3053 Woodway Dr · Roanoke, VA 24104

$264,950

3 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 2 Days on market

Built 1970 0.26 ac lot $245/sqft · 87% above area Est $284k · 7% 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 +10.5/15.0
• Schools +6.4/10.0
• Cash flow +5.5/30.0
• Livability +3.7/5.0
• Appreciation +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.3/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome to 3053 Woodway Rd--beautifully remodeled and move-in ready in Roanoke County. This 3-bedroom, 1-bath home features a fully updated kitchen with granite countertops and stainless steel appliances, along with new LVP flooring, fresh paint, and updated lighting throughout. The partially finished basement offers a spacious family room, providing additional living space. Outside, enjoy a fenced backyard perfect for relaxing or entertaining. A great combination of updates, functionality, and value--don't miss it!

Key facts

• Updated kitchen
• New lvp flooring
• Granite countertops

Tags

• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• NEW LVP FLOORING
• FENCED BACKYARD
• PARTIALLY FINISHED BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-568 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (37.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (47.5% below list).
• Recommended offer: $139k (47.5% below list) — sets the bar for 1% rule.

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 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: 106 active listings in the ZIP; 9 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; 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 $8k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 22y 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 $186k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,153 (47.5% 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 1970 — 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: 0.53% ✗
• Cap rate: 3.72%
• Cash-on-cash: -9.18%
• DSCR: 0.59
• GRM: 15.9

CMA / ARV

• ARV (median comp): $284,077
• List price: $264,950
• Delta: -8.65%
• 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
1342 Craig Robertson Rd SE	0.36mi	2/1.0 (-1)	1,090 (+1%)	2mo	$175,000	$161	75
1368 Craig Robertson Rd SE	0.36mi	2/1.0 (-1)	1,121 (+4%)	11mo	$243,500	$217	63
1333 Thomason Rd SE	0.44mi	3/2.0	1,003 (-7%)	1mo	$249,750	$249	63
1359 Brooks Ave SE	0.32mi	3/2.0	1,171 (+8%)	11mo	$256,000	$219	58
1379 Craig Robertson Rd SE	0.33mi	3/2.0	1,208 (+12%)	11mo	$250,000	$207	52
1028 Markham Cir SE	0.57mi	3/1.0	1,033 (-4%)	17mo	$181,000	$175	52
1320 Eddington Rd SE	0.27mi	2/2.0 (-1)	1,214 (+12%)	7mo	$235,000	$194	52
1355 Gillette Ave SE	0.38mi	2/1.0 (-1)	974 (-10%)	14mo	$155,000	$159	49
3302 Troxell Rd SE	0.65mi	2/1.0 (-1)	935 (-13%)	1mo	$148,555	$159	41
1554 Blanton Ave SE	0.68mi	2/1.0 (-1)	1,176 (+9%)	9mo	$140,000	$119	40
1349 Rose Ave SE	0.55mi	3/1.5	1,239 (+15%)	10mo	$235,000	$190	40
3305 Ventnor Rd SE	0.66mi	3/1.0	1,216 (+13%)	12mo	$195,000	$160	38

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: -32.7%
• Equity multiple: -0.07×
• Total profit: $-79,177
• Equity at exit: $39,505

10-year hold

• IRR: -39.1%
• Equity multiple: -0.56×
• Total profit: $-115,836
• Equity at exit: $22,908

Cash invested: $74,186 (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 24104

• Home prices YoY: -1.0%
• Active inventory: 106
• Price-to-rent: 15.9×

Monthly cashflow live

• Estimated rent: $1,392 high
• Mortgage (P&I): −$1,389
• Tax from tax record: −$167 /mo · $2,007/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $-568

Break-even live

Break-even rent $2,110

Max offer price $164,645

Occupancy floor —

Sensitivity live

Price	-10% $-418	-5% $-493	+0% $-568	+5% $-643	+10% $-718
Rent	-10% $-678	-5% $-623	+0% $-568	+5% $-513	+10% $-458
Rate	-1.0pp $-434	-0.5pp $-500	base $-568	+0.5pp $-636	+1.0pp $-706

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: $66,238
• Closing costs: $7,948
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3517 Troxell Rd SE Roanoke, VA	2.0	1.0	870	$1,260	$1.45	21d	1	0.84mi
3517 Troxell Rd SE Unit 3519 Roanoke, VA	2.0	1.0	870	$1,260	$1.45	44d	1	0.84mi
1810 Rutrough Rd SE Roanoke, VA	2.0	1.0	777	$1,225	$1.58	21d	1	0.85mi
1625 Padbury Ave SE Roanoke, VA	4.0	1.0	1210	$1,700	$1.40	14d	1	1.22mi
770 Riverland Rd SE Roanoke, VA	3.0	2.0	1200	$2,100	$1.75	44d	1	1.28mi
1816 Bennington St SE Roanoke, VA	2.0	1.5	938	$1,023	$1.09	21d	1	1.30mi
950 Morgan Ave SE Roanoke, VA	2.0	2.0	869	$1,550	$1.78	44d	1	1.42mi
703 Riverland Rd SE Roanoke, VA	2.0	1.0	1000	$1,250	$1.25	44d	1	1.43mi
635 Riverland Rd SE Roanoke, VA	2.0	1.0	905	$1,250	$1.38	14d	1	1.44mi

Listing history 15 events

1. 2026-06-08
   pricedays on marketlisting id $264,950 Pending 2 DOM
2. 2026-05-10
   status Pending 521-char remark

   Show marketing remark (521 chars)

   Welcome to 3053 Woodway Rd--beautifully remodeled and move-in ready in Roanoke County. This 3-bedroom, 1-bath home features a fully updated kitchen with granite countertops and stainless steel appliances, along with new LVP flooring, fresh paint, and updated lighting throughout. The partially finished basement offers a spacious family room, providing additional living space. Outside, enjoy a fenced backyard perfect for relaxing or entertaining. A great combination of updates, functionality, and value--don't miss it!

3. 2026-05-07
   price $259,500 521-char remark

   Show marketing remark (521 chars)

   Welcome to 3053 Woodway Rd--beautifully remodeled and move-in ready in Roanoke County. This 3-bedroom, 1-bath home features a fully updated kitchen with granite countertops and stainless steel appliances, along with new LVP flooring, fresh paint, and updated lighting throughout. The partially finished basement offers a spacious family room, providing additional living space. Outside, enjoy a fenced backyard perfect for relaxing or entertaining. A great combination of updates, functionality, and value--don't miss it!

4. 2026-05-05
   status Active 521-char remark

   Show marketing remark (521 chars)

   Welcome to 3053 Woodway Rd--beautifully remodeled and move-in ready in Roanoke County. This 3-bedroom, 1-bath home features a fully updated kitchen with granite countertops and stainless steel appliances, along with new LVP flooring, fresh paint, and updated lighting throughout. The partially finished basement offers a spacious family room, providing additional living space. Outside, enjoy a fenced backyard perfect for relaxing or entertaining. A great combination of updates, functionality, and value--don't miss it!

5. 2026-04-22
   status Pending 521-char remark

   Show marketing remark (521 chars)

   Welcome to 3053 Woodway Rd--beautifully remodeled and move-in ready in Roanoke County. This 3-bedroom, 1-bath home features a fully updated kitchen with granite countertops and stainless steel appliances, along with new LVP flooring, fresh paint, and updated lighting throughout. The partially finished basement offers a spacious family room, providing additional living space. Outside, enjoy a fenced backyard perfect for relaxing or entertaining. A great combination of updates, functionality, and value--don't miss it!

6. 2026-04-22
   status Pending 521-char remark

   Show marketing remark (521 chars)

   Welcome to 3053 Woodway Rd--beautifully remodeled and move-in ready in Roanoke County. This 3-bedroom, 1-bath home features a fully updated kitchen with granite countertops and stainless steel appliances, along with new LVP flooring, fresh paint, and updated lighting throughout. The partially finished basement offers a spacious family room, providing additional living space. Outside, enjoy a fenced backyard perfect for relaxing or entertaining. A great combination of updates, functionality, and value--don't miss it!

7. 2026-04-09
   price $264,950 521-char remark

   Show marketing remark (521 chars)

   Welcome to 3053 Woodway Rd--beautifully remodeled and move-in ready in Roanoke County. This 3-bedroom, 1-bath home features a fully updated kitchen with granite countertops and stainless steel appliances, along with new LVP flooring, fresh paint, and updated lighting throughout. The partially finished basement offers a spacious family room, providing additional living space. Outside, enjoy a fenced backyard perfect for relaxing or entertaining. A great combination of updates, functionality, and value--don't miss it!

8. 2026-04-04
   price $269,950 521-char remark

   Show marketing remark (521 chars)

   Welcome to 3053 Woodway Rd--beautifully remodeled and move-in ready in Roanoke County. This 3-bedroom, 1-bath home features a fully updated kitchen with granite countertops and stainless steel appliances, along with new LVP flooring, fresh paint, and updated lighting throughout. The partially finished basement offers a spacious family room, providing additional living space. Outside, enjoy a fenced backyard perfect for relaxing or entertaining. A great combination of updates, functionality, and value--don't miss it!

9. 2026-04-03
   listed $274,950 Active 521-char remark

   Show marketing remark (521 chars)

   Welcome to 3053 Woodway Rd--beautifully remodeled and move-in ready in Roanoke County. This 3-bedroom, 1-bath home features a fully updated kitchen with granite countertops and stainless steel appliances, along with new LVP flooring, fresh paint, and updated lighting throughout. The partially finished basement offers a spacious family room, providing additional living space. Outside, enjoy a fenced backyard perfect for relaxing or entertaining. A great combination of updates, functionality, and value--don't miss it!

10. 2026-04-03
    listed $264,950 Active 521-char remark

    Show marketing remark (521 chars)

    Welcome to 3053 Woodway Rd--beautifully remodeled and move-in ready in Roanoke County. This 3-bedroom, 1-bath home features a fully updated kitchen with granite countertops and stainless steel appliances, along with new LVP flooring, fresh paint, and updated lighting throughout. The partially finished basement offers a spacious family room, providing additional living space. Outside, enjoy a fenced backyard perfect for relaxing or entertaining. A great combination of updates, functionality, and value--don't miss it!

11. 2026-02-18
    soldstatus $186,000
12. 2012-06-22
    soldstatus $138,000
13. 2004-02-27
    historical
14. 2004-02-20
    listed $121,950
15. 1984-03-01
    soldstatus $42,600

ⓘ 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: $2,007 · $167/mo
• Projected year-2 tax: $2,173 · $181/mo
• Expected delta: +$165/yr (+$14/mo · 8.2%)

ⓘ 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 ≥102°F today · 19 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: $16,698
• − Mortgage interest: −$14,841
• − Property taxes: −$2,007
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,336
• − Management: −$1,336
• − Depreciation: −$7,708
• Taxable loss: −$11,855
• Est. tax savings @ 24.0%: +$2,845
• After-tax cash flow: $-3,969/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 — 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

• City population: 168,930
• Population (ZIP): 3,005

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Black 2% Hispanic / Latino 1%
• Common ancestry: Iranian 4% Portuguese 3% Italian 3%
• Foreign-born: 2% · Canada

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: ▼ -3.53%
• Current HPI: 356.9541
• 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

+509.2% since first listed

14 events — show timeline

• 2026-05-10 Pending — MLSRV
• 2026-05-07 Price Changed $259,500 MLSRV
• 2026-05-05 Relisted — MLSRV
• 2026-04-22 Pending — CAAR
• 2026-04-22 Pending — MLSRV
• 2026-04-09 Price Changed $264,950 MLSRV
• 2026-04-04 Price Changed $269,950 MLSRV
• 2026-04-03 Listed $264,950 CAAR
• 2026-04-03 Listed $274,950 MLSRV
• 2026-02-18 Sold (Public Records) $186,000 Public Records
• 2012-06-22 Sold (Public Records) $138,000 Public Records
• 2004-02-27 Listing Removed — MLSRV
• 2004-02-20 Listed $121,950 MLSRV
• 1984-03-01 Sold (Public Records) $42,600 Public Records

Property tax history

+4.2%/yr

Latest (2025): $2,007 · +5.2% YoY. Source: county tax records.