1102 Tazewell Ave SE · Roanoke, VA 24013

$95,000

3 bd · 1.0 ba · 884 sqft · SingleFamily public records · 90 Days on market

Built 1925 4,356 sqft lot $107/sqft · 10% below area Est $106k · 10% 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 +30.0/30.0
• ARV discount +12.1/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity for this 2 bed 1 bath. Located in South East Roanoke and currently occupied by a resident with a lease in place until 01/31/2027.

Key facts

• 4,356 sq ft lot
• Built 1925
• Listed 90 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $336 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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: 77 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 30% of the median local income ($51k/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 $657 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $41k; list at $95k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 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 1925 — 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: 1.35% ✓
• Cap rate: 11.23%
• Cash-on-cash: 17.65%
• DSCR: 1.79
• GRM: 6.2

CMA / ARV

• ARV (median comp): $105,852
• List price: $95,000
• Delta: -10.25%
• 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
120 10 1/2 St SE	0.10mi	3/1.0	939 (+6%)	5mo	$123,500	$132	80
1241 Dale Ave SE	0.22mi	2/1.0 (-1)	844 (-4%)	8mo	$102,000	$121	70
1318 Dale Ave SE	0.26mi	2/1.0 (-1)	856 (-3%)	8mo	$70,000	$82	70
119 16th St SE	0.34mi	3/1.0	956 (+8%)	1mo	$105,000	$110	70
126 10 1/2 St SE	0.09mi	2/1.0 (-1)	791 (-10%)	14mo	$110,000	$139	62
1521 Church Ave SE	0.31mi	2/1.0 (-1)	810 (-8%)	9mo	$140,000	$173	59
1465 Greenbrier Ave SE	0.54mi	2/1.0 (-1)	857 (-3%)	11mo	$153,333	$179	56
1507 Gladstone Ave SE	0.67mi	2/1.0 (-1)	918 (+4%)	3mo	$149,000	$162	54
1331 13 1/2 St SE	0.60mi	3/1.0	930 (+5%)	16mo	$88,000	$95	50
1118 Tompkins Ave SE	0.54mi	2/1.0 (-1)	912 (+3%)	19mo	$145,000	$159	49
1207 Tompkins Ave SE	0.57mi	3/1.0	1,008 (+14%)	12mo	$185,395	$184	40
1624 Clinton Ave SE	0.65mi	2/1.0 (-1)	1,014 (+15%)	19mo	$180,000	$178	24

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: 5.8%
• Equity multiple: 1.23×
• Total profit: $6,019
• Equity at exit: $14,165

10-year hold

• IRR: 15.2%
• Equity multiple: 2.24×
• Total profit: $32,907
• Equity at exit: $8,214

Cash invested: $26,600 (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 24013

• Home prices YoY: -18.0%
• Active inventory: 77
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,285 high
• Mortgage (P&I): −$498
• Tax from tax record: −$86 /mo · $1,034/yr
• Insurance: −$40
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $336

Break-even live

Break-even rent $860

Max offer price $95,000

Occupancy floor 69%

Sensitivity live

Price	-10% $389	-5% $363	+0% $336	+5% $309	+10% $282
Rent	-10% $234	-5% $285	+0% $336	+5% $386	+10% $437
Rate	-1.0pp $384	-0.5pp $360	base $336	+0.5pp $311	+1.0pp $286

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
922 12th St SE Unit A Roanoke, VA	2.0	1.0	800	$899	$1.12	44d	1	0.29mi
1605 Church Ave SE Roanoke, VA	2.0	1.0	776	$1,200	$1.55	14d	1	0.33mi
1015 12th St SE Roanoke, VA	3.0	1.0	1072	$923	$0.86	44d	1	0.35mi
1016 15th St SE #2 Roanoke, VA	3.0	1.5	1084	$995	$0.92	14d	1	0.49mi
1905 Wise Ave SE Roanoke, VA	2.0	1.0	1044	$1,123	$1.08	14d	1	0.58mi
601 Highland Ave SE Apt B Roanoke, VA	2.0	1.0	617	$975	$1.58	22d	1	0.73mi
1513 Morningside St SE Roanoke, VA	2.0	1.0	900	$1,200	$1.33	14d	1	0.78mi
439 Cedar Bluff Ave SE Roanoke, VA	2.0	1.0	716	$2,350	$3.28	14d	1	0.86mi
950 Morgan Ave SE Roanoke, VA	2.0	2.0	869	$1,550	$1.78	44d	1	0.97mi
1708 Baldwin Ave NE Unit A Roanoke, VA	2.0	1.5	952	$1,550	$1.63	44d	1	1.07mi
1423 Varnell Ave NE Roanoke, VA	2.0	1.0	720	$1,650	$2.29	14d	1	1.08mi
220 8th St Vinton, VA	2.0	1.0	850	$1,199	$1.41	14d	1	1.10mi
1712 Wayne St NE Roanoke, VA	2.0	1.0	826	$1,250	$1.51	22d	1	1.10mi
1515 Dunbar St NW Roanoke, VA	3.0	2.0	1058	$1,623	$1.53	14d	1	1.10mi
420 Riverland Rd SE Roanoke, VA	2.0	1.0	834	$975	$1.17	22d	1	1.11mi
217 Mountain Ave SW Unit 217-2 Roanoke, VA	2.0	1.0	700	$945	$1.35	44d	1	1.13mi
520 Riverland Rd SE Roanoke, VA	2.0	1.0	948	$1,500	$1.58	44d	1	1.15mi
401 Rutherford Ave NW Roanoke, VA	3.0	1.0	1064	$1,450	$1.36	44d	1	1.18mi
339 Cedar Ave Vinton, VA	2.0	1.0	830	$1,200	$1.45	44d	1	1.20mi
635 Riverland Rd SE Roanoke, VA	2.0	1.0	905	$1,250	$1.38	14d	1	1.21mi
703 Riverland Rd SE Roanoke, VA	2.0	1.0	1000	$1,250	$1.25	44d	1	1.22mi
916 Kyle Ave NE Roanoke, VA	2.0	1.0	642	$2,250	$3.50	14d	1	1.23mi
1824 Eastern Ave NE Roanoke, VA	2.0	1.0	863	$1,200	$1.39	44d	1	1.28mi
355 Highland Ave SW Apt 1 Roanoke, VA	2.0	1.0	900	$1,150	$1.28	22d	1	1.29mi
1816 Bennington St SE Roanoke, VA	2.0	1.5	938	$1,023	$1.09	22d	1	1.29mi
1119 Franklin Rd SW Unit BensonFranklin 05 Roanoke, VA	2.0	1.0	900	$1,297	$1.44	44d	1	1.33mi
416 Hanover Ave NW Roanoke, VA	2.0	1.0	682	$1,195	$1.75	14d	1	1.34mi
44 Forest Hill Ave NE Roanoke, VA	2.0	1.0	768	$1,150	$1.50	22d	1	1.46mi

Listing history 19 events

1. 2026-06-15
   days on market $95,000 Active 90 DOM
2. 2026-06-14
   days on market $95,000 Active 88 DOM
3. 2026-06-13
   days on market $95,000 Active 87 DOM
4. 2026-06-10
   days on market $95,000 Active 85 DOM
5. 2026-06-09
   days on market $95,000 Active 84 DOM
6. 2026-06-08
   days on market $95,000 Active 83 DOM
7. 2026-06-05
   days on market $95,000 Active 79 DOM
8. 2026-06-03
   days on market $95,000 Active 78 DOM
9. 2026-06-02
   days on market $95,000 Active 77 DOM
10. 2026-06-01
    days on market $95,000 Active 76 DOM
11. 2026-05-31
    days on market $95,000 Active 75 DOM
12. 2026-05-30
    days on market $95,000 Active 74 DOM
13. 2026-04-27
    price $95,000 158-char remark

    Show marketing remark (158 chars)

    Great investment opportunity for this 2 bed 1 bath. Located in South East Roanoke and currently occupied by a resident with a lease in place until 01/31/2027.

14. 2026-04-07
    price $100,000 158-char remark

    Show marketing remark (158 chars)

    Great investment opportunity for this 2 bed 1 bath. Located in South East Roanoke and currently occupied by a resident with a lease in place until 01/31/2027.

15. 2026-03-17
    listed $105,000 Active 158-char remark

    Show marketing remark (158 chars)

    Great investment opportunity for this 2 bed 1 bath. Located in South East Roanoke and currently occupied by a resident with a lease in place until 01/31/2027.

16. 2023-11-02
    historical
17. 2023-10-06
    price $130,000
18. 2023-10-05
    listed $13,000 Active
19. 2022-02-11
    soldstatus $41,000

ⓘ 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: $1,034 · $86/mo
• Projected year-2 tax: $1,034 · $86/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 8/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥102°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: $15,420
• − Mortgage interest: −$5,321
• − Property taxes: −$1,034
• − Insurance: −$1,142
• − Repairs & maintenance: −$1,234
• − Management: −$1,234
• − Depreciation: −$2,764
• Taxable income: $2,692
• Est. tax owed @ 24.0%: −$646
• After-tax cash flow: $3,382/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): 8,026
• Household income: $51,290
• Rent vs Own: 56.3% rent · 43.7% own
• Severe rent burden: 345.0

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 57% Black 29% Two or more races 9% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1% Cuban 2%
• Common ancestry: Slovak 2% Greek 1% German 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 6% Vietnamese 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: ▼ -49.00%
• Current HPI: 223.42
• Rent YoY: —
• 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

+131.7% since first listed

7 events — show timeline

• 2026-04-27 Price Changed $95,000 MLSRV
• 2026-04-07 Price Changed $100,000 MLSRV
• 2026-03-17 Listed $105,000 MLSRV
• 2023-11-02 Listing Removed — MLSRV
• 2023-10-06 Price Changed $130,000 MLSRV
• 2023-10-05 Listed $13,000 MLSRV
• 2022-02-11 Sold (Public Records) $41,000 Public Records

Property tax history

+11.4%/yr

Latest (2025): $1,034 · +17.9% YoY. Source: county tax records.