2106 Colgate St NE · Roanoke, VA 24012

$229,900

3 bd · 1.0 ba · 1,270 sqft · SingleFamily public records · 1 Days on market

Built 1951 9,583 sqft lot Est $207k · 11% 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 +8.2/30.0
• Rent growth +5.0/5.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• ARV discount +2.5/15.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute home with much to offer. Many upgrades within last 12 years. Quiet street convenient to all amenities. Huge kitchen, Laundry Room, Gas Log Fireplace, Central Air, Tiled Bathroom, Fenced Yard, Great Landscaping, Storage Shed, and Kitchen Appliances.

Key facts

• Eat-in-kitchen
• Screened back porch
• Front porch

Tags

• FRONT PORCH
• EAT-IN-KITCHEN
• GAS-LOG FIREPLACE
• SCREENED BACK PORCH
• NEW SHAKER SLOW-CLOSE CABINETS
• BUTCHER-BLOCK COUNTERTOPS

Property features AI

Exterior

• Parking: Street parking
• Utilities: Has heating; Has cooling
• Home design: Residential property; Built in 1951
• Construction: Crawl space basement
• Exterior features: Front porch; Rear porch; Street parking

Interior

• Kitchen: Built-in microwave oven
• Bedrooms: 4 bedrooms total, including 2 main-level bedrooms
• Flooring: Carpet; Wood
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air gas heating; Central cooling
• Interior features: Total of 8 rooms; Built-in microwave oven; Tilt-in windows; Has fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-214 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (16.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (29.3% below list).
• Recommended offer: $162k (29.3% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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: Lincoln Terrace Elementary (math 22% / reading 32%, grade F, #1,029 of 1,108 statewide, top 94%, 297 students, 103% FRL); William Fleming High (math 66% / reading 68%, grade B, #185 of 319 statewide, top 61%, 1,911 students, 96% FRL) — zoned schools average 100% FRL vs 67% district-wide (33 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 37% 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 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 $128k; list at $230k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — 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 $162,430 (29.3% 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 1951 — 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: 0.71% ✗
• Cap rate: 5.18%
• Cash-on-cash: -3.99%
• DSCR: 0.82
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $207,010
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2025 Wayne St NE	0.10mi	2/1.0 (-1)	1,250 (-2%)	1mo	$180,400	$144	87
2020 Colgate St NE	0.07mi	3/2.0	1,232 (-3%)	1mo	$250,000	$203	87
2106 Colgate St NE	0.00mi	4/1.0 (+1)	1,374 (+8%)	1mo	$229,900	$167	81
2209 Byrd Ave NE	0.21mi	3/1.0	1,387 (+9%)	1mo	$195,000	$141	74
2819 Kennedy St NE	0.54mi	3/1.0	1,248 (-2%)	3mo	$232,000	$186	70
2001 Colgate St NE	0.10mi	3/1.0	1,451 (+14%)	2mo	$112,000	$77	69
115 Liberty Rd NE	0.30mi	3/2.0	1,153 (-9%)	5mo	$185,000	$160	62
144 Courtney Ave NE	0.28mi	2/1.0 (-1)	1,125 (-11%)	6mo	$162,000	$144	58
3004 Kennedy St NE	0.60mi	3/1.0	1,184 (-7%)	7mo	$227,000	$192	55
2230 Overlook Rd NE	0.57mi	2/1.0 (-1)	1,400 (+10%)	4mo	$185,000	$132	48
3144 Roundhill Ave NW	0.72mi	3/1.5	1,144 (-10%)	7mo	$225,000	$197	42
2410 Overlook Rd NE	0.69mi	3/1.0	1,454 (+14%)	2mo	$237,500	$163	42

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: -17.9%
• Equity multiple: 0.34×
• Total profit: $-42,324
• Equity at exit: $34,279

10-year hold

• IRR: -3.0%
• Equity multiple: 0.76×
• Total profit: $-15,455
• Equity at exit: $19,878

Cash invested: $64,372 (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: 11.8×

Monthly cashflow live

• Estimated rent: $1,624 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$196 /mo · $2,348/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $-214

Break-even live

Break-even rent $1,895

Max offer price $192,117

Occupancy floor —

Sensitivity live

Price	-10% $-84	-5% $-149	+0% $-214	+5% $-279	+10% $-344
Rent	-10% $-342	-5% $-278	+0% $-214	+5% $-150	+10% $-86
Rate	-1.0pp $-98	-0.5pp $-155	base $-214	+0.5pp $-273	+1.0pp $-334

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2109 Colgate St NE Roanoke, VA	3.0	1.0	1240	$1,700	$1.37	14d	1	0.05mi
1515 Dunbar St NW Roanoke, VA	3.0	2.0	1058	$1,623	$1.53	14d	1	0.64mi
106 Lee Ave NE Apt 10 Roanoke, VA	2.0	1.5	902	$1,125	$1.25	14d	1	0.81mi
3228 Oliver Rd NE Roanoke, VA	3.0	1.0	1017	$1,150	$1.13	22d	1	0.87mi
3323 Collingwood St NE Roanoke, VA	3.0	2.0	1200	$2,150	$1.79	45d	1	0.93mi
401 Rutherford Ave NW Roanoke, VA	3.0	1.0	1064	$1,450	$1.36	45d	1	1.14mi
333 Harrison Ave NW Roanoke, VA	3.0	2.0	1186	$1,123	$0.95	22d	1	1.18mi
216 Patton Ave NW Unit 2 Roanoke, VA	2.0	1.0	1240	$1,025	$0.83	22d	1	1.21mi
1115 Grayson Ave NW Roanoke, VA	4.0	2.0	1094	$2,300	$2.10	45d	1	1.25mi
3816 Plantation Rd NE Roanoke, VA	2.0	2.0	1267	$1,700	$1.34	45d	1	1.26mi
1708 Baldwin Ave NE Unit A Roanoke, VA	2.0	1.5	952	$1,550	$1.63	45d	1	1.28mi
3843 Plantation Rd NE Roanoke, VA	2.0	1.0	1870	$1,500	$0.80	45d	1	1.28mi
1117 Rugby Blvd NW Unit B Roanoke, VA	2.0	1.0	1048	$778	$0.74	22d	1	1.31mi
1905 Wise Ave SE Roanoke, VA	2.0	1.0	1044	$1,123	$1.08	14d	1	1.32mi
821 12th St NW Roanoke, VA	3.0	2.0	1508	$1,625	$1.08	45d	1	1.44mi
813 Gilmer Ave NW Roanoke, VA	2.0	1.0	1050	$1,322	$1.26	22d	1	1.48mi

Listing history 23 events

1. 2026-05-04
   status Pending
2. 2026-05-04
   listed $229,900 Active
3. 2026-04-30
   historical
4. 2026-04-17
   status Active
5. 2026-04-06
   historical
6. 2026-03-11
   listed $229,900 Active
7. 2026-02-04
   soldstatus $128,200
8. 2014-10-17
   soldstatus $86,200
9. 2014-10-14
   soldstatus $86,200 256-char remark

   Show marketing remark (256 chars)

   Cute home with much to offer. Many upgrades within last 12 years. Quiet street convenient to all amenities. Huge kitchen, Laundry Room, Gas Log Fireplace, Central Air, Tiled Bathroom, Fenced Yard, Great Landscaping, Storage Shed, and Kitchen Appliances.

10. 2014-05-09
    listed $89,500 256-char remark

    Show marketing remark (256 chars)

    Cute home with much to offer. Many upgrades within last 12 years. Quiet street convenient to all amenities. Huge kitchen, Laundry Room, Gas Log Fireplace, Central Air, Tiled Bathroom, Fenced Yard, Great Landscaping, Storage Shed, and Kitchen Appliances.

11. 2012-03-28
    soldstatus $86,900
12. 2012-03-28
    soldstatus $84,900
13. 2011-08-10
    listed $89,950
14. 2011-08-05
    historical
15. 2011-03-05
    listed $99,950
16. 2002-10-11
    soldstatus $80,000
17. 2002-10-02
    soldstatus $80,000
18. 2002-10-02
    soldstatus $80,000
19. 2002-06-12
    listed $75,000
20. 2001-05-25
    soldstatus $68,550
21. 2000-12-05
    listed $69,900
22. 1995-05-04
    soldstatus $50,000
23. 1993-05-25
    soldstatus $49,500

ⓘ 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: $2,348 · $196/mo
• Projected year-2 tax: $2,348 · $196/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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,492
• − Mortgage interest: −$12,878
• − Property taxes: −$2,348
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,559
• − Management: −$1,559
• − Depreciation: −$6,688
• Taxable loss: −$6,690
• Est. tax savings @ 24.0%: +$1,606
• After-tax cash flow: $-961/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

+364.4% since first listed

23 events — show timeline

• 2026-05-04 Pending — MLSRV
• 2026-05-04 Listed $229,900 MLSRV
• 2026-04-30 Listing Removed — MLSRV
• 2026-04-17 Relisted — MLSRV
• 2026-04-06 Listing Removed — MLSRV
• 2026-03-11 Listed $229,900 MLSRV
• 2026-02-04 Sold (Public Records) $128,200 Public Records
• 2014-10-17 Sold (Public Records) $86,200 Public Records
• 2014-10-14 Sold (MLS) $86,200 MLSRV
• 2014-05-09 Listed $89,500 MLSRV
• 2012-03-28 Sold (Public Records) $84,900 Public Records
• 2012-03-28 Sold (MLS) $86,900 MLSRV
• 2011-08-10 Listed $89,950 MLSRV
• 2011-08-05 Listing Removed — MLSRV
• 2011-03-05 Listed $99,950 MLSRV
• 2002-10-11 Sold (MLS) $80,000 MLSRV
• 2002-10-02 Sold (Public Records) $80,000 Public Records
• 2002-10-02 Sold (Public Records) $80,000 Public Records
• 2002-06-12 Listed $75,000 MLSRV
• 2001-05-25 Sold (MLS) $68,550 MLSRV
• 2000-12-05 Listed $69,900 MLSRV
• 1995-05-04 Sold (Public Records) $50,000 Public Records
• 1993-05-25 Sold (Public Records) $49,500 Public Records

Property tax history

+7.8%/yr

Latest (2025): $2,348 · +8.7% YoY. Source: county tax records.