1012 Hunt Ave NW · Roanoke, VA 24012

$145,906

3 bd · 1.0 ba · 1,019 sqft · SingleFamily public records · 531 Days on market

Built 1947 5,662 sqft lot $143/sqft · at area comps Est $120k · 21% over

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Why this score? — see what drove the D+ 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 +22.1/30.0
• DSCR +7.1/10.0
• Rent growth +5.0/5.0
• 1% rule +4.9/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute Cape Cod with great location now that the 10th St Extension is complete. Covered rocking chair front porch.

Key facts

• Great location
• 5,662 sq ft lot
• Built 1947

Tags

• GREAT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $146k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/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 $145k (0.8% below list).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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 (+10.5%/yr); 194 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 33% of the median local income ($53k/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 $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 + 8.0% rent growth), your $41k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 531 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $33k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $128,397 (12.0% below list)

Questions for the listing agent

1. It's been on market 531 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.99% ✗
• Cap rate: 8.23%
• Cash-on-cash: 6.91%
• DSCR: 1.31
• GRM: 8.4

CMA / ARV

• ARV (median comp): $120,165
• List price: $145,906
• Delta: 21.42%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1638 Norris Dr NW	0.64mi	3/1.0	1,000 (-2%)	1mo	$200,000	$200	66
2622 Bowman St NW	0.60mi	2/1.0 (-1)	970 (-5%)	0mo	$212,000	$219	59
1228 Thomas Ave NW	0.44mi	3/3.0	1,078 (+6%)	9mo	$259,950	$241	55
706 Queen Ave NW	0.43mi	2/1.0 (-1)	1,067 (+5%)	16mo	$163,000	$153	54
3226 Hillcrest Ave NW	0.47mi	4/1.0 (+1)	1,045 (+3%)	19mo	$174,900	$167	53
2603 Chatham St NW	0.54mi	3/1.0	1,123 (+10%)	8mo	$197,000	$175	51
3124 Round Hill Ave NW	0.60mi	2/1.0 (-1)	936 (-8%)	5mo	$165,000	$176	49
2724 Forest Hill Ave NE	0.51mi	3/1.0	916 (-10%)	14mo	$190,000	$207	48
1210 Mercer Ave NW	0.56mi	2/1.0 (-1)	944 (-7%)	12mo	$125,000	$132	46
3144 Roundhill Ave NW	0.60mi	3/1.5	1,144 (+12%)	7mo	$225,000	$197	44
2705 Forest Hill Ave NW	0.55mi	2/1.0 (-1)	866 (-15%)	1mo	$189,300	$219	43
1530 12th St NW	0.33mi	4/2.0 (+1)	1,152 (+13%)	21mo	$189,950	$165	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: -0.6%
• Equity multiple: 0.97×
• Total profit: $-1,049
• Equity at exit: $21,755

10-year hold

• IRR: 13.4%
• Equity multiple: 2.30×
• Total profit: $53,044
• Equity at exit: $12,615

Cash invested: $40,854 (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: 194
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,448 high
• Mortgage (P&I): −$765
• Tax from tax record: −$83 /mo · $992/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $235

Break-even live

Break-even rent $1,150

Max offer price $145,906

Occupancy floor 79%

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: $36,476
• Closing costs: $4,377
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2916 Courtland Rd NW Roanoke, VA	2.0	1.0	722	$1,123	$1.56	21d	1	0.37mi
1115 Grayson Ave NW Roanoke, VA	4.0	2.0	1094	$2,300	$2.10	43d	1	0.40mi
1117 Rugby Blvd NW Unit B Roanoke, VA	2.0	1.0	1048	$778	$0.74	21d	1	0.47mi
1531 Syracuse Ave NW Roanoke, VA	3.0	1.0	1488	$1,675	$1.13	43d	1	0.58mi
1533 Rugby Blvd NW Roanoke, VA	3.0	1.0	1500	$1,475	$0.98	43d	1	0.62mi
717 Orange Ave NW Roanoke, VA	2.0	1.0	738	$900	$1.22	43d	1	0.64mi
44 Forest Hill Ave NE Roanoke, VA	2.0	1.0	768	$1,150	$1.50	21d	1	0.70mi
106 Lee Ave NE Apt 10 Roanoke, VA	2.0	1.5	820	$1,160	$1.41	43d	1	0.76mi
106 Lee Ave NE Apt 10 Roanoke, VA	2.0	1.5	902	$1,125	$1.25	13d	1	0.76mi
2716 Edison St NE Unit & 2718 Roanoke, VA	2.0	1.5	864	$1,225	$1.42	43d	1	0.79mi
1515 Dunbar St NW Roanoke, VA	3.0	2.0	1058	$1,623	$1.53	13d	1	0.81mi
1116 Fairfax Ave NW Roanoke, VA	2.0	1.0	800	$1,400	$1.75	21d	1	0.94mi
401 Rutherford Ave NW Roanoke, VA	3.0	1.0	1064	$1,450	$1.36	43d	1	0.95mi
1007 Gilmer Ave NW Roanoke, VA	2.0	2.0	1187	$1,175	$0.99	21d	1	0.98mi
333 Harrison Ave NW Roanoke, VA	3.0	2.0	1186	$1,123	$0.95	21d	1	1.00mi
813 Gilmer Ave NW Roanoke, VA	2.0	1.0	1050	$1,322	$1.26	21d	1	1.00mi
2109 Colgate St NE Roanoke, VA	3.0	1.0	1240	$1,700	$1.37	13d	1	1.01mi
3111 Ellsworth St NE Roanoke, VA	1.0–2.0	1.0	662	$1,199	$1.81	13d	2	1.02mi
1712 Wayne St NE Roanoke, VA	2.0	1.0	826	$1,250	$1.51	21d	1	1.02mi
3323 Collingwood St NE Roanoke, VA	3.0	2.0	1200	$2,150	$1.79	43d	1	1.12mi
216 Patton Ave NW Unit 2 Roanoke, VA	2.0	1.0	1240	$1,025	$0.83	21d	1	1.13mi
3228 Oliver Rd NE Roanoke, VA	3.0	1.0	1017	$1,150	$1.13	21d	1	1.14mi
1920 Melrose Ave NW Roanoke, VA	2.0	1.0	768	$950	$1.24	43d	1	1.18mi
2608 Florida Ave NW Roanoke, VA	3.0	1.0	1394	$1,600	$1.15	21d	1	1.34mi
10 12 1/2 St SW Roanoke, VA	3.0	1.5	999	$1,023	$1.02	43d	1	1.35mi
701 Salem Ave SW Roanoke, VA	2.0	1.0	1250	$1,950	$1.56	43d	1	1.40mi
2731 Cove Rd NW Roanoke, VA	3.0	2.5	1427	$1,523	$1.07	43d	1	1.41mi
802 Rorer Ave SW Apt A Roanoke, VA	2.0	1.0	820	$895	$1.09	43d	1	1.47mi
1716 Empress Dr NW Roanoke, VA	1.0–2.0	1.0	671	$1,040	$1.55	13d	1	1.49mi

Listing history 33 events

1. 2026-06-18
   days on market $145,906 Active 531 DOM
2. 2026-06-17
   days on market $145,906 Active 530 DOM
3. 2026-06-16
   days on market $145,906 Active 529 DOM
4. 2026-06-15
   days on market $145,906 Active 528 DOM
5. 2026-06-14
   days on market $145,906 Active 526 DOM
6. 2026-06-13
   days on market $145,906 Active 525 DOM
7. 2026-06-10
   days on market $145,906 Active 523 DOM
8. 2026-06-09
   days on market $145,906 Active 522 DOM
9. 2026-06-08
   days on market $145,906 Active 521 DOM
10. 2026-06-05
    days on market $145,906 Active 517 DOM
11. 2026-06-03
    days on market $145,906 Active 516 DOM
12. 2026-06-02
    days on market $145,906 Active 515 DOM
13. 2026-06-01
    days on market $145,906 Active 514 DOM
14. 2026-05-31
    days on market $145,906 Active 513 DOM
15. 2026-05-30
    days on market $145,906 Active 512 DOM
16. 2026-02-05
    price $145,906 112-char remark

    Show marketing remark (112 chars)

    Cute Cape Cod with great location now that the 10th St Extension is complete. Covered rocking chair front porch.

17. 2026-01-05
    price $148,884 112-char remark

    Show marketing remark (112 chars)

    Cute Cape Cod with great location now that the 10th St Extension is complete. Covered rocking chair front porch.

18. 2025-11-12
    price $151,922 112-char remark

    Show marketing remark (112 chars)

    Cute Cape Cod with great location now that the 10th St Extension is complete. Covered rocking chair front porch.

19. 2025-10-08
    price $155,022 112-char remark

    Show marketing remark (112 chars)

    Cute Cape Cod with great location now that the 10th St Extension is complete. Covered rocking chair front porch.

20. 2025-09-03
    price $158,186 112-char remark

    Show marketing remark (112 chars)

    Cute Cape Cod with great location now that the 10th St Extension is complete. Covered rocking chair front porch.

21. 2025-08-08
    price $161,414 112-char remark

    Show marketing remark (112 chars)

    Cute Cape Cod with great location now that the 10th St Extension is complete. Covered rocking chair front porch.

22. 2025-06-26
    price $164,709 112-char remark

    Show marketing remark (112 chars)

    Cute Cape Cod with great location now that the 10th St Extension is complete. Covered rocking chair front porch.

23. 2025-05-18
    price $168,070 112-char remark

    Show marketing remark (112 chars)

    Cute Cape Cod with great location now that the 10th St Extension is complete. Covered rocking chair front porch.

24. 2025-04-11
    price $171,500 112-char remark

    Show marketing remark (112 chars)

    Cute Cape Cod with great location now that the 10th St Extension is complete. Covered rocking chair front porch.

25. 2025-03-07
    price $175,000 112-char remark

    Show marketing remark (112 chars)

    Cute Cape Cod with great location now that the 10th St Extension is complete. Covered rocking chair front porch.

26. 2025-01-03
    listed $178,750 Active 112-char remark

    Show marketing remark (112 chars)

    Cute Cape Cod with great location now that the 10th St Extension is complete. Covered rocking chair front porch.

27. 2020-12-09
    historical
28. 2020-06-08
    listed $104,950
29. 2015-10-28
    soldstatus $600,000
30. 2015-09-11
    historical
31. 2015-07-10
    listed $65,000
32. 1983-05-05
    soldstatus $7,000
33. 1962-01-01
    soldstatus $8,500

ⓘ 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: $992 · $83/mo
• Projected year-2 tax: $1,196 · $100/mo
• Expected delta: +$205/yr (+$17/mo · 20.6%)

ⓘ 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 · 17 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: $17,375
• − Mortgage interest: −$8,173
• − Property taxes: −$992
• − Insurance: −$730
• − Repairs & maintenance: −$1,390
• − Management: −$1,390
• − Depreciation: −$4,245
• Taxable income: $456
• Est. tax owed @ 24.0%: −$109
• After-tax cash flow: $2,713/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

+1616.5% since first listed

18 events — show timeline

• 2026-02-05 Price Changed $145,906 MLSRV
• 2026-01-05 Price Changed $148,884 MLSRV
• 2025-11-12 Price Changed $151,922 MLSRV
• 2025-10-08 Price Changed $155,022 MLSRV
• 2025-09-03 Price Changed $158,186 MLSRV
• 2025-08-08 Price Changed $161,414 MLSRV
• 2025-06-26 Price Changed $164,709 MLSRV
• 2025-05-18 Price Changed $168,070 MLSRV
• 2025-04-11 Price Changed $171,500 MLSRV
• 2025-03-07 Price Changed $175,000 MLSRV
• 2025-01-03 Listed $178,750 MLSRV
• 2020-12-09 Listing Removed — MLSRV
• 2020-06-08 Listed $104,950 MLSRV
• 2015-10-28 Sold (Public Records) $600,000 Public Records
• 2015-09-11 Listing Removed — MLSRV
• 2015-07-10 Listed $65,000 MLSRV
• 1983-05-05 Sold (Public Records) $7,000 Public Records
• 1962-01-01 Sold (Public Records) $8,500 Public Records

Property tax history

+10.2%/yr

Latest (2025): $992 · +5.9% YoY. Source: county tax records.