1831 Orange Ave NW · Roanoke, VA 24017

$125,000

3 bd · 1.0 ba · 1,654 sqft · SingleFamily public records · 39 Days on market

Built 1925 6,534 sqft lot $76/sqft · 12% below area Est $143k · 12% 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 +28.8/30.0
• ARV discount +13.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• 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 MLS

Excellent investment opportunity in Roanoke! This 4-bedroom, 1.5-bath home is currently rented and producing steady income. The thoughtfully designed layout features two bedrooms and a half bath on the main level, along with laundry in the kitchen area. Upstairs, you'll find two additional bedrooms and a full bathroom -- offering great flexibility. Outside, there is off street parking and a fully fenced in yard. Conveniently located with easy access to local transportation, shopping, dining, and major roadways.

Key facts

• Off street parking
• Fully fenced yard
• 6,534 sq ft lot

Tags

• THOUGHTFULLY DESIGNED LAYOUT
• OFF STREET PARKING
• FULLY FENCED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $421 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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.
• Market conditions: Rents rising fast (+5.7%/yr); 152 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 40% of the median local income ($47k/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 $864 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 $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago; this cycle's ask is 9% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.25% ✓
• Cap rate: 10.34%
• Cash-on-cash: 14.44%
• DSCR: 1.64
• GRM: 6.7

CMA / ARV

• ARV (median comp): $142,507
• List price: $125,000
• Delta: -12.29%
• 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
1801 Franwill Ave NW	0.32mi	4/2.0 (+1)	1,663 (+0%)	1mo	$280,000	$168	74
1230 Orange Ave NW	0.52mi	4/2.0 (+1)	1,736 (+5%)	2mo	$110,000	$63	57
1632 Carroll Ave NW	0.29mi	4/2.0 (+1)	1,812 (+10%)	6mo	$215,000	$119	57
1625 Moorman Ave NW	0.25mi	2/1.0 (-1)	1,422 (-14%)	7mo	$90,000	$63	54
821 12th St NW	0.60mi	3/1.0	1,508 (-9%)	9mo	$85,500	$57	50
2331 Orange Ave NW	0.43mi	4/1.0 (+1)	1,860 (+12%)	6mo	$85,000	$46	49
1229 Loudon Ave NW	0.59mi	4/2.0 (+1)	1,790 (+8%)	2mo	$180,000	$101	48
1115 Orange Ave NW	0.63mi	3/1.5	1,487 (-10%)	6mo	$100,835	$68	47
1522 Andrews Rd NW	0.58mi	3/2.0	1,510 (-9%)	10mo	$160,000	$106	46
2407 Maryland Ave NW	0.46mi	4/2.0 (+1)	1,464 (-12%)	6mo	$170,100	$116	46
1211 Hanover Ave NW	0.57mi	3/2.0	1,461 (-12%)	8mo	$67,000	$46	44
1006 Crescent St NW	0.72mi	2/1.0 (-1)	1,456 (-12%)	6mo	$115,000	$79	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 · 5.71% rent growth · sell at horizon

5-year hold

• IRR: 7.8%
• Equity multiple: 1.31×
• Total profit: $10,942
• Equity at exit: $18,638

10-year hold

• IRR: 19.2%
• Equity multiple: 2.80×
• Total profit: $63,048
• Equity at exit: $10,808

Cash invested: $35,000 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,564 high
• Mortgage (P&I): −$656
• Tax from tax record: −$107 /mo · $1,287/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $421

Break-even live

Break-even rent $1,031

Max offer price $125,000

Occupancy floor 68%

Sensitivity live

Price	-10% $492	-5% $457	+0% $421	+5% $386	+10% $350
Rent	-10% $298	-5% $359	+0% $421	+5% $483	+10% $545
Rate	-1.0pp $484	-0.5pp $453	base $421	+0.5pp $389	+1.0pp $356

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1533 Rugby Blvd NW Roanoke, VA	3.0	1.0	1500	$1,475	$0.98	44d	1	0.47mi
1531 Syracuse Ave NW Roanoke, VA	3.0	1.0	1488	$1,675	$1.13	44d	1	0.53mi
821 12th St NW Roanoke, VA	3.0	2.0	1508	$1,625	$1.08	44d	1	0.59mi
1115 Grayson Ave NW Roanoke, VA	4.0	2.0	1094	$2,300	$2.10	44d	1	0.72mi
2608 Florida Ave NW Roanoke, VA	3.0	1.0	1394	$1,600	$1.15	22d	1	0.75mi
1007 Gilmer Ave NW Roanoke, VA	2.0	2.0	1187	$1,175	$0.99	22d	1	0.77mi
2744 Melrose Ave NW Roanoke, VA	1.0–2.0	1.0–1.5	936	$1,045	$1.12	14d	7	0.82mi
733 29th St NW Roanoke, VA	2.0–3.0	2.0	1022	$1,625	$1.59	14d	4	0.87mi
1630 Patterson Ave SW Unit B Roanoke, VA	3.0	1.0	1200	$1,395	$1.16	44d	1	0.88mi
813 Gilmer Ave NW Roanoke, VA	2.0	1.0	1050	$1,322	$1.26	22d	1	0.92mi
1609 Chapman Ave SW Unit B Roanoke, VA	4.0	1.0	1400	$1,545	$1.10	22d	1	0.92mi
2731 Cove Rd NW Roanoke, VA	3.0	2.5	1427	$1,523	$1.07	44d	1	1.02mi
701 Salem Ave SW Roanoke, VA	2.0	1.0	1250	$1,950	$1.56	44d	1	1.14mi
1017 Ferdinand Ave SW Roanoke, VA	4.0	2.5	2248	$1,795	$0.80	44d	1	1.19mi
401 Rutherford Ave NW Roanoke, VA	3.0	1.0	1064	$1,450	$1.36	44d	1	1.25mi
333 Harrison Ave NW Roanoke, VA	3.0	2.0	1186	$1,123	$0.95	22d	1	1.26mi
216 Patton Ave NW Unit 2 Roanoke, VA	2.0	1.0	1240	$1,025	$0.83	22d	1	1.41mi

Listing history 11 events

1. 2026-04-14
   price $125,000 516-char remark

   Show marketing remark (516 chars)

   Excellent investment opportunity in Roanoke! This 4-bedroom, 1.5-bath home is currently rented and producing steady income. The thoughtfully designed layout features two bedrooms and a half bath on the main level, along with laundry in the kitchen area. Upstairs, you'll find two additional bedrooms and a full bathroom -- offering great flexibility. Outside, there is off street parking and a fully fenced in yard. Conveniently located with easy access to local transportation, shopping, dining, and major roadways.

2. 2026-04-14
   listed $115,000 Active 516-char remark

   Show marketing remark (516 chars)

   Excellent investment opportunity in Roanoke! This 4-bedroom, 1.5-bath home is currently rented and producing steady income. The thoughtfully designed layout features two bedrooms and a half bath on the main level, along with laundry in the kitchen area. Upstairs, you'll find two additional bedrooms and a full bathroom -- offering great flexibility. Outside, there is off street parking and a fully fenced in yard. Conveniently located with easy access to local transportation, shopping, dining, and major roadways.

3. 2022-09-20
   soldstatus $750,000
4. 2013-05-29
   soldstatus $37,000 303-char remark

   Show marketing remark (303 chars)

   Sq. Ft of living space estimated by agent. Nice home for first time buyers or as an investment! Features include a main floor bedroom, full bath, den, eat-in-kitchen, living room and laundry area plus two additional bedrooms in the upper level. Detached garage and fenced yard too. Being sold ''AS IS''.

5. 2013-04-17
   listed $53,000 303-char remark

   Show marketing remark (303 chars)

   Sq. Ft of living space estimated by agent. Nice home for first time buyers or as an investment! Features include a main floor bedroom, full bath, den, eat-in-kitchen, living room and laundry area plus two additional bedrooms in the upper level. Detached garage and fenced yard too. Being sold ''AS IS''.

6. 2013-04-16
   historical
7. 2012-10-21
   listed $53,000
8. 2008-07-07
   historical
9. 2008-01-07
   listed $67,950
10. 2008-01-02
    historical
11. 2007-07-02
    listed $69,950

ⓘ 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: $1,287 · $107/mo
• Projected year-2 tax: $1,287 · $107/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: $18,774
• − Mortgage interest: −$7,002
• − Property taxes: −$1,287
• − Insurance: −$625
• − Repairs & maintenance: −$1,502
• − Management: −$1,502
• − Depreciation: −$3,636
• Taxable income: $3,220
• Est. tax owed @ 24.0%: −$773
• After-tax cash flow: $4,281/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

+78.7% since first listed

11 events — show timeline

• 2026-04-14 Price Changed $125,000 MLSRV
• 2026-04-14 Listed $115,000 MLSRV
• 2022-09-20 Sold (Public Records) $750,000 Public Records
• 2013-05-29 Sold (MLS) $37,000 MLSRV
• 2013-04-17 Listed $53,000 MLSRV
• 2013-04-16 Listing Removed — MLSRV
• 2012-10-21 Listed $53,000 MLSRV
• 2008-07-07 Listing Removed — MLSRV
• 2008-01-07 Listed $67,950 MLSRV
• 2008-01-02 Listing Removed — MLSRV
• 2007-07-02 Listed $69,950 MLSRV

Property tax history

+9.9%/yr

Latest (2025): $1,287 · +7.3% YoY. Source: county tax records.