1431 Gilmer Ave NW · Roanoke, VA 24017

$135,000

3 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 63 Days on market

Built 1958 6,534 sqft lot $122/sqft · at area comps Est $138k · at est.

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Why this score? — see what drove the C 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 +21.4/30.0
• ARV discount +8.4/15.0
• DSCR +6.8/10.0
• 1% rule +5.1/10.0
• Schools +4.1/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained 3-bedroom, 1-bath home ready to add to your portfolio. This one-level property offers solid condition, low-maintenance living, and strong rental potential. In addition to the main living room, a spacious den/family room provides extra flexibility for entertaining or relaxing. Ideal for investors seeking a turnkey opportunity or buyers looking for an affordable, move-in ready home. Don't miss your chance to secure a dependable asset with immediate upside.

Key facts

• 6,534 sq ft lot
• Built 1958
• Listed 63 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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 (+5.7%/yr); 151 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 35% of the median local income ($47k/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 $933 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 + 5.7% rent growth), your $38k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $100k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 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 1958 — 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: 1.01% ✓
• Cap rate: 8.06%
• Cash-on-cash: 6.32%
• DSCR: 1.28
• GRM: 8.3

CMA / ARV

• ARV (median comp): $137,903
• List price: $135,000
• Delta: -2.10%
• 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
1227 Loudon Ave NW	0.19mi	3/1.0	1,118 (+1%)	2mo	$95,000	$85	87
1528 Melrose Ave NW	0.15mi	3/1.0	1,224 (+11%)	4mo	$51,000	$42	72
1124 13th St NW	0.43mi	3/2.0	1,240 (+12%)	1mo	$206,000	$166	55
607 Loudon Ave NW	0.74mi	3/1.5	1,163 (+5%)	2mo	$195,000	$168	53
1228 Thomas Ave NW	0.61mi	3/3.0	1,078 (-2%)	9mo	$259,950	$241	52
716 12th St NW	0.29mi	3/2.0	1,264 (+14%)	8mo	$222,400	$176	51
712 Harrison Ave NW	0.65mi	3/1.0	1,134 (+3%)	19mo	$110,000	$97	49
607 Rutherford Ave NW	0.70mi	3/2.0	1,107 (+0%)	18mo	$192,500	$174	48
105 19th St SW	0.61mi	3/2.0	1,176 (+6%)	15mo	$160,000	$136	44
815 Gilmer Ave NW	0.55mi	3/1.0	1,198 (+8%)	20mo	$90,000	$75	44
1210 Mercer Ave NW	0.46mi	2/1.0 (-1)	944 (-14%)	12mo	$125,000	$132	39
1623 Carroll Ave NW	0.51mi	3/2.0	1,260 (+14%)	17mo	$272,650	$216	35

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 · 5.71% rent growth · sell at horizon

5-year hold

• IRR: -3.7%
• Equity multiple: 0.86×
• Total profit: $-5,400
• Equity at exit: $20,129

10-year hold

• IRR: 8.7%
• Equity multiple: 1.74×
• Total profit: $28,115
• Equity at exit: $11,672

Cash invested: $37,800 (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 24017

• Home prices YoY: -28.3%
• Rents YoY: 5.7%
• Active inventory: 151
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,363 high
• Mortgage (P&I): −$708
• Tax from tax record: −$113 /mo · $1,359/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $199

Break-even live

Break-even rent $1,111

Max offer price $135,000

Occupancy floor 80%

Sensitivity live

Price	-10% $275	-5% $237	+0% $199	+5% $161	+10% $123
Rent	-10% $91	-5% $145	+0% $199	+5% $253	+10% $307
Rate	-1.0pp $267	-0.5pp $233	base $199	+0.5pp $164	+1.0pp $128

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1116 Fairfax Ave NW Roanoke, VA	2.0	1.0	800	$1,400	$1.75	21d	1	0.29mi
1007 Gilmer Ave NW Roanoke, VA	2.0	2.0	1187	$1,175	$0.99	21d	1	0.39mi
1920 Melrose Ave NW Roanoke, VA	2.0	1.0	768	$950	$1.24	44d	1	0.42mi
10 12 1/2 St SW Roanoke, VA	3.0	1.5	999	$1,023	$1.02	44d	1	0.43mi
1117 Rugby Blvd NW Unit B Roanoke, VA	2.0	1.0	1048	$778	$0.74	21d	1	0.54mi
813 Gilmer Ave NW Roanoke, VA	2.0	1.0	1050	$1,322	$1.26	21d	1	0.55mi
1533 Rugby Blvd NW Roanoke, VA	3.0	1.0	1500	$1,475	$0.98	44d	1	0.61mi
1115 Grayson Ave NW Roanoke, VA	4.0	2.0	1094	$2,300	$2.10	44d	1	0.61mi
1531 Syracuse Ave NW Roanoke, VA	3.0	1.0	1488	$1,675	$1.13	44d	1	0.67mi
717 Orange Ave NW Roanoke, VA	2.0	1.0	738	$900	$1.22	44d	1	0.68mi
1630 Patterson Ave SW Unit B Roanoke, VA	3.0	1.0	1200	$1,395	$1.16	44d	1	0.72mi
1609 Chapman Ave SW Unit B Roanoke, VA	4.0	1.0	1400	$1,545	$1.10	21d	1	0.74mi
802 Rorer Ave SW Apt A Roanoke, VA	2.0	1.0	820	$895	$1.09	44d	1	0.75mi
1825 Patterson Ave SW Unit B Roanoke, VA	2.0	1.0	1000	$850	$0.85	44d	1	0.75mi
701 Salem Ave SW Roanoke, VA	2.0	1.0	1250	$1,950	$1.56	44d	1	0.76mi
1106 Campbell Ave SW Roanoke, VA	2.0	1.0	850	$950	$1.12	14d	1	0.79mi
401 Rutherford Ave NW Roanoke, VA	3.0	1.0	1064	$1,450	$1.36	44d	1	0.91mi
333 Harrison Ave NW Roanoke, VA	3.0	2.0	1186	$1,123	$0.95	21d	1	0.91mi
216 Patton Ave NW Unit 2 Roanoke, VA	2.0	1.0	1240	$1,025	$0.83	21d	1	1.05mi
1517 Lexington Ave SW Unit 3 Roanoke, VA	2.0	1.0	813	$1,025	$1.26	44d	1	1.09mi
1517 Lexington Ave SW Unit 1 Roanoke, VA	2.0	1.0	813	$1,050	$1.29	44d	1	1.09mi
2608 Florida Ave NW Roanoke, VA	3.0	1.0	1394	$1,600	$1.15	21d	1	1.13mi
1813 Oxford Ave SW Roanoke, VA	2.0	1.0	800	$1,200	$1.50	44d	1	1.14mi
2744 Melrose Ave NW Roanoke, VA	1.0–2.0	1.0–1.5	936	$1,045	$1.12	14d	7	1.16mi
733 29th St NW Roanoke, VA	2.0–3.0	2.0	1022	$1,625	$1.59	14d	4	1.17mi
1331 Dudley St NW Roanoke, VA	2.0	1.0	700	$1,500	$2.14	14d	1	1.18mi
430 Day Ave SW Unit A Roanoke, VA	2.0	1.0	1444	$1,650	$1.14	44d	1	1.19mi
1515 Dunbar St NW Roanoke, VA	3.0	2.0	1058	$1,623	$1.53	14d	1	1.26mi
2916 Courtland Rd NW Roanoke, VA	2.0	1.0	722	$1,123	$1.56	21d	1	1.29mi
1701 Westover Ave SW Roanoke, VA	1.0–2.0	1.0	876	$1,045	$1.19	44d	4	1.31mi
1215 Valley Ave SW Roanoke, VA	2.0	2.0	840	$1,650	$1.96	21d	1	1.31mi
1219 Valley Ave SW Roanoke, VA	2.0	2.0	840	$1,750	$2.08	21d	1	1.32mi
1331 Main St SW Roanoke, VA	2.0	1.0	877	$1,023	$1.17	21d	1	1.37mi
2731 Cove Rd NW Roanoke, VA	3.0	2.5	1427	$1,523	$1.07	44d	1	1.39mi
2251 Mountain View Ter SW Roanoke, VA	2.0	1.0	830	$988	$1.19	44d	1	1.40mi
355 Highland Ave SW Apt 1 Roanoke, VA	2.0	1.0	900	$1,150	$1.28	21d	1	1.41mi
2210 Berkley Ave SW Roanoke, VA	2.0	1.0	700	$995	$1.42	44d	1	1.45mi
217 Mountain Ave SW Unit 217-2 Roanoke, VA	2.0	1.0	700	$945	$1.35	44d	1	1.46mi

Listing history 21 events

1. 2026-06-18
   days on market $135,000 Active 63 DOM
2. 2026-06-17
   days on market $135,000 Active 62 DOM
3. 2026-06-16
   days on market $135,000 Active 61 DOM
4. 2026-06-15
   days on market $135,000 Active 60 DOM
5. 2026-06-14
   days on market $135,000 Active 58 DOM
6. 2026-06-13
   days on market $135,000 Active 57 DOM
7. 2026-06-10
   days on market $135,000 Active 55 DOM
8. 2026-06-09
   days on market $135,000 Active 54 DOM
9. 2026-06-08
   days on market $135,000 Active 53 DOM
10. 2026-06-05
    days on market $135,000 Active 49 DOM
11. 2026-06-03
    days on market $135,000 Active 48 DOM
12. 2026-06-02
    days on market $135,000 Active 47 DOM
13. 2026-06-01
    days on market $135,000 Active 46 DOM
14. 2026-05-31
    days on market $135,000 Active 45 DOM
15. 2026-05-30
    days on market $135,000 Active 44 DOM
16. 2026-05-01
    price $135,000 474-char remark

    Show marketing remark (474 chars)

    Well-maintained 3-bedroom, 1-bath home ready to add to your portfolio. This one-level property offers solid condition, low-maintenance living, and strong rental potential. In addition to the main living room, a spacious den/family room provides extra flexibility for entertaining or relaxing. Ideal for investors seeking a turnkey opportunity or buyers looking for an affordable, move-in ready home. Don't miss your chance to secure a dependable asset with immediate upside.

17. 2026-04-23
    price $139,000 474-char remark

    Show marketing remark (474 chars)

    Well-maintained 3-bedroom, 1-bath home ready to add to your portfolio. This one-level property offers solid condition, low-maintenance living, and strong rental potential. In addition to the main living room, a spacious den/family room provides extra flexibility for entertaining or relaxing. Ideal for investors seeking a turnkey opportunity or buyers looking for an affordable, move-in ready home. Don't miss your chance to secure a dependable asset with immediate upside.

18. 2026-04-16
    listed $140,000 Active 474-char remark

    Show marketing remark (474 chars)

    Well-maintained 3-bedroom, 1-bath home ready to add to your portfolio. This one-level property offers solid condition, low-maintenance living, and strong rental potential. In addition to the main living room, a spacious den/family room provides extra flexibility for entertaining or relaxing. Ideal for investors seeking a turnkey opportunity or buyers looking for an affordable, move-in ready home. Don't miss your chance to secure a dependable asset with immediate upside.

19. 2023-11-06
    soldstatus $100,000 Closed 156-char remark

    Show marketing remark (156 chars)

    Great property for starter home or investment property. Nice hardwood is covered with carpet. Hot water heater is gas. Paved driveway. Well maintained home.

20. 2023-08-30
    status Pending 156-char remark

    Show marketing remark (156 chars)

    Great property for starter home or investment property. Nice hardwood is covered with carpet. Hot water heater is gas. Paved driveway. Well maintained home.

21. 2023-08-26
    listed $110,000 Active 156-char remark

    Show marketing remark (156 chars)

    Great property for starter home or investment property. Nice hardwood is covered with carpet. Hot water heater is gas. Paved driveway. Well maintained home.

ⓘ 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: $1,359 · $113/mo
• Projected year-2 tax: $1,359 · $113/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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,350
• − Mortgage interest: −$7,562
• − Property taxes: −$1,359
• − Insurance: −$675
• − Repairs & maintenance: −$1,308
• − Management: −$1,308
• − Depreciation: −$3,927
• Taxable income: $211
• Est. tax owed @ 24.0%: −$51
• After-tax cash flow: $2,337/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): 23,678
• Household income: $47,360
• Rent vs Own: 45.0% rent · 55.0% own
• Severe rent burden: 913.0

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 0.58)
• Race & ethnicity: Black 59% White 25% Hispanic / Latino 9% Asian 4% Two or more races 4%
• Hispanic origin (detail): Mexican 2% Cuban 1%
• Common ancestry: Slovak 1% Romanian 1% Lithuanian 1%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 87% English-only · Spanish 8% Other Indo-European 3% German/W. Germanic 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: ▼ -78.29%
• Current HPI: 198.5991
• Rent YoY: ▲ 5.71%
• 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

+22.7% since first listed

6 events — show timeline

• 2026-05-01 Price Changed $135,000 MLSRV
• 2026-04-23 Price Changed $139,000 MLSRV
• 2026-04-16 Listed $140,000 MLSRV
• 2023-11-06 Sold (MLS) $100,000 MLSRV
• 2023-08-30 Pending — MLSRV
• 2023-08-26 Listed $110,000 MLSRV

Property tax history

+9.9%/yr

Latest (2025): $1,359 · +14.6% YoY. Source: county tax records.