2508 10th St NW · Roanoke, VA 24012

$239,900

3 bd · 1.0 ba · 1,665 sqft · SingleFamily public records · 10 Days on market

Built 1932 7,405 sqft lot Est $213k · 13% over

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Why this score? — see what drove the F 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 +9.6/30.0
• Rent growth +5.0/5.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• ARV discount +1.8/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention investors, fixer-upper special. desirable Tudor-style brick home with 3 bedrooms and 1.5 baths. New roof, updated electrical panel, hardwood floors throughout, 1-car detached garage, ready for your touch.

Key facts

• Remodeled
• Tudor charm
• Level backyard

Tags

• REMODELED
• TUDOR CHARM
• SIDE PORCH
• LEVEL BACKYARD
• OFF-STREET PARKING
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-162 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (11.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (30.5% below list).
• Recommended offer: $167k (30.5% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.2% in Roanoke — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Preston Park Elementary (math 33% / reading 51%, grade F, #866 of 1,108 statewide, top 80%, 505 students, 102% FRL); Breckinridge Middle (math 23% / reading 52%, grade F, #315 of 342 statewide, top 93%, 624 students, 99% FRL); William Fleming High (math 66% / reading 68%, grade B, #185 of 319 statewide, top 61%, 1,911 students, 96% FRL) — zoned schools average 99% FRL vs 67% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+10.5%/yr); 196 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 38% 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 $2k of loan paydown is wiped out by about $7k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $107k; list at $240k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1932 — 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 $166,735 (30.5% 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 1932 — 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. 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: 0.70% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.89%
• DSCR: 0.87
• GRM: 12.0

CMA / ARV

• ARV (on-the-fly): $213,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1018 Greenhurst Ave NW	0.27mi	3/2.5	1,687 (+1%)	6mo	$270,000	$160	74
2810 Courtland Rd NW	0.41mi	2/1.0 (-1)	1,659 (-0%)	2mo	$100,000	$60	74
2518 Chatham St NW	0.27mi	3/2.0	1,734 (+4%)	4mo	$175,000	$101	73
2515 Northminster Rd NW	0.62mi	3/2.0	1,681 (+1%)	2mo	$237,000	$141	64
3015 Kennedy St NE	0.57mi	3/2.0	1,722 (+3%)	3mo	$220,000	$128	61
2802 10th St NW	0.15mi	4/2.0 (+1)	1,438 (-14%)	6mo	$180,000	$125	56
1108 Pleasant View Ave NW	0.40mi	4/2.0 (+1)	1,508 (-9%)	1mo	$249,950	$166	56
3336 Collingwood St NE	0.71mi	3/1.5	1,566 (-6%)	1mo	$255,000	$163	54
2410 Avalon Ave NW	0.72mi	2/1.0 (-1)	1,596 (-4%)	3mo	$200,000	$125	52
110 Clover Ave NE	0.70mi	4/1.0 (+1)	1,502 (-10%)	2mo	$128,000	$85	44
163 Avendale Ave NE	0.73mi	3/1.0	1,859 (+12%)	6mo	$175,000	$94	41
2504 Avalon Ave NW	0.72mi	3/3.5	1,532 (-8%)	5mo	$232,000	$151	39

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: -16.3%
• Equity multiple: 0.40×
• Total profit: $-40,443
• Equity at exit: $35,770

10-year hold

• IRR: -1.6%
• Equity multiple: 0.87×
• Total profit: $-8,714
• Equity at exit: $20,742

Cash invested: $67,172 (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: 196
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,667 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$121 /mo · $1,450/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $-162

Break-even live

Break-even rent $1,872

Max offer price $211,344

Occupancy floor —

Sensitivity live

Price	-10% $-26	-5% $-94	+0% $-162	+5% $-230	+10% $-297
Rent	-10% $-293	-5% $-228	+0% $-162	+5% $-96	+10% $-30
Rate	-1.0pp $-41	-0.5pp $-101	base $-162	+0.5pp $-224	+1.0pp $-287

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3323 Collingwood St NE Roanoke, VA	3.0	2.0	1200	$2,150	$1.79	45d	1	0.72mi
1115 Grayson Ave NW Roanoke, VA	4.0	2.0	1094	$2,300	$2.10	45d	1	0.80mi
2109 Colgate St NE Roanoke, VA	3.0	1.0	1240	$1,700	$1.37	15d	1	0.88mi
1531 Syracuse Ave NW Roanoke, VA	3.0	1.0	1488	$1,675	$1.13	45d	1	0.91mi
1533 Rugby Blvd NW Roanoke, VA	3.0	1.0	1500	$1,475	$0.98	45d	1	0.96mi
1515 Dunbar St NW Roanoke, VA	3.0	2.0	1058	$1,623	$1.53	15d	1	0.98mi
821 12th St NW Roanoke, VA	3.0	2.0	1508	$1,625	$1.08	45d	1	1.09mi
3816 Plantation Rd NE Roanoke, VA	2.0	2.0	1267	$1,700	$1.34	45d	1	1.12mi
3843 Plantation Rd NE Roanoke, VA	2.0	1.0	1870	$1,500	$0.80	45d	1	1.15mi
401 Rutherford Ave NW Roanoke, VA	3.0	1.0	1064	$1,450	$1.36	45d	1	1.26mi
333 Harrison Ave NW Roanoke, VA	3.0	2.0	1186	$1,123	$0.95	22d	1	1.32mi
1007 Gilmer Ave NW Roanoke, VA	2.0	2.0	1187	$1,175	$0.99	22d	1	1.38mi
813 Gilmer Ave NW Roanoke, VA	2.0	1.0	1050	$1,322	$1.26	22d	1	1.38mi
216 Patton Ave NW Unit 2 Roanoke, VA	2.0	1.0	1240	$1,025	$0.83	22d	1	1.43mi

Listing history 7 events

1. 2026-04-21
   status Pending
2. 2026-04-11
   listed $239,900 Active
3. 2025-10-23
   soldstatus $107,000 Closed 214-char remark

   Show marketing remark (214 chars)

   Attention investors, fixer-upper special. desirable Tudor-style brick home with 3 bedrooms and 1.5 baths. New roof, updated electrical panel, hardwood floors throughout, 1-car detached garage, ready for your touch.

4. 2025-10-23
   soldstatus $107,000

   Show marketing remark (214 chars)

   Attention investors, fixer-upper special. desirable Tudor-style brick home with 3 bedrooms and 1.5 baths. New roof, updated electrical panel, hardwood floors throughout, 1-car detached garage, ready for your touch.

5. 2025-09-02
   status Pending 214-char remark

   Show marketing remark (214 chars)

   Attention investors, fixer-upper special. desirable Tudor-style brick home with 3 bedrooms and 1.5 baths. New roof, updated electrical panel, hardwood floors throughout, 1-car detached garage, ready for your touch.

6. 2025-08-31
   listed $129,950 Active 214-char remark

   Show marketing remark (214 chars)

   Attention investors, fixer-upper special. desirable Tudor-style brick home with 3 bedrooms and 1.5 baths. New roof, updated electrical panel, hardwood floors throughout, 1-car detached garage, ready for your touch.

7. 1985-02-19
   soldstatus $40,000

ⓘ 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: $1,450 · $121/mo
• Projected year-2 tax: $1,967 · $164/mo
• Expected delta: +$517/yr (+$43/mo · 35.7%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,008
• − Mortgage interest: −$13,438
• − Property taxes: −$1,450
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,601
• − Management: −$1,601
• − Depreciation: −$6,979
• Taxable loss: −$6,260
• Est. tax savings @ 24.0%: +$1,502
• After-tax cash flow: $-437/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

+499.7% since first listed

7 events — show timeline

• 2026-04-21 Pending — MLSRV
• 2026-04-11 Listed $239,900 MLSRV
• 2025-10-23 Sold (Public Records) $107,000 Public Records
• 2025-10-23 Sold (MLS) $107,000 MLSRV
• 2025-09-02 Pending — MLSRV
• 2025-08-31 Listed $129,950 MLSRV
• 1985-02-19 Sold (Public Records) $40,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,450 · +11.6% YoY. Source: county tax records.