1229 Dale Ave SE · Roanoke, VA 24013

$55,000

1 bd · 1.0 ba · 1,408 sqft · SingleFamily public records · 773 Days on market

Built 1890 6,534 sqft lot $39/sqft · 62% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Vacant

Key facts

• Vacant
• 6,534 sq ft lot
• Built 1890

Tags

• VACANT

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $589 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.1% 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: 77 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 113 units permitted in Roanoke city in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k 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 $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 773 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y ago; this cycle's ask has dropped $55k (50%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• 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 $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 773 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — 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: 2.24% ✓
• Cap rate: 19.15%
• Cash-on-cash: 45.92%
• DSCR: 3.04
• GRM: 3.7

CMA / ARV

• ARV (median comp): $123,274
• List price: $55,000
• Delta: -55.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1433 Gladstone Ave SE	0.46mi	2/1.0 (+1)	1,388 (-1%)	2mo	$95,500	$69	69
1105 Montrose Ave SE	0.36mi	2/1.0 (+1)	1,203 (-15%)	3mo	$174,000	$145	52
1332 Morningside St SE	0.49mi	2/1.0 (+1)	1,614 (+15%)	2mo	$119,900	$74	46
634 Mountain Ave SE	0.61mi	2/1.0 (+1)	1,354 (-4%)	19mo	$87,500	$65	44
1306 Buena Vista Blvd SE	0.71mi	2/1.0 (+1)	1,500 (+6%)	16mo	$149,950	$100	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: 43.1%
• Equity multiple: 2.86×
• Total profit: $28,637
• Equity at exit: $8,201

10-year hold

• IRR: 49.2%
• Equity multiple: 5.76×
• Total profit: $73,342
• Equity at exit: $4,755

Cash invested: $15,400 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,230 high
• Mortgage (P&I): −$288
• Tax from tax record: −$71 /mo · $849/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $589

Break-even live

Break-even rent $484

Max offer price $55,000

Occupancy floor 47%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1905 Wise Ave SE Roanoke, VA	2.0	1.0	1044	$1,123	$1.08	13d	1	0.54mi
1513 Morningside St SE Roanoke, VA	2.0	1.0	900	$1,200	$1.33	13d	1	0.60mi
1708 Baldwin Ave NE Unit A Roanoke, VA	2.0	1.5	952	$1,550	$1.63	43d	1	1.06mi
1816 Bennington St SE Roanoke, VA	2.0	1.5	938	$1,023	$1.09	21d	1	1.09mi
520 Riverland Rd SE Roanoke, VA	2.0	1.0	948	$1,500	$1.58	43d	1	1.11mi
635 Riverland Rd SE Roanoke, VA	2.0	1.0	905	$1,250	$1.38	13d	1	1.15mi
703 Riverland Rd SE Roanoke, VA	2.0	1.0	1000	$1,250	$1.25	43d	1	1.16mi
233 W Cleveland Ave Vinton, VA	2.0	1.0	1270	$1,250	$0.98	43d	1	1.22mi
216 Patton Ave NW Unit 2 Roanoke, VA	2.0	1.0	1240	$1,025	$0.83	21d	1	1.23mi
355 Highland Ave SW Apt 1 Roanoke, VA	2.0	1.0	900	$1,150	$1.28	21d	1	1.39mi
1119 Franklin Rd SW Unit BensonFranklin 05 Roanoke, VA	2.0	1.0	900	$1,297	$1.44	43d	1	1.42mi
430 Day Ave SW Unit A Roanoke, VA	2.0	1.0	1444	$1,650	$1.14	43d	1	1.49mi

Listing history 43 events

1. 2026-06-18
   days on market $55,000 Active 773 DOM
2. 2026-06-17
   days on market $55,000 Active 772 DOM
3. 2026-06-16
   days on market $55,000 Active 771 DOM
4. 2026-06-15
   days on market $55,000 Active 770 DOM
5. 2026-06-14
   days on market $55,000 Active 768 DOM
6. 2026-06-13
   days on market $55,000 Active 767 DOM
7. 2026-06-10
   days on market $55,000 Active 765 DOM
8. 2026-06-09
   days on market $55,000 Active 764 DOM
9. 2026-06-08
   days on market $55,000 Active 763 DOM
10. 2026-06-05
    days on market $55,000 Active 759 DOM
11. 2026-06-03
    days on market $55,000 Active 758 DOM
12. 2026-06-02
    days on market $55,000 Active 757 DOM
13. 2026-06-01
    days on market $55,000 Active 756 DOM
14. 2026-05-31
    days on market $55,000 Active 755 DOM
15. 2026-05-30
    days on market $55,000 Active 754 DOM
16. 2026-05-18
    price $55,000 6-char remark

    Show marketing remark (6 chars)

    Vacant

17. 2026-02-06
    price $72,119 6-char remark

    Show marketing remark (6 chars)

    Vacant

18. 2026-01-05
    price $73,590 6-char remark

    Show marketing remark (6 chars)

    Vacant

19. 2025-11-13
    price $75,092 6-char remark

    Show marketing remark (6 chars)

    Vacant

20. 2025-10-08
    price $76,625 6-char remark

    Show marketing remark (6 chars)

    Vacant

21. 2025-09-03
    price $78,189 6-char remark

    Show marketing remark (6 chars)

    Vacant

22. 2025-08-08
    price $79,784 6-char remark

    Show marketing remark (6 chars)

    Vacant

23. 2025-06-20
    price $81,413 6-char remark

    Show marketing remark (6 chars)

    Vacant

24. 2025-05-18
    price $83,074 6-char remark

    Show marketing remark (6 chars)

    Vacant

25. 2025-04-11
    price $84,770 6-char remark

    Show marketing remark (6 chars)

    Vacant

26. 2024-12-20
    price $86,500 6-char remark

    Show marketing remark (6 chars)

    Vacant

27. 2024-09-20
    price $90,000 6-char remark

    Show marketing remark (6 chars)

    Vacant

28. 2024-05-06
    listed $110,000 Active 6-char remark

    Show marketing remark (6 chars)

    Vacant

29. 2024-02-29
    historical
30. 2024-01-17
    price $116,624
31. 2023-12-18
    price $122,763
32. 2023-11-21
    price $123,763
33. 2023-11-02
    price $130,277
34. 2023-10-09
    price $137,134
35. 2023-09-15
    price $144,352
36. 2023-08-10
    price $151,950
37. 2023-07-13
    listed $159,950 Active
38. 2021-04-30
    soldstatus $240,000
39. 2004-12-15
    soldstatus $24,000
40. 2002-07-20
    historical
41. 2002-01-20
    listed $39,950
42. 1995-02-01
    soldstatus $13,900
43. 1981-03-05
    soldstatus $13,500

ⓘ 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: $849 · $71/mo
• Projected year-2 tax: $849 · $71/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 ≥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: $14,754
• − Mortgage interest: −$3,081
• − Property taxes: −$849
• − Insurance: −$275
• − Repairs & maintenance: −$1,180
• − Management: −$1,180
• − Depreciation: −$1,600
• Taxable income: $6,589
• Est. tax owed @ 24.0%: −$1,581
• After-tax cash flow: $5,490/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

+307.4% since first listed

28 events — show timeline

• 2026-05-18 Price Changed $55,000 MLSRV
• 2026-02-06 Price Changed $72,119 MLSRV
• 2026-01-05 Price Changed $73,590 MLSRV
• 2025-11-13 Price Changed $75,092 MLSRV
• 2025-10-08 Price Changed $76,625 MLSRV
• 2025-09-03 Price Changed $78,189 MLSRV
• 2025-08-08 Price Changed $79,784 MLSRV
• 2025-06-20 Price Changed $81,413 MLSRV
• 2025-05-18 Price Changed $83,074 MLSRV
• 2025-04-11 Price Changed $84,770 MLSRV
• 2024-12-20 Price Changed $86,500 MLSRV
• 2024-09-20 Price Changed $90,000 MLSRV
• 2024-05-06 Listed $110,000 MLSRV
• 2024-02-29 Listing Removed — MLSRV
• 2024-01-17 Price Changed $116,624 MLSRV
• 2023-12-18 Price Changed $122,763 MLSRV
• 2023-11-21 Price Changed $123,763 MLSRV
• 2023-11-02 Price Changed $130,277 MLSRV
• 2023-10-09 Price Changed $137,134 MLSRV
• 2023-09-15 Price Changed $144,352 MLSRV
• 2023-08-10 Price Changed $151,950 MLSRV
• 2023-07-13 Listed $159,950 MLSRV
• 2021-04-30 Sold (Public Records) $240,000 Public Records
• 2004-12-15 Sold (Public Records) $24,000 Public Records
• 2002-07-20 Listing Removed — MLSRV
• 2002-01-20 Listed $39,950 MLSRV
• 1995-02-01 Sold (Public Records) $13,900 Public Records
• 1981-03-05 Sold (Public Records) $13,500 Public Records

Property tax history

+9.5%/yr

Latest (2025): $849 · +2.6% YoY. Source: county tax records.