2106 Russell Ave SW · Roanoke, VA 24015

$121,010

3 bd · 1.0 ba · 1,113 sqft · SingleFamily public records · 132 Days on market

Built 1900 4,791 sqft lot $109/sqft · 48% below area Est $237k · 49% 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 +24.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +5.8/10.0
• Rent growth +4.1/5.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Vacant.

Key facts

• 4,791 sq ft lot
• Built 1900
• Listed 132 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $121k.

Deal economics

• At list price, monthly cash flow is $181 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $121k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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.
• Market conditions: Rents rising fast (+6.4%/yr); 120 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; 113 units permitted in Roanoke city in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $836 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 + 6.4% rent growth), your $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 25y 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 $66/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,488 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 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 1900 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.08% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.77%
• DSCR: 1.39
• GRM: 7.7

CMA / ARV

• ARV (median comp): $237,343
• List price: $121,010
• Delta: -49.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1827 Roanoke Ave SW	0.17mi	3/2.0	1,044 (-6%)	1mo	$214,900	$206	77
2405 Roanoke Ave SW	0.27mi	3/1.0	1,153 (+4%)	7mo	$147,000	$127	76
2213 Russell Ave SW	0.11mi	2/1.0 (-1)	1,053 (-5%)	10mo	$205,000	$195	73
1819 Westover Ave SW	0.47mi	2/1.0 (-1)	1,161 (+4%)	9mo	$265,000	$228	58
2435 Denniston Ave SW	0.66mi	4/1.5 (+1)	1,085 (-2%)	4mo	$194,000	$179	55
105 19th St SW	0.48mi	3/2.0	1,176 (+6%)	15mo	$160,000	$136	51
2228 Mountain View Ter SW	0.32mi	3/2.0	1,255 (+13%)	22mo	$258,000	$206	41

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 · 6.39% rent growth · sell at horizon

5-year hold

• IRR: -2.6%
• Equity multiple: 0.90×
• Total profit: $-3,439
• Equity at exit: $18,043

10-year hold

• IRR: 10.6%
• Equity multiple: 1.95×
• Total profit: $32,224
• Equity at exit: $10,463

Cash invested: $33,883 (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 24015

• Rents YoY: 6.4%
• Active inventory: 120
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,305 high
• Mortgage (P&I): −$635
• Tax from tax record: −$98 /mo · $1,175/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $181

Break-even live

Break-even rent $1,075

Max offer price $121,010

Occupancy floor 81%

Sensitivity live

Price	-10% $250	-5% $215	+0% $181	+5% $147	+10% $113
Rent	-10% $78	-5% $130	+0% $181	+5% $233	+10% $284
Rate	-1.0pp $242	-0.5pp $212	base $181	+0.5pp $150	+1.0pp $118

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: $30,252
• Closing costs: $3,630
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1813 Oxford Ave SW Roanoke, VA	2.0	1.0	800	$1,200	$1.50	44d	1	0.30mi
2210 Berkley Ave SW Roanoke, VA	2.0	1.0	700	$995	$1.42	44d	1	0.33mi
2251 Mountain View Ter SW Roanoke, VA	2.0	1.0	830	$988	$1.19	44d	1	0.35mi
1517 Lexington Ave SW Unit 1 Roanoke, VA	2.0	1.0	813	$1,050	$1.29	44d	1	0.36mi
1517 Lexington Ave SW Unit 3 Roanoke, VA	2.0	1.0	813	$1,025	$1.26	44d	1	0.36mi
1825 Patterson Ave SW Unit B Roanoke, VA	2.0	1.0	1000	$850	$0.85	44d	1	0.37mi
1630 Patterson Ave SW Unit B Roanoke, VA	3.0	1.0	1200	$1,395	$1.16	44d	1	0.45mi
2216 Memorial Ave SW Unit 2218 Roanoke, VA	2.0	1.0	1000	$1,200	$1.20	44d	1	0.45mi
1609 Chapman Ave SW Unit B Roanoke, VA	4.0	1.0	1400	$1,545	$1.10	22d	1	0.47mi
1701 Westover Ave SW Roanoke, VA	1.0–2.0	1.0	876	$1,045	$1.19	44d	4	0.49mi
2307 Memorial Ave SW Roanoke, VA	2.0	1.5	1100	$1,035	$0.94	14d	1	0.50mi
2325 Memorial Ave SW Unit 6 Roanoke, VA	2.0	1.0	1050	$1,125	$1.07	22d	1	0.54mi
2325 Memorial Avenue SW Roanoke, VA	1.0–2.0	1.0	925	$1,225	$1.32	14d	3	0.54mi
1732 Grandin Rd SW Unit 57 Roanoke, VA	2.0	1.0	814	$1,045	$1.28	44d	1	0.67mi
1732 Grandin Rd SW Apt 55 Roanoke, VA	2.0	1.0	814	$995	$1.22	44d	1	0.67mi
1732 Grandin Rd SW Roanoke, VA	2.0	1.0	814	$980	$1.20	22d	1	0.67mi
1716 Grandin Rd SW Unit 7 Roanoke, VA	2.0	1.0	1000	$1,025	$1.02	44d	1	0.67mi
1709 Sherwood Ave SW Roanoke, VA	2.0	1.0	1271	$1,650	$1.30	44d	1	0.77mi
1219 Valley Ave SW Roanoke, VA	2.0	2.0	840	$1,750	$2.08	22d	1	0.84mi
1215 Valley Ave SW Roanoke, VA	2.0	2.0	840	$1,650	$1.96	22d	1	0.84mi
1924 Arden Rd SW Roanoke, VA	2.0	1.0	1008	$1,550	$1.54	44d	1	0.86mi
2601 Westover Ave SW Roanoke, VA	2.0	1.0	828	$940	$1.14	45d	1	0.88mi
1106 Campbell Ave SW Roanoke, VA	2.0	1.0	850	$950	$1.12	14d	1	0.88mi
1520 Sherwood Ave SW Roanoke, VA	2.0	1.0	900	$1,500	$1.67	14d	1	0.89mi
1301 Burks St SW Unit 204 Roanoke, VA	2.0	1.0	794	$890	$1.12	44d	1	0.90mi
10 12 1/2 St SW Roanoke, VA	3.0	1.5	999	$1,023	$1.02	44d	1	0.91mi
2627 Westover Ave SW Roanoke, VA	2.0	1.0	828	$1,015	$1.23	45d	1	0.93mi
2633 Westover Ave SW Roanoke, VA	2.0	1.0	828	$1,045	$1.26	14d	1	0.94mi
2633 Westover Ave SW Unit 1 Roanoke, VA	2.0	1.0	828	$1,045	$1.26	22d	1	0.94mi
2432 Brandon Ave SW Roanoke, VA	2.0	1.0	1015	$1,275	$1.26	44d	1	1.03mi
733 29th St NW Roanoke, VA	2.0–3.0	2.0	1022	$1,625	$1.59	14d	4	1.05mi
1920 Melrose Ave NW Roanoke, VA	2.0	1.0	768	$950	$1.24	44d	1	1.06mi
1331 Main St SW Roanoke, VA	2.0	1.0	877	$1,023	$1.17	22d	1	1.12mi
2615 Laburnum Ave SW Roanoke, VA	2.0	1.5	1323	$1,825	$1.38	22d	1	1.15mi
2615 Laburnum Ave SW Roanoke, VA	2.0	1.5	1323	$1,800	$1.36	44d	1	1.15mi
802 Rorer Ave SW Apt A Roanoke, VA	2.0	1.0	820	$895	$1.09	44d	1	1.17mi
2744 Melrose Ave NW Roanoke, VA	1.0–2.0	1.0–1.5	936	$1,045	$1.12	14d	7	1.19mi
743 Suburban Ave SW Unit Suburban 745 Roanoke, VA	2.0	1.0	1134	$1,100	$0.97	14d	1	1.26mi
701 Salem Ave SW Roanoke, VA	2.0	1.0	1250	$1,950	$1.56	44d	1	1.27mi
1116 Fairfax Ave NW Roanoke, VA	2.0	1.0	800	$1,400	$1.75	22d	1	1.28mi

Listing history 38 events

1. 2026-06-18
   days on market $121,010 Active 132 DOM
2. 2026-06-17
   days on market $121,010 Active 131 DOM
3. 2026-06-16
   days on market $121,010 Active 130 DOM
4. 2026-06-15
   days on market $121,010 Active 129 DOM
5. 2026-06-14
   days on market $121,010 Active 127 DOM
6. 2026-06-13
   days on market $121,010 Active 126 DOM
7. 2026-06-10
   days on market $121,010 Active 124 DOM
8. 2026-06-09
   days on market $121,010 Active 123 DOM
9. 2026-06-08
   days on market $121,010 Active 122 DOM
10. 2026-06-05
    days on market $121,010 Active 118 DOM
11. 2026-06-03
    days on market $121,010 Active 117 DOM
12. 2026-06-02
    days on market $121,010 Active 116 DOM
13. 2026-06-01
    days on market $121,010 Active 115 DOM
14. 2026-05-31
    days on market $121,010 Active 114 DOM
15. 2026-05-30
    days on market $121,010 Active 113 DOM
16. 2026-02-12
    price $121,010 7-char remark

    Show marketing remark (7 chars)

    Vacant.

17. 2026-02-12
    status Active 7-char remark

    Show marketing remark (7 chars)

    Vacant.

18. 2026-02-12
    historical

    Show marketing remark (7 chars)

    Vacant.

19. 2026-02-05
    listed $121,010 Active
20. 2026-01-05
    price $123,480 7-char remark

    Show marketing remark (7 chars)

    Vacant.

21. 2025-12-03
    status Active 7-char remark

    Show marketing remark (7 chars)

    Vacant.

22. 2025-11-09
    status Pending 7-char remark

    Show marketing remark (7 chars)

    Vacant.

23. 2025-11-09
    historical 7-char remark

    Show marketing remark (7 chars)

    Vacant.

24. 2025-11-03
    listed $126,000 Active 7-char remark

    Show marketing remark (7 chars)

    Vacant.

25. 2025-04-05
    status Pending
26. 2025-04-03
    historical
27. 2025-03-07
    price $126,000
28. 2024-12-20
    price $129,500
29. 2024-11-06
    price $134,950
30. 2024-09-21
    price $138,000
31. 2024-08-26
    listed $142,500 Active
32. 2016-12-28
    soldstatus $125,000
33. 2006-12-04
    soldstatus $44,970
34. 2006-12-01
    soldstatus $44,970
35. 2006-12-01
    soldstatus $44,970
36. 2006-04-17
    listed $59,900
37. 2002-03-28
    soldstatus $17,500
38. 2001-10-11
    listed $18,800

ⓘ 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: $1,175 · $98/mo
• Projected year-2 tax: $1,175 · $98/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 7/10 Severe FEMA zone X (shaded) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 20 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: $15,655
• − Mortgage interest: −$6,778
• − Property taxes: −$1,175
• − Insurance: −$1,403
• − Repairs & maintenance: −$1,252
• − Management: −$1,252
• − Depreciation: −$3,520
• Taxable income: $274
• Est. tax owed @ 24.0%: −$66
• After-tax cash flow: $2,109/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): 15,865
• Household income: $69,831
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 525.0

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 (83%)
• Race & ethnicity: White 83% Two or more races 7% Black 5% Hispanic / Latino 5% Asian 2%
• Common ancestry: Italian 5% Slovak 3% Serbian 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 2% Tagalog/Filipino 1% Other Indo-European 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: ▼ -333.83%
• Current HPI: 192.3108
• Rent YoY: ▲ 6.39%
• 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

+543.7% since first listed

23 events — show timeline

• 2026-02-12 Price Changed $121,010 MLSRV
• 2026-02-12 Relisted — MLSRV
• 2026-02-12 Listing Removed — MLSRV
• 2026-02-05 Listed $121,010 MLSRV
• 2026-01-05 Price Changed $123,480 MLSRV
• 2025-12-03 Relisted — MLSRV
• 2025-11-09 Pending — MLSRV
• 2025-11-09 Listing Removed — MLSRV
• 2025-11-03 Listed $126,000 MLSRV
• 2025-04-05 Pending — MLSRV
• 2025-04-03 Listing Removed — MLSRV
• 2025-03-07 Price Changed $126,000 MLSRV
• 2024-12-20 Price Changed $129,500 MLSRV
• 2024-11-06 Price Changed $134,950 MLSRV
• 2024-09-21 Price Changed $138,000 MLSRV
• 2024-08-26 Listed $142,500 MLSRV
• 2016-12-28 Sold (Public Records) $125,000 Public Records
• 2006-12-04 Sold (MLS) $44,970 MLSRV
• 2006-12-01 Sold (Public Records) $44,970 Public Records
• 2006-12-01 Sold (Public Records) $44,970 Public Records
• 2006-04-17 Listed $59,900 MLSRV
• 2002-03-28 Sold (MLS) $17,500 CVRMLS
• 2001-10-11 Listed $18,800 CVRMLS

Property tax history

+7.0%/yr

Latest (2025): $1,175 · +13.8% YoY. Source: county tax records.