813 13th St SW Unit & 821 · Roanoke, VA 24016

$1,084,705

None bd · None ba · — sqft · MultiFamily · 329 Days on market

Built 1924 Fair condition 0.67 ac lot ↓ 10% since listing

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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 +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

11 units occupied, 1 unit vacant. Full basement in 813, partial basement in 821.

Key facts

• 0.67 acre lot
• 10 parking spots
• Built 1924

What this means for you Summary

Snapshot

• This is a multifamily listed at $1.08M. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($30k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($13k rent vs $1.08M).
• Recommended offer: $955k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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 flat; 89 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; 113 units permitted in Roanoke city in 2024 (0 in 5+ unit buildings).
• At $12,639/mo this rent would consume 326% of the median local household income ($47k/yr) (locally 728% 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 $8k of loan paydown is wiped out by about $33k 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.

Negotiation context

• It's been on market 329 days — a 12% lower offer ($955k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1924 — 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 $954,540 (12.0% below list)

Questions for the listing agent

1. It's been on market 329 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.17% ✓
• Cap rate: 9.05%
• Cash-on-cash: 9.83%
• DSCR: 1.44
• GRM: 7.2

CMA / ARV

• ARV (median comp): $212,070
• List price: $1,084,705
• Delta: 411.48%
• Verdict: OVERPRICED
• Comps: 3 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1110 Campbell Ave SW	0.29mi	—/—	—	1mo	$140,000	—	73
1622 Roanoke Ave SW	0.31mi	—/—	—	2mo	$635,000	—	71
1517 Lexington Ave SW	0.31mi	—/—	—	4mo	$680,000	—	70
1138 Wasena Ave SW	0.33mi	—/—	—	4mo	$310,000	—	69
1629 Chapman Ave SW	0.33mi	—/—	—	7mo	$85,000	—	66
1825 Cambridge Ave SW	0.47mi	—/—	—	1mo	$350,000	—	65
1802 Patterson Ave SW	0.44mi	—/—	—	5mo	$339,950	—	63
1205 Kerns Ave SW	0.49mi	—/—	—	8mo	$181,500	—	58
832 Patterson Ave SW	0.50mi	—/—	—	8mo	$140,000	—	58
1327 Main St SW	0.57mi	—/—	—	5mo	$191,000	—	56
1811 Windsor Ave SW	0.69mi	—/—	—	0mo	$300,000	—	55
1410 Main St SW	0.59mi	—/—	—	6mo	$130,000	—	55

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 · 0.72% rent growth · sell at horizon

5-year hold

• IRR: -4.1%
• Equity multiple: 0.85×
• Total profit: $-45,425
• Equity at exit: $161,733

10-year hold

• IRR: 2.8%
• Equity multiple: 1.18×
• Total profit: $54,183
• Equity at exit: $93,785

Cash invested: $303,717 (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 24016

• Home prices YoY: -27.6%
• Rents YoY: 0.7%
• Active inventory: 89
• Price-to-rent: 78.7×

Monthly cashflow live

• Estimated rent: $12,639 high
• Mortgage (P&I): −$5,688
• Tax est. 1.5%: −$1,356 /mo · $16,271/yr
• Insurance: −$452
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,654
• Net cashflow: $2,489

Break-even live

Break-even rent $9,489

Max offer price $1,084,705

Occupancy floor 75%

11-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 11× units	1	1	$12,639
Total (11 units)			$12,639

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: $271,176
• Closing costs: $32,541
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1334 Chapman Ave SW Apt 4 Roanoke, VA	2.0	1.0	—	$1,075	—	43d	1	0.18mi
1430 Chapman Ave SW Unit 2 Roanoke, VA	2.0	1.0	—	$1,150	—	13d	1	0.20mi
1405 Chapman Ave SW Roanoke, VA	1.0	1.0	—	$815	—	43d	1	0.21mi
1422 Patterson Ave SW Unit 1 Roanoke, VA	2.0	1.0	—	$1,125	—	13d	1	0.25mi
1106 Campbell Ave SW Roanoke, VA	2.0	1.0	850	$950	$1.12	13d	1	0.29mi
1624 Chapman Ave SW Unit A6 Roanoke, VA	1.0	1.0	650	$799	$1.23	20d	1	0.30mi
1517 Lexington Ave SW Unit 1 Roanoke, VA	2.0	1.0	813	$1,050	$1.29	43d	1	0.31mi
1517 Lexington Ave SW Unit 3 Roanoke, VA	2.0	1.0	813	$1,025	$1.26	43d	1	0.31mi
1601 Memorial Ave SW Unit A5 Roanoke, VA	2.0	1.0	—	$1,050	—	43d	1	0.32mi
1131 Wasena Ave SW Roanoke, VA	1.0	1.0	—	$1,150	—	20d	1	0.32mi
1602 Memorial Ave SW Roanoke, VA	1.0	1.0	1250	$1,800	$1.44	43d	1	0.34mi
1630 Patterson Ave SW Unit B Roanoke, VA	3.0	1.0	1200	$1,395	$1.16	43d	1	0.35mi
1717 Chapman Ave SW Roanoke, VA	2.0	1.0	—	$1,195	—	13d	1	0.37mi
1813 Oxford Ave SW Roanoke, VA	2.0	1.0	800	$1,200	$1.50	43d	1	0.39mi
1215 Valley Ave SW Roanoke, VA	2.0	2.0	840	$1,650	$1.96	20d	1	0.41mi
1219 Valley Ave SW Roanoke, VA	2.0	2.0	840	$1,750	$2.08	20d	1	0.41mi
1701 Westover Ave SW Roanoke, VA	1.0–2.0	1.0	876	$1,045	$1.19	43d	4	0.46mi
1825 Patterson Ave SW Unit B Roanoke, VA	2.0	1.0	1000	$850	$0.85	43d	1	0.50mi
10 12 1/2 St SW Roanoke, VA	3.0	1.5	999	$1,023	$1.02	43d	1	0.53mi
1901 Patterson Ave SW Apt A Roanoke, VA	3.0	1.0	—	$1,200	—	43d	1	0.53mi
1331 Main St SW Roanoke, VA	2.0	1.0	877	$1,023	$1.17	20d	1	0.58mi
829 Salem Ave SW Unit 3 Roanoke, VA	1.0	1.0	443	$1,900	$4.29	13d	1	0.59mi
802 Rorer Ave SW Apt A Roanoke, VA	2.0	1.0	820	$895	$1.09	43d	1	0.60mi
934 Floyd Ave SW Unit B Roanoke, VA	2.0	1.0	—	$1,095	—	13d	1	0.64mi
631 Campbell Ave SW Unit 111 Roanoke, VA	1.0	1.0	575	$1,035	$1.80	20d	1	0.69mi
701 Salem Ave SW Roanoke, VA	2.0	1.0	1250	$1,950	$1.56	43d	1	0.71mi
605 Calvary St SW Apt A Roanoke, VA	1.0	1.0	838	$2,100	$2.51	13d	1	0.71mi
605 Calvary St SW Apt A Roanoke, VA	1.0	1.0	838	$2,100	$2.51	20d	1	0.71mi
505 6th St SW Unit 229 Roanoke, VA	1.0	1.0	800	$1,275	$1.59	44d	1	0.72mi
602 Elm Ave Unit B Roanoke, VA	2.0	1.0	1804	$1,250	$0.69	43d	1	0.73mi
1933 Windsor Ave SW Unit 4 Roanoke, VA	1.0	1.0	1000	$1,800	$1.80	43d	1	0.77mi
1709 Sherwood Ave SW Roanoke, VA	2.0	1.0	1271	$1,650	$1.30	43d	1	0.79mi
743 Suburban Ave SW Unit Suburban 745 Roanoke, VA	2.0	1.0	1134	$1,100	$0.97	13d	1	0.79mi
711 Suburban Ave SW Roanoke, VA	2.0	1.5	910	$1,050	$1.15	20d	1	0.81mi
518 Elm Ave Unit B Roanoke, VA	2.0	1.0	3062	$1,200	$0.39	20d	1	0.81mi
1520 Sherwood Ave SW Roanoke, VA	2.0	1.0	900	$1,500	$1.67	13d	1	0.83mi
2102 Westover Ave SW Unit 3 Roanoke, VA	1.0	1.0	600	$899	$1.50	43d	1	0.84mi
1502 Gilmer Ave NW Apt B Roanoke, VA	2.0	1.0	—	$995	—	13d	1	0.87mi
1716 Grandin Rd SW Unit 7 Roanoke, VA	2.0	1.0	1000	$1,025	$1.02	43d	1	0.87mi
1732 Grandin Rd SW Unit 57 Roanoke, VA	2.0	1.0	814	$1,045	$1.28	43d	1	0.87mi

Listing history 21 events

1. 2026-06-18
   days on market $1,084,705 Active 329 DOM
2. 2026-06-17
   days on market $1,084,705 Active 328 DOM
3. 2026-06-16
   days on market $1,084,705 Active 327 DOM
4. 2026-06-15
   days on market $1,084,705 Active 326 DOM
5. 2026-06-14
   days on market $1,084,705 Active 324 DOM
6. 2026-06-13
   days on market $1,084,705 Active 323 DOM
7. 2026-06-10
   days on market $1,084,705 Active 321 DOM
8. 2026-06-09
   days on market $1,084,705 Active 320 DOM
9. 2026-06-08
   days on market $1,084,705 Active 319 DOM
10. 2026-06-05
    days on market $1,084,705 Active 315 DOM
11. 2026-06-03
    days on market $1,084,705 Active 314 DOM
12. 2026-06-02
    days on market $1,084,705 Active 313 DOM
13. 2026-06-01
    days on market $1,084,705 Active 312 DOM
14. 2026-05-31
    days on market $1,084,705 Active 311 DOM
15. 2026-05-30
    days on market $1,084,705 Active 310 DOM
16. 2026-02-05
    price $1,084,705 80-char remark

    Show marketing remark (80 chars)

    11 units occupied, 1 unit vacant. Full basement in 813, partial basement in 821.

17. 2026-01-05
    price $1,106,842 80-char remark

    Show marketing remark (80 chars)

    11 units occupied, 1 unit vacant. Full basement in 813, partial basement in 821.

18. 2025-11-12
    price $1,129,430 80-char remark

    Show marketing remark (80 chars)

    11 units occupied, 1 unit vacant. Full basement in 813, partial basement in 821.

19. 2025-10-08
    price $1,152,480 80-char remark

    Show marketing remark (80 chars)

    11 units occupied, 1 unit vacant. Full basement in 813, partial basement in 821.

20. 2025-09-03
    price $1,176,000 80-char remark

    Show marketing remark (80 chars)

    11 units occupied, 1 unit vacant. Full basement in 813, partial basement in 821.

21. 2025-07-24
    listed $1,200,000 Active 80-char remark

    Show marketing remark (80 chars)

    11 units occupied, 1 unit vacant. Full basement in 813, partial basement in 821.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 19 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: $151,668
• − Mortgage interest: −$60,760
• − Property taxes: −$16,271
• − Insurance: −$5,424
• − Repairs & maintenance: −$12,133
• − Management: −$12,133
• − Depreciation: −$31,555
• Taxable income: $13,392
• Est. tax owed @ 24.0%: −$3,214
• After-tax cash flow: $26,650/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

The property is in fair condition with some minor repairs and maintenance needed. It has a good kitchen and bathrooms, but the exterior and landscaping require attention. Value can be added with a fresh coat of paint and some landscaping work.

Repairs flagged

• Minor Paint touch-up — Paint appears slightly worn on exterior.
• Minor Landscaping — Needs some landscaping work to improve curb appeal.

Value-add opportunities

• Both Paint touch-up — Improves curb appeal and overall appearance.
• Both Landscaping — Enhances curb appeal and makes the property more inviting.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint touch-up · Paint appears slightly worn on exterior.	Minor	$500–3,000
Landscaping · Needs some landscaping work to improve curb appeal.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint touch-up — Improves curb appeal and overall appearance. ↑
• Both Landscaping — Enhances curb appeal and makes the property more inviting. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 10,521
• Household income: $46,512
• Rent vs Own: 78.7% rent · 21.3% own
• Severe rent burden: 728.0

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 48% White 42% Two or more races 5% Hispanic / Latino 4% Asian 2%
• Common ancestry: Italian 2% Serbian 1% Lithuanian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 2% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -98.06%
• Current HPI: 257.8158
• Rent YoY: ▲ 0.72%
• 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

-9.6% since first listed

6 events — show timeline

• 2026-02-05 Price Changed $1,084,705 MLSRV
• 2026-01-05 Price Changed $1,106,842 MLSRV
• 2025-11-12 Price Changed $1,129,430 MLSRV
• 2025-10-08 Price Changed $1,152,480 MLSRV
• 2025-09-03 Price Changed $1,176,000 MLSRV
• 2025-07-24 Listed $1,200,000 MLSRV