2210 Eastgate Ave NE · Roanoke, VA 24012

$125,000

4 bd · 1.0 ba · 1,624 sqft · SingleFamily public records · 89 Days on market

Built 1929 0.97 ac lot $77/sqft · 50% below area Est $249k · 50% under

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

Listing remarks MLS

Investor Special!! Some of the demo work has already been completed and waiting on you to come finish it up. Main level features a large foyer, living room, dining room, kitchen and laundry room. Upper level features 4 bedrooms and a full bathroom. Additional features include a covered front porch and rear deck. Information gathered from the City GIS. Buyer to verify all information and perform all inspections.

Key facts

• Covered front porch
• Large foyer
• Rear deck

Tags

• LARGE FOYER
• COVERED FRONT PORCH
• REAR DECK

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $765 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.6% 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 (+10.5%/yr); 194 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 113 units permitted in Roanoke city in 2024 (0 in 5+ unit buildings).
• At $2,039/mo this rent would consume 46% of the median local household income ($53k/yr) (locally 1360% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 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 + 8.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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: built in 1929 — 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 $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 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 1929 — 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: 1.63% ✓
• Cap rate: 13.64%
• Cash-on-cash: 26.23%
• DSCR: 2.17
• GRM: 5.1

CMA / ARV

• ARV (median comp): $248,826
• List price: $125,000
• Delta: -49.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2310 Yeager Ave NE	0.09mi	3/2.0 (-1)	1,600 (-2%)	21mo	$243,000	$152	67
1620 24th St NE	0.09mi	3/2.5 (-1)	1,680 (+3%)	23mo	$270,000	$161	60
2410 Overlook Rd NE	0.45mi	3/1.0 (-1)	1,454 (-10%)	2mo	$237,500	$163	55
2602 Radford Rd NE	0.62mi	4/2.0	1,748 (+8%)	1mo	$238,950	$137	54
2340 Locust Grove Cir NE	0.57mi	3/2.5 (-1)	1,655 (+2%)	12mo	$288,500	$174	50
1719 Baldwin Ave NE Unit & 0	0.74mi	3/1.0 (-1)	1,577 (-3%)	11mo	$80,000	$51	47
1122 Liberty Rd NE	0.69mi	3/1.0 (-1)	1,540 (-5%)	10mo	$162,500	$106	46
2837 Cannaday Rd NE	0.72mi	3/2.0 (-1)	1,648 (+2%)	13mo	$229,000	$139	44
2812 Arrington Dr NE	0.63mi	3/2.0 (-1)	1,482 (-9%)	4mo	$275,000	$186	44
2413 Shull Rd NE	0.59mi	3/1.0 (-1)	1,764 (+9%)	21mo	$115,000	$65	36
1321 Archbold Ave NE	0.67mi	3/2.5 (-1)	1,661 (+2%)	22mo	$231,000	$139	35
1421 Archbold Ave NE	0.57mi	4/2.0	1,834 (+13%)	24mo	$140,000	$76	28

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: 25.5%
• Equity multiple: 2.12×
• Total profit: $39,267
• Equity at exit: $18,638

10-year hold

• IRR: 36.1%
• Equity multiple: 5.17×
• Total profit: $146,054
• Equity at exit: $10,808

Cash invested: $35,000 (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: 194
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,039 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$138 /mo · $1,654/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $765

Break-even live

Break-even rent $1,070

Max offer price $125,000

Occupancy floor 57%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3006 Hickory Woods Dr NE Roanoke, VA	1.0–3.0	1.0–2.0	922	$1,890	$2.05	13d	20	0.88mi
2109 Colgate St NE Roanoke, VA	3.0	1.0	1240	$1,700	$1.37	13d	1	1.03mi
3343 Glade Creek Blvd NE Roanoke, VA	1.0–3.0	1.0–2.0	1131	$2,230	$1.97	13d	28	1.12mi
119 18th St SE Roanoke, VA	4.0	2.0	2104	$1,500	$0.71	13d	1	1.23mi
3323 Collingwood St NE Roanoke, VA	3.0	2.0	1200	$2,150	$1.79	43d	1	1.50mi

Listing history 22 events

1. 2026-06-18
   days on market $125,000 Active 89 DOM
2. 2026-06-17
   days on market $125,000 Active 88 DOM
3. 2026-06-16
   days on market $125,000 Active 87 DOM
4. 2026-06-15
   days on market $125,000 Active 86 DOM
5. 2026-06-14
   days on market $125,000 Active 84 DOM
6. 2026-06-13
   days on market $125,000 Active 83 DOM
7. 2026-06-10
   days on market $125,000 Active 81 DOM
8. 2026-06-09
   days on market $125,000 Active 80 DOM
9. 2026-06-08
   days on market $125,000 Active 79 DOM
10. 2026-06-05
    days on market $125,000 Active 75 DOM
11. 2026-06-03
    days on market $125,000 Active 74 DOM
12. 2026-06-02
    days on market $125,000 Active 73 DOM
13. 2026-06-01
    days on market $125,000 Active 72 DOM
14. 2026-05-31
    days on market $125,000 Active 71 DOM
15. 2026-05-30
    days on market $125,000 Active 70 DOM
16. 2026-03-26
    status Active 414-char remark

    Show marketing remark (414 chars)

    Investor Special!! Some of the demo work has already been completed and waiting on you to come finish it up. Main level features a large foyer, living room, dining room, kitchen and laundry room. Upper level features 4 bedrooms and a full bathroom. Additional features include a covered front porch and rear deck. Information gathered from the City GIS. Buyer to verify all information and perform all inspections.

17. 2026-03-14
    status Pending 414-char remark

    Show marketing remark (414 chars)

    Investor Special!! Some of the demo work has already been completed and waiting on you to come finish it up. Main level features a large foyer, living room, dining room, kitchen and laundry room. Upper level features 4 bedrooms and a full bathroom. Additional features include a covered front porch and rear deck. Information gathered from the City GIS. Buyer to verify all information and perform all inspections.

18. 2026-03-09
    listed $125,000 Active 414-char remark

    Show marketing remark (414 chars)

    Investor Special!! Some of the demo work has already been completed and waiting on you to come finish it up. Main level features a large foyer, living room, dining room, kitchen and laundry room. Upper level features 4 bedrooms and a full bathroom. Additional features include a covered front porch and rear deck. Information gathered from the City GIS. Buyer to verify all information and perform all inspections.

19. 2026-03-06
    soldstatus $121,450
20. 2019-10-29
    soldstatus $98,000 182-char remark

    Show marketing remark (182 chars)

    4 BEDROOM HOME WITH LARGE 0.96 ACRE LOT - HARDWOOD FLOORS - BUILT IN BOOKSHELVES - NICE DECK - CLOSE TO DOWNTOWN - TILT IN INSULATED WINDOWS - LAUNDRY ON ENTRY - COVERED FRONT PORCH.

21. 2019-10-29
    soldstatus $98,000

    Show marketing remark (182 chars)

    4 BEDROOM HOME WITH LARGE 0.96 ACRE LOT - HARDWOOD FLOORS - BUILT IN BOOKSHELVES - NICE DECK - CLOSE TO DOWNTOWN - TILT IN INSULATED WINDOWS - LAUNDRY ON ENTRY - COVERED FRONT PORCH.

22. 2019-04-18
    listed $94,950 182-char remark

    Show marketing remark (182 chars)

    4 BEDROOM HOME WITH LARGE 0.96 ACRE LOT - HARDWOOD FLOORS - BUILT IN BOOKSHELVES - NICE DECK - CLOSE TO DOWNTOWN - TILT IN INSULATED WINDOWS - LAUNDRY ON ENTRY - COVERED FRONT PORCH.

ⓘ 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: $1,654 · $138/mo
• Projected year-2 tax: $1,654 · $138/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: $24,464
• − Mortgage interest: −$7,002
• − Property taxes: −$1,654
• − Insurance: −$625
• − Repairs & maintenance: −$1,957
• − Management: −$1,957
• − Depreciation: −$3,636
• Taxable income: $7,632
• Est. tax owed @ 24.0%: −$1,832
• After-tax cash flow: $7,349/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

+31.6% since first listed

7 events — show timeline

• 2026-03-26 Relisted — MLSRV
• 2026-03-14 Pending — MLSRV
• 2026-03-09 Listed $125,000 MLSRV
• 2026-03-06 Sold (Public Records) $121,450 Public Records
• 2019-10-29 Sold (Public Records) $98,000 Public Records
• 2019-10-29 Sold (MLS) $98,000 MLSRV
• 2019-04-18 Listed $94,950 MLSRV

Property tax history

+2.7%/yr

Latest (2025): $1,654 · -13.9% YoY. Source: county tax records.