3813 Virginia Ave NW · Roanoke, VA 24017

$144,950

3 bd · 1.0 ba · 850 sqft · SingleFamily public records · 82 Days on market

Built 1955 6,534 sqft lot $171/sqft · at area comps Est $150k · at est.

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Why this score? — see what drove the C- 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 +17.7/30.0
• ARV discount +8.9/15.0
• DSCR +5.5/10.0
• 1% rule +4.4/10.0
• 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

Wonderfully maintained property with 3 Bedrooms and 1 bath. Currently rented at $1,000 a month. On a month to month lease. Well kept and in a good area.

Key facts

• 6,534 sq ft lot
• Built 1955
• Listed 82 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $118 ($1k/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 $136k (6.1% below list).
• Recommended offer: $136k (6.1% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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); 151 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 113 units permitted in Roanoke city in 2024 (0 in 5+ unit buildings).
• This rent runs 34% 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 $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.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 18y ago; this cycle's ask has dropped $25k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; list at $145k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $136,038 (6.1% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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. 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: 0.94% ✗
• Cap rate: 7.27%
• Cash-on-cash: 3.48%
• DSCR: 1.15
• GRM: 8.9

CMA / ARV

• ARV (median comp): $149,752
• List price: $144,950
• Delta: -3.21%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3810 Vermont Ave NW	0.04mi	3/1.0	850 (0%)	19mo	$145,000	$171	82
3926 Maine Ave NW	0.16mi	3/1.0	812 (-4%)	7mo	$147,340	$181	80
3933 Dakota Ave NW	0.20mi	2/1.0 (-1)	825 (-3%)	9mo	$150,000	$182	74
3814 Vermont Ave NW	0.03mi	2/1.0 (-1)	864 (+2%)	22mo	$105,500	$122	72
3929 Kentucky Ave NW	0.28mi	3/1.0	928 (+9%)	3mo	$192,250	$207	69
3923 Michigan Ave NW	0.23mi	3/1.5	828 (-3%)	18mo	$160,000	$193	68
1301 Monroe St NW	0.27mi	3/1.0	785 (-8%)	11mo	$80,000	$102	65
4044 Kentucky Ave NW	0.34mi	2/2.0 (-1)	823 (-3%)	6mo	$160,000	$194	64
4014 Maine Ave NW	0.22mi	3/1.0	889 (+5%)	22mo	$165,000	$186	64
4029 Michigan Ave NW	0.33mi	2/1.0 (-1)	913 (+7%)	13mo	$111,000	$122	56
4031 Tennessee Ave NW	0.30mi	2/1.0 (-1)	750 (-12%)	7mo	$160,000	$213	56
4134 Wyoming Ave NW	0.46mi	3/1.0	828 (-3%)	22mo	$145,000	$175	56

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: -7.9%
• Equity multiple: 0.70×
• Total profit: $-12,193
• Equity at exit: $21,613

10-year hold

• IRR: 4.7%
• Equity multiple: 1.38×
• Total profit: $15,528
• Equity at exit: $12,533

Cash invested: $40,586 (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: 151
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,360 high
• Mortgage (P&I): −$760
• Tax from tax record: −$137 /mo · $1,638/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $118

Break-even live

Break-even rent $1,211

Max offer price $144,950

Occupancy floor 86%

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: $36,238
• Closing costs: $4,348
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4310 Tyree Rd NW Roanoke, VA	3.0	1.0	913	$1,650	$1.81	14d	1	0.48mi
3802 Panorama Ave NW #6 Roanoke, VA	2.0	1.0	900	$1,050	$1.17	44d	1	0.55mi
3802 Panorama Ave NW #2 Roanoke, VA	2.0	1.0	900	$995	$1.11	44d	1	0.55mi
3802 Panorama Ave NW #12 Roanoke, VA	3.0	1.0	1100	$995	$0.90	44d	1	0.55mi
3340 Hershberger Rd NW Roanoke, VA	2.0	1.0	924	$1,050	$1.14	44d	1	0.86mi
3533 Ferncliff Ave NW Roanoke, VA	1.0–3.0	1.0	980	$1,426	$1.46	14d	11	1.04mi
2744 Melrose Ave NW Roanoke, VA	1.0–2.0	1.0–1.5	936	$1,045	$1.12	14d	7	1.06mi
733 29th St NW Roanoke, VA	2.0–3.0	2.0	1022	$1,625	$1.59	14d	4	1.10mi
1331 Dudley St NW Roanoke, VA	2.0	1.0	700	$1,500	$2.14	14d	1	1.15mi
2215 Montauk Rd NW Roanoke, VA	1.0–2.0	1.0–1.5	653	$1,425	$2.18	14d	5	1.34mi
2801 Hershberger Rd NW Roanoke, VA	1.0–2.0	1.0–2.0	956	$1,965	$2.06	14d	14	1.46mi

Listing history 34 events

1. 2026-06-03
   status $144,950 Pending 82 DOM
2. 2026-06-02
   days on market $144,950 Active 82 DOM
3. 2026-06-01
   days on market $144,950 Active 81 DOM
4. 2026-05-31
   days on market $144,950 Active 80 DOM
5. 2026-05-30
   days on market $144,950 Active 79 DOM
6. 2026-04-15
   price $149,950 152-char remark

   Show marketing remark (152 chars)

   Wonderfully maintained property with 3 Bedrooms and 1 bath. Currently rented at $1,000 a month. On a month to month lease. Well kept and in a good area.

7. 2026-04-03
   price $159,950 152-char remark

   Show marketing remark (152 chars)

   Wonderfully maintained property with 3 Bedrooms and 1 bath. Currently rented at $1,000 a month. On a month to month lease. Well kept and in a good area.

8. 2026-03-30
   price $164,950 152-char remark

   Show marketing remark (152 chars)

   Wonderfully maintained property with 3 Bedrooms and 1 bath. Currently rented at $1,000 a month. On a month to month lease. Well kept and in a good area.

9. 2026-03-12
   listed $169,950 Active 152-char remark

   Show marketing remark (152 chars)

   Wonderfully maintained property with 3 Bedrooms and 1 bath. Currently rented at $1,000 a month. On a month to month lease. Well kept and in a good area.

10. 2022-12-27
    soldstatus $95,000 Closed 493-char remark

    Show marketing remark (493 chars)

    Great Investment Property. Fantastic rental history, easy to maintain, with longer term tenant. Hardwood floors, vinyl siding, vinyl windows, and a nice yard. Pictures from 2019 prior to the current tenant's move in. Tenant has taken great care of the home. Property sold as is with not repairs to be made. The basement has reinforced block walls on the front and back walls. Installed prior to the current owner's purchase. Please do not attempt to view the property without prior scheduling.

11. 2022-12-27
    soldstatus $95,000

    Show marketing remark (493 chars)

    Great Investment Property. Fantastic rental history, easy to maintain, with longer term tenant. Hardwood floors, vinyl siding, vinyl windows, and a nice yard. Pictures from 2019 prior to the current tenant's move in. Tenant has taken great care of the home. Property sold as is with not repairs to be made. The basement has reinforced block walls on the front and back walls. Installed prior to the current owner's purchase. Please do not attempt to view the property without prior scheduling.

12. 2022-11-26
    status Pending 493-char remark

    Show marketing remark (493 chars)

    Great Investment Property. Fantastic rental history, easy to maintain, with longer term tenant. Hardwood floors, vinyl siding, vinyl windows, and a nice yard. Pictures from 2019 prior to the current tenant's move in. Tenant has taken great care of the home. Property sold as is with not repairs to be made. The basement has reinforced block walls on the front and back walls. Installed prior to the current owner's purchase. Please do not attempt to view the property without prior scheduling.

13. 2022-10-27
    price $99,950 493-char remark

    Show marketing remark (493 chars)

    Great Investment Property. Fantastic rental history, easy to maintain, with longer term tenant. Hardwood floors, vinyl siding, vinyl windows, and a nice yard. Pictures from 2019 prior to the current tenant's move in. Tenant has taken great care of the home. Property sold as is with not repairs to be made. The basement has reinforced block walls on the front and back walls. Installed prior to the current owner's purchase. Please do not attempt to view the property without prior scheduling.

14. 2022-10-19
    status Active 493-char remark

    Show marketing remark (493 chars)

    Great Investment Property. Fantastic rental history, easy to maintain, with longer term tenant. Hardwood floors, vinyl siding, vinyl windows, and a nice yard. Pictures from 2019 prior to the current tenant's move in. Tenant has taken great care of the home. Property sold as is with not repairs to be made. The basement has reinforced block walls on the front and back walls. Installed prior to the current owner's purchase. Please do not attempt to view the property without prior scheduling.

15. 2022-10-13
    status Pending 493-char remark

    Show marketing remark (493 chars)

    Great Investment Property. Fantastic rental history, easy to maintain, with longer term tenant. Hardwood floors, vinyl siding, vinyl windows, and a nice yard. Pictures from 2019 prior to the current tenant's move in. Tenant has taken great care of the home. Property sold as is with not repairs to be made. The basement has reinforced block walls on the front and back walls. Installed prior to the current owner's purchase. Please do not attempt to view the property without prior scheduling.

16. 2022-10-07
    listed $104,000 Active 493-char remark

    Show marketing remark (493 chars)

    Great Investment Property. Fantastic rental history, easy to maintain, with longer term tenant. Hardwood floors, vinyl siding, vinyl windows, and a nice yard. Pictures from 2019 prior to the current tenant's move in. Tenant has taken great care of the home. Property sold as is with not repairs to be made. The basement has reinforced block walls on the front and back walls. Installed prior to the current owner's purchase. Please do not attempt to view the property without prior scheduling.

17. 2015-04-30
    soldstatus $50,000
18. 2015-04-29
    soldstatus $50,000
19. 2015-04-01
    listed $62,950
20. 2011-10-01
    historical
21. 2010-07-27
    listed $67,950
22. 2009-09-16
    soldstatus $46,275
23. 2009-09-15
    soldstatus $46,275
24. 2009-07-02
    listed $55,000
25. 2009-06-30
    historical
26. 2009-01-23
    listed $68,950
27. 2008-12-31
    historical
28. 2008-07-10
    listed $68,950
29. 2008-07-01
    historical
30. 2008-02-04
    listed $69,950
31. 2004-07-08
    soldstatus $35,000
32. 2004-07-08
    soldstatus $35,000
33. 1989-08-15
    soldstatus $35,000
34. 1986-06-17
    soldstatus $10,000

ⓘ 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: $1,638 · $137/mo
• Projected year-2 tax: $1,638 · $137/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: $16,325
• − Mortgage interest: −$8,119
• − Property taxes: −$1,638
• − Insurance: −$725
• − Repairs & maintenance: −$1,306
• − Management: −$1,306
• − Depreciation: −$4,217
• Taxable loss: −$987
• Est. tax savings @ 24.0%: +$237
• After-tax cash flow: $1,648/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

+1399.5% since first listed

29 events — show timeline

• 2026-04-15 Price Changed $149,950 MLSRV
• 2026-04-03 Price Changed $159,950 MLSRV
• 2026-03-30 Price Changed $164,950 MLSRV
• 2026-03-12 Listed $169,950 MLSRV
• 2022-12-27 Sold (Public Records) $95,000 Public Records
• 2022-12-27 Sold (MLS) $95,000 MLSRV
• 2022-11-26 Pending — MLSRV
• 2022-10-27 Price Changed $99,950 MLSRV
• 2022-10-19 Relisted — MLSRV
• 2022-10-13 Pending — MLSRV
• 2022-10-07 Listed $104,000 MLSRV
• 2015-04-30 Sold (Public Records) $50,000 Public Records
• 2015-04-29 Sold (MLS) $50,000 MLSRV
• 2015-04-01 Listed $62,950 MLSRV
• 2011-10-01 Listing Removed — MLSRV
• 2010-07-27 Listed $67,950 MLSRV
• 2009-09-16 Sold (Public Records) $46,275 Public Records
• 2009-09-15 Sold (MLS) $46,275 MLSRV
• 2009-07-02 Listed $55,000 MLSRV
• 2009-06-30 Listing Removed — MLSRV
• 2009-01-23 Listed $68,950 MLSRV
• 2008-12-31 Listing Removed — MLSRV
• 2008-07-10 Listed $68,950 MLSRV
• 2008-07-01 Listing Removed — MLSRV
• 2008-02-04 Listed $69,950 MLSRV
• 2004-07-08 Sold (Public Records) $35,000 Public Records
• 2004-07-08 Sold (Public Records) $35,000 Public Records
• 1989-08-15 Sold (Public Records) $35,000 Public Records
• 1986-06-17 Sold (Public Records) $10,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $1,638 · +17.5% YoY. Source: county tax records.