4064 Crawford Rd · Cave Spring, VA 24018

$299,950

5 bd · 2.0 ba · 1,040 sqft · SingleFamily public records · 8 Days on market

Built 1975 0.48 ac lot $288/sqft · 91% above area Est $351k · 14% under

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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).

• ARV discount +14.0/15.0
• Cash flow +11.8/30.0
• Schools +6.4/10.0
• Livability +3.8/5.0
• DSCR +3.5/10.0
• Rent growth +3.2/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

VACANT-OWNER WANTS OFFERS-GREAT HOUSE FOR THE MONEY-ALL APPLIANCES STAY-GREEN VALLEY-HIDDEN VALLEY & CSHS-NEW INTERIOR-5 BDRMS-2 BATHS-OVER 200 SQFT-2 FRPLC-PLEASE SHOW-LKBOX ON FRONT DOOR

Key facts

• 0.48 acre lot
• 2 parking spots
• Built 1975

Property features AI

Finance

• - Other:
• - Financial info:
• - HOA & community: Community with access to public transport and nearby restaurants

Exterior

• - Parking: 2 open parking spaces
• - Security:
• - Utilities:
• - Home design: Residential property; Built in 1975
• - Construction:
• - Exterior features: Front porch; Off-street parking

Interior

• - Kitchen:
• - Bedrooms: 5 bedrooms total, 3 on the main level
• - Flooring:
• - Bathrooms: 2 full bathrooms, 1 main-level bathroom
• - Heating & cooling: Heat pump (electric) for heating and cooling
• - Interior features: Storage; Metal doors; Insulated windows; Two fireplaces
• - Laundry & utility:

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-136 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $276k (8.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (23.9% below list).
• Recommended offer: $228k (23.9% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.4% in Cave Spring — 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 76/100 on livability (#113 in VA, #3,513 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A-; Watch: amenities F, commute F.
• Roanoke County Public School District (suburban): math 71% / reading 78% proficiency, ranked #9 of 131 in VA (top 7%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Green Valley Elementary (math 63% / reading 75%, grade A-, #351 of 1,108 statewide, top 32%, 518 students, 43% FRL); Cave Spring Middle (math 76% / reading 82%, grade A+, #29 of 342 statewide, top 9%, 765 students, 30% FRL); Cave Spring High (math 86% / reading 90%, grade A, #13 of 319 statewide, top 4%, 1,056 students, 22% FRL).
• Market conditions: Rents rising (+2.9%/yr); 339 active listings in the ZIP; solid renter incomes; 360 units permitted in Roanoke County in 2024 (228 in 5+ unit buildings).
• This rent runs 30% of the median local income ($91k/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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Roanoke County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 26y 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 $101k; list at $300k implies a 197% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: major 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 $228,273 (23.9% 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. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
7. 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.
8. 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.
9. 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: 0.76% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.15%
• DSCR: 0.95
• GRM: 10.9

CMA / ARV

• ARV (median comp): $350,536
• List price: $299,950
• Delta: -11.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.88% rent growth · sell at horizon

5-year hold

• IRR: -19.7%
• Equity multiple: 0.31×
• Total profit: $-57,571
• Equity at exit: $44,724

10-year hold

• IRR: -12.7%
• Equity multiple: 0.25×
• Total profit: $-62,582
• Equity at exit: $25,934

Cash invested: $83,986 (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 24018

• Rents YoY: 2.9%
• Active inventory: 339
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,283 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$186 /mo · $2,227/yr
• Insurance: −$125
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $-136

Break-even live

Break-even rent $2,455

Max offer price $275,977

Occupancy floor —

Sensitivity live

Price	-10% $34	-5% $-51	+0% $-136	+5% $-221	+10% $-306
Rent	-10% $-316	-5% $-226	+0% $-136	+5% $-46	+10% $45
Rate	-1.0pp $15	-0.5pp $-59	base $-136	+0.5pp $-213	+1.0pp $-293

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: $74,988
• Closing costs: $8,998
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-22
   days on market $299,950 Active 8 DOM
2. 2026-06-18
   days on market $299,950 Active 5 DOM
3. 2026-06-17
   days on market $299,950 Active 4 DOM
4. 2026-06-16
   days on market $299,950 Active 3 DOM
5. 2026-06-15
   days on market $299,950 Active 2 DOM
6. 2026-06-14
   pricedays on marketlisting id $299,950 Active 1 DOM
7. 2026-06-02
   days on market $308,950 Active 151 DOM
8. 2026-06-01
   days on market $308,950 Active 150 DOM
9. 2026-05-31
   days on market $308,950 Active 149 DOM
10. 2026-05-30
    days on market $308,950 Active 148 DOM
11. 2026-03-23
    price $308,950 897-char remark
12. 2026-03-03
    price $309,450 897-char remark
13. 2026-01-02
    listed $309,950 Active 897-char remark
14. 2001-01-26
    soldstatus $101,000 194-char remark

    Show marketing remark (194 chars)

    VACANT-OWNER WANTS OFFERS-GREAT HOUSE FOR THE MONEY-ALL APPLIANCES STAY-GREEN VALLEY-HIDDEN VALLEY & CSHS-NEW INTERIOR-5 BDRMS-2 BATHS-OVER 200 SQFT-2 FRPLC-PLEASE SHOW-LKBOX ON FRONT DOOR

15. 2001-01-01
    soldstatus $101,000
16. 2000-06-09
    listed $106,950 194-char remark

    Show marketing remark (194 chars)

    VACANT-OWNER WANTS OFFERS-GREAT HOUSE FOR THE MONEY-ALL APPLIANCES STAY-GREEN VALLEY-HIDDEN VALLEY & CSHS-NEW INTERIOR-5 BDRMS-2 BATHS-OVER 200 SQFT-2 FRPLC-PLEASE SHOW-LKBOX ON FRONT DOOR

17. 1994-04-01
    soldstatus $88,900
18. 1991-07-01
    soldstatus $75,000

ⓘ 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: $2,227 · $186/mo
• Projected year-2 tax: $2,460 · $205/mo
• Expected delta: +$233/yr (+$19/mo · 10.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥99°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,393
• − Mortgage interest: −$16,802
• − Property taxes: −$2,227
• − Insurance: −$2,166
• − Repairs & maintenance: −$2,191
• − Management: −$2,191
• − Depreciation: −$8,726
• Taxable loss: −$6,911
• Est. tax savings @ 24.0%: +$1,659
• After-tax cash flow: $30/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 County Public School District
• NCES district ID: 5103330
• Math proficiency: 71% ▼ -19.00%
• Reading proficiency: 78% ▼ -6.00%
• Median HH income: $60,526
• Composite: 64.08/100
• National rank: #578
• State rank: #9 of 131 in VA

Livability — Cave Spring

• Score: 76/100
• State rank: #113
• US rank: #3513

Category grades

Amenities F Commute F Cost of living A- Crime B- Employment B+ Housing A+ Health & safety A+ User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cave Spring, VA
• County: Roanoke County · 67,305 people
• Metro: Roanoke, VA
• Population (ZIP): 38,720
• Household income: $90,885
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 495.0

Population outlook (Roanoke County) Hauer SSP2

• Today (2025): 98,162 people
• By 2030: 99,793 · +1.7%
• By 2040: 101,965 · +3.9%
• By 2050: 103,328 · +5.3%
• By 2075: 108,641 · +10.7%
• By 2100: 104,845 · +6.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Asian 6% Hispanic / Latino 4% Two or more races 4% Black 4%
• Common ancestry: Italian 4% Slovak 3% Serbian 3%
• Foreign-born: 10% · Canada, China, Vietnam
• Languages at home: 86% English-only · Spanish 5% Other Indo-European 3% Other Asian/Pacific 1%

Political lean MEDSL · Roanoke

• 2024 margin: Strong R (+22.5) · D 38.2% · R 60.7% · Other 1.1%
• 2008→2024 swing: -1.4pp toward R · 2008: -21.1pp · 2024: -22.5pp
• All cycles: 2024: R+22.5 2020: R+21.8 2016: R+28.1 2012: R+25.6 2008: R+21.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -266.18%
• Current HPI: 176.0558
• Rent YoY: ▲ 2.88%
• 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

+299.9% since first listed

10 events — show timeline

• 2026-06-13 Listed $299,950 MLSRV
• 2026-06-02 Listing Removed — MLSRV
• 2026-03-23 Price Changed $308,950 MLSRV
• 2026-03-03 Price Changed $309,450 MLSRV
• 2026-01-02 Listed $309,950 MLSRV
• 2001-01-26 Sold (MLS) $101,000 MLSRV
• 2001-01-01 Sold (Public Records) $101,000 Public Records
• 2000-06-09 Listed $106,950 MLSRV
• 1994-04-01 Sold (Public Records) $88,900 Public Records
• 1991-07-01 Sold (Public Records) $75,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $2,227 · +4.3% YoY. Source: county tax records.