824 Coolbrook Rd · Vinton, VA 24179

$229,950

3 bd · 2.0 ba · 1,000 sqft · SingleFamily public records · 18 Days on market

Built 1961 0.39 ac lot $230/sqft · 89% above area Est $243k · 5% under

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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).

• ARV discount +10.0/15.0
• Cash flow +6.5/30.0
• Schools +6.4/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.8/10.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

NOW HAS BRAND NEW HEAT PUMP FOR HEAT AND AIR NOW. Renovated 4 bedroom, 1.5 bath home. New roof, upgraded bathroom, new light fixtures, refinished hardwood floors and many more upgrades. Seller is Licensed Real Estate Broker/Agent

Key facts

• 0.39 acre lot
• Built 1961
• Listed 18 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-389 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $161k (29.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (42.3% below list).
• Recommended offer: $133k (42.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 80/100 on livability (#61 in VA, #1,742 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, 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.
• Market conditions: 158 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 360 units permitted in Roanoke County in 2024 (228 in 5+ unit buildings).

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 +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 3 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 $155k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $132,708 (42.3% 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 1961 — 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. 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?
6. 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.
7. 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.
8. 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: 0.58% ✗
• Cap rate: 4.26%
• Cash-on-cash: -7.25%
• DSCR: 0.68
• GRM: 14.4

CMA / ARV

• ARV (median comp): $243,264
• List price: $229,950
• Delta: -5.47%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
868 E Cleveland Ave	0.20mi	2/1.5 (-1)	936 (-6%)	1mo	$238,950	$255	73
410 N Blair St	0.26mi	2/1.0 (-1)	937 (-6%)	6mo	$209,500	$224	64
617 E Virginia Ave	0.31mi	2/1.0 (-1)	1,044 (+4%)	7mo	$185,000	$177	64
303 E Madison Ave	0.28mi	2/1.0 (-1)	1,122 (+12%)	16mo	$195,500	$174	45
1117 Halliahurst Ave	0.57mi	3/2.0	1,092 (+9%)	21mo	$239,950	$220	41
218 Franklin Ave	0.71mi	2/1.0 (-1)	1,035 (+4%)	18mo	$185,000	$179	37
614 S Pollard St	0.54mi	2/1.0 (-1)	900 (-10%)	19mo	$189,000	$210	34

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -29.0%
• Equity multiple: 0.04×
• Total profit: $-62,127
• Equity at exit: $34,286

10-year hold

• IRR: -29.2%
• Equity multiple: -0.34×
• Total profit: $-86,320
• Equity at exit: $19,882

Cash invested: $64,386 (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 24179

• Active inventory: 158
• Price-to-rent: 14.4×

Monthly cashflow live

• Estimated rent: $1,327 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$136 /mo · $1,632/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $-389

Break-even live

Break-even rent $1,820

Max offer price $161,185

Occupancy floor —

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: $57,488
• Closing costs: $6,898
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
851 E Washington Ave Unit A-8 Vinton, VA	2.0	1.0	800	$1,200	$1.50	13d	1	0.06mi
855 E Washington Ave Vinton, VA	2.0	1.0	750	$1,200	$1.60	21d	1	0.08mi
855 E Washington Ave Vinton, VA	2.0	1.0	800	$1,200	$1.50	44d	1	0.08mi
856 Coolbrook Rd Unit 5 Vinton, VA	2.0	1.0	750	$1,100	$1.47	44d	1	0.11mi
528 E Cleveland Ave Unit 8 Vinton, VA	2.0	1.0	786	$1,395	$1.77	44d	1	0.14mi
528 E Cleveland Ave Unit 6 Vinton, VA	2.0	1.0	875	$1,525	$1.74	44d	1	0.14mi
528 E Cleveland Ave Unit 5 Vinton, VA	2.0	1.0	889	$1,495	$1.68	44d	1	0.14mi
528 E Cleveland Ave Unit 3 Vinton, VA	2.0	1.0	787	$1,475	$1.87	21d	1	0.14mi
312 Bowman St Unit 212 Vinton, VA	2.0	1.0	1246	$850	$0.68	21d	1	0.17mi
317 Jefferson Ave Vinton, VA	2.0	1.0	980	$1,525	$1.56	44d	1	0.31mi
2802 Vinyard Ave NE Unit 2 Roanoke, VA	2.0	1.0	950	$1,295	$1.36	13d	1	0.54mi
2812 Vinyard Ave NE Unit 2 Roanoke, VA	2.0	1.0	950	$1,295	$1.36	21d	1	0.54mi
100 Highland Rd Vinton, VA	1.0–2.0	1.0–2.0	665	$1,195	$1.80	13d	1	0.58mi
233 W Cleveland Ave Vinton, VA	2.0	1.0	1270	$1,250	$0.98	44d	1	0.65mi
339 Cedar Ave Vinton, VA	2.0	1.0	830	$1,200	$1.45	44d	1	0.77mi
220 8th St Vinton, VA	2.0	1.0	850	$1,199	$1.41	13d	1	0.97mi
1708 Baldwin Ave NE Unit A Roanoke, VA	2.0	1.5	952	$1,550	$1.63	44d	1	1.17mi
1824 Eastern Ave NE Roanoke, VA	2.0	1.0	863	$1,200	$1.39	44d	1	1.21mi
3006 Hickory Woods Dr NE Roanoke, VA	1.0–3.0	1.0–2.0	922	$1,890	$2.05	13d	20	1.24mi
3343 Glade Creek Blvd NE Roanoke, VA	1.0–3.0	1.0–2.0	1131	$2,230	$1.97	13d	28	1.31mi
1905 Wise Ave SE Roanoke, VA	2.0	1.0	1044	$1,123	$1.08	13d	1	1.43mi

Listing history 11 events

1. 2026-05-16
   status Pending 229-char remark

   Show marketing remark (229 chars)

   NOW HAS BRAND NEW HEAT PUMP FOR HEAT AND AIR NOW. Renovated 4 bedroom, 1.5 bath home. New roof, upgraded bathroom, new light fixtures, refinished hardwood floors and many more upgrades. Seller is Licensed Real Estate Broker/Agent

2. 2026-05-13
   price $229,950 229-char remark

   Show marketing remark (229 chars)

   NOW HAS BRAND NEW HEAT PUMP FOR HEAT AND AIR NOW. Renovated 4 bedroom, 1.5 bath home. New roof, upgraded bathroom, new light fixtures, refinished hardwood floors and many more upgrades. Seller is Licensed Real Estate Broker/Agent

3. 2026-05-06
   status Active 229-char remark

   Show marketing remark (229 chars)

   NOW HAS BRAND NEW HEAT PUMP FOR HEAT AND AIR NOW. Renovated 4 bedroom, 1.5 bath home. New roof, upgraded bathroom, new light fixtures, refinished hardwood floors and many more upgrades. Seller is Licensed Real Estate Broker/Agent

4. 2026-05-06
   price $234,950 229-char remark

   Show marketing remark (229 chars)

   NOW HAS BRAND NEW HEAT PUMP FOR HEAT AND AIR NOW. Renovated 4 bedroom, 1.5 bath home. New roof, upgraded bathroom, new light fixtures, refinished hardwood floors and many more upgrades. Seller is Licensed Real Estate Broker/Agent

5. 2026-04-19
   status Active 229-char remark

   Show marketing remark (229 chars)

   NOW HAS BRAND NEW HEAT PUMP FOR HEAT AND AIR NOW. Renovated 4 bedroom, 1.5 bath home. New roof, upgraded bathroom, new light fixtures, refinished hardwood floors and many more upgrades. Seller is Licensed Real Estate Broker/Agent

6. 2026-04-12
   status Pending 229-char remark

   Show marketing remark (229 chars)

   NOW HAS BRAND NEW HEAT PUMP FOR HEAT AND AIR NOW. Renovated 4 bedroom, 1.5 bath home. New roof, upgraded bathroom, new light fixtures, refinished hardwood floors and many more upgrades. Seller is Licensed Real Estate Broker/Agent

7. 2026-04-12
   historical 229-char remark

   Show marketing remark (229 chars)

   NOW HAS BRAND NEW HEAT PUMP FOR HEAT AND AIR NOW. Renovated 4 bedroom, 1.5 bath home. New roof, upgraded bathroom, new light fixtures, refinished hardwood floors and many more upgrades. Seller is Licensed Real Estate Broker/Agent

8. 2026-04-03
   listed $229,950 Active 229-char remark

   Show marketing remark (229 chars)

   NOW HAS BRAND NEW HEAT PUMP FOR HEAT AND AIR NOW. Renovated 4 bedroom, 1.5 bath home. New roof, upgraded bathroom, new light fixtures, refinished hardwood floors and many more upgrades. Seller is Licensed Real Estate Broker/Agent

9. 2026-03-29
   historical $229,950 229-char remark

   Show marketing remark (229 chars)

   NOW HAS BRAND NEW HEAT PUMP FOR HEAT AND AIR NOW. Renovated 4 bedroom, 1.5 bath home. New roof, upgraded bathroom, new light fixtures, refinished hardwood floors and many more upgrades. Seller is Licensed Real Estate Broker/Agent

10. 2026-02-17
    soldstatus $155,000
11. 1991-11-01
    soldstatus $54,500

ⓘ 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: $1,632 · $136/mo
• Projected year-2 tax: $1,886 · $157/mo
• Expected delta: +$254/yr (+$21/mo · 15.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°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: $15,925
• − Mortgage interest: −$12,881
• − Property taxes: −$1,632
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,274
• − Management: −$1,274
• − Depreciation: −$6,689
• Taxable loss: −$8,975
• Est. tax savings @ 24.0%: +$2,154
• After-tax cash flow: $-2,517/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 — Vinton

• Score: 80/100
• State rank: #61
• US rank: #1742

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vinton, VA
• Population (ZIP): 18,834

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 (90%)
• Race & ethnicity: White 90% Two or more races 4% Black 3% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -117.89%
• Current HPI: 186.9964
• Rent YoY: —
• Metro: —
• 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

+321.9% since first listed

11 events — show timeline

• 2026-05-16 Pending — MLSRV
• 2026-05-13 Price Changed $229,950 MLSRV
• 2026-05-06 Relisted — MLSRV
• 2026-05-06 Price Changed $234,950 MLSRV
• 2026-04-19 Relisted — MLSRV
• 2026-04-12 Pending — MLSRV
• 2026-04-12 Listing Removed — MLSRV
• 2026-04-03 Listed $229,950 MLSRV
• 2026-03-29 Coming Soon $229,950 MLSRV
• 2026-02-17 Sold (Public Records) $155,000 Public Records
• 1991-11-01 Sold (Public Records) $54,500 Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,632 · +3.5% YoY. Source: county tax records.