1,108 statewide, top 62%, 304 students, 98% FRL); John P. Fishwick Middle (math 33% / reading 60%, grade D+, #264 of 342 statewide, top 77%, 501 students, 98% FRL); Patrick Henry High (math 57% / reading 77%, grade B, #185 of 319 statewide, top 61%, 2,005 students, 95% FRL) — zoned schools average 97% FRL vs 67% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+8.8%/yr); 157 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 113 units permitted in Roanoke city in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($70k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $937 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 + 8.0% rent growth), your $38k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,500

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.56% ✓
• Cap rate: 12.66%
• Cash-on-cash: 22.72%
• DSCR: 2.01
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $283,038
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2880 Garden City Blvd SE	0.29mi	3/2.5	1,750 (-0%)	10mo	$310,000	$177	75
1001 Hartsook Blvd SE	0.00mi	3/2.0	2,016 (+15%)	1mo	$165,000	$82	74
1602 Glenwood Cir SE	0.45mi	3/2.0	1,827 (+4%)	1mo	$295,000	$161	72
916 Estates Rd SE	0.17mi	4/2.0 (+1)	1,645 (-6%)	15mo	$239,950	$146	64
1313 Ashebrook Dr	0.56mi	4/1.5 (+1)	1,787 (+2%)	7mo	$295,000	$165	58
3112 Garden City Blvd SE	0.20mi	3/1.0	2,000 (+14%)	7mo	$78,500	$39	58
3074 Bandy Rd	0.52mi	4/2.0 (+1)	1,760 (+0%)	18mo	$325,000	$185	55
3169 Bandy Rd	0.60mi	4/2.5 (+1)	1,728 (-2%)	9mo	$347,500	$201	55
1033 Estates Rd SE	0.12mi	3/1.0	2,016 (+15%)	16mo	$239,500	$119	53
3003 Parham Dr	0.48mi	2/1.0 (-1)	1,580 (-10%)	9mo	$147,000	$93	44
1427 Lori Dr	0.73mi	3/2.0	1,588 (-10%)	9mo	$245,000	$154	43
4040 Pebble Dr	0.65mi	3/2.0	1,520 (-14%)	13mo	$247,000	$163	36

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: 19.2%
• Equity multiple: 1.83×
• Total profit: $31,541
• Equity at exit: $20,203

10-year hold

• IRR: 30.9%
• Equity multiple: 4.51×
• Total profit: $133,114
• Equity at exit: $11,716

Cash invested: $37,940 (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: 157
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,119 medium
• Mortgage (P&I): −$711
• Tax from tax record: −$188 /mo · $2,260/yr
• Insurance: −$56
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $663

Break-even live

Break-even rent $1,280

Max offer price $135,500

Occupancy floor 64%

Sensitivity live

Price	-10% $740	-5% $701	+0% $663	+5% $625	+10% $586
Rent	-10% $496	-5% $579	+0% $663	+5% $747	+10% $830
Rate	-1.0pp $731	-0.5pp $697	base $663	+0.5pp $628	+1.0pp $592

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: $33,875
• Closing costs: $4,065
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
770 Riverland Rd SE Unit A Roanoke, VA	4.0	3.0	2400	$3,200	$1.33	45d	1	1.10mi
1 23rd St SW #9 Roanoke, VA	3.0	2.0	1961	$2,150	$1.10	22d	1	1.13mi
606 Riverland Rd SE Unit Roanoke Roanoke, VA	3.0	2.0	2300	$1,950	$0.85	45d	1	1.28mi
1922 Catawba St SE Roanoke, VA	4.0	1.0	1629	$2,000	$1.23	22d	1	1.37mi

Listing history 6 events

1. 2026-03-27
   status Pending
2. 2026-03-23
   status Active
3. 2026-03-19
   historical
4. 2026-03-18
   listed $135,500
5. 2018-07-11
   soldstatus $130,000 166-char remark

   Show marketing remark (166 chars)

   Beautiful 5 bedroom/2 bath home in Garden City. Hardwood floors on first floor with tiled bathrooms on both levels. Lot's of room in this house. Large screened porch.

6. 2018-04-23
   listed $139,950 166-char remark

   Show marketing remark (166 chars)

   Beautiful 5 bedroom/2 bath home in Garden City. Hardwood floors on first floor with tiled bathrooms on both levels. Lot's of room in this house. Large screened porch.

ⓘ 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: $2,260 · $188/mo
• Projected year-2 tax: $2,260 · $188/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°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: $25,426
• − Mortgage interest: −$7,590
• − Property taxes: −$2,260
• − Insurance: −$1,344
• − Repairs & maintenance: −$2,034
• − Management: −$2,034
• − Depreciation: −$3,942
• Taxable income: $6,222
• Est. tax owed @ 24.0%: −$1,493
• After-tax cash flow: $6,462/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

-3.2% since first listed

6 events — show timeline

• 2026-03-27 Pending — MLSRV
• 2026-03-23 Relisted — MLSRV
• 2026-03-19 Listing Removed — MLSRV
• 2026-03-18 Listed $135,500 MLSRV
• 2018-07-11 Sold (MLS) $130,000 MLSRV
• 2018-04-23 Listed $139,950 MLSRV

Property tax history

+4.5%/yr

Latest (2025): $2,260 · +1.6% YoY. Source: county tax records.