522 6th St SE · Roanoke, VA 24013

$80,000

3 bd · 2.0 ba · 1,949 sqft · SingleFamily public records · 377 Days on market

Built 1910 3,920 sqft lot $41/sqft · 44% 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, text LA for Lockbox code.

Key facts

• 3,920 sq ft lot
• Built 1910
• Listed 377 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $818 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.6% 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.
• Zoned schools: Fallon Park Elementary (math 33% / reading 42%, grade F, #931 of 1,108 statewide, top 84%, 533 students, 99% FRL); John P. Fishwick Middle (math 33% / reading 60%, grade D+, #264 of 342 statewide, top 77%, 501 students, 98% FRL); William Fleming High (math 66% / reading 68%, grade B, #185 of 319 statewide, top 61%, 1,911 students, 96% FRL) — zoned schools average 98% FRL vs 67% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 77 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% 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 41% 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 $553 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 377 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y ago; this cycle's ask has dropped $16k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 377 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 1910 — 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: 2.18% ✓
• Cap rate: 18.57%
• Cash-on-cash: 43.84%
• DSCR: 2.95
• GRM: 3.8

CMA / ARV

• ARV (median comp): $190,993
• List price: $80,000
• Delta: -58.11%
• 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
919 Dale Ave SE	0.29mi	2/1.0 (-1)	1,920 (-2%)	4mo	$102,000	$53	72
670 Murray Ave SE	0.33mi	3/1.5	2,083 (+7%)	2mo	$210,000	$101	69
703 Elm Ave SE	0.16mi	3/2.0	1,678 (-14%)	2mo	$169,900	$101	67
1001 Woodrow Ave SE	0.73mi	3/2.0	1,939 (-0%)	2mo	$234,950	$121	64
1008 5th St SE	0.36mi	3/1.5	2,170 (+11%)	5mo	$157,000	$72	58
624 Albemarle Ave SE	0.32mi	4/2.0 (+1)	1,698 (-13%)	3mo	$65,000	$38	56
1433 Morehead Ave SE	0.68mi	3/1.0	2,000 (+3%)	6mo	$175,000	$88	55
1401 Morehead Ave SE	0.63mi	4/1.0 (+1)	2,048 (+5%)	2mo	$185,000	$90	52
1021 Pechin Ave SE	0.65mi	3/2.0	1,739 (-11%)	8mo	$96,575	$56	45
128 10 1/2 St SE	0.47mi	3/1.0	1,657 (-15%)	6mo	$155,000	$94	44
1023 Piedmont St SE	0.66mi	3/1.0	2,153 (+10%)	6mo	$88,000	$41	43
812 Munford Ave SE	0.62mi	2/1.0 (-1)	1,800 (-8%)	8mo	$145,000	$81	43

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: 40.8%
• Equity multiple: 2.75×
• Total profit: $39,192
• Equity at exit: $11,928

10-year hold

• IRR: 47.0%
• Equity multiple: 5.53×
• Total profit: $101,368
• Equity at exit: $6,917

Cash invested: $22,400 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,743 high
• Mortgage (P&I): −$420
• Tax from tax record: −$105 /mo · $1,264/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $818

Break-even live

Break-even rent $707

Max offer price $80,000

Occupancy floor 48%

Sensitivity live

Price	-10% $864	-5% $841	+0% $818	+5% $796	+10% $773
Rent	-10% $681	-5% $750	+0% $818	+5% $887	+10% $956
Rate	-1.0pp $859	-0.5pp $839	base $818	+0.5pp $798	+1.0pp $777

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
909 13th St SE Roanoke, VA	3.0	1.0	1870	$1,199	$0.64	45d	1	0.63mi
606 Riverland Rd SE Unit Roanoke Roanoke, VA	3.0	2.0	2300	$1,950	$0.85	45d	1	0.75mi
216 Patton Ave NW Unit 2 Roanoke, VA	2.0	1.0	1240	$1,025	$0.83	22d	1	0.88mi
1817 Dale Ave SE Roanoke, VA	3.0	1.0	1820	$2,100	$1.15	45d	1	0.90mi
770 Riverland Rd SE Unit A Roanoke, VA	4.0	3.0	2400	$3,200	$1.33	45d	1	0.92mi
430 Day Ave SW Unit A Roanoke, VA	2.0	1.0	1444	$1,650	$1.14	45d	1	0.92mi
119 18th St SE Roanoke, VA	4.0	2.0	2104	$1,500	$0.71	15d	1	1.00mi
602 Elm Ave Unit B Roanoke, VA	2.0	1.0	1804	$1,250	$0.69	45d	1	1.11mi
701 Salem Ave SW Roanoke, VA	2.0	1.0	1250	$1,950	$1.56	45d	1	1.22mi
1017 Ferdinand Ave SW Roanoke, VA	4.0	2.5	2248	$1,795	$0.80	45d	1	1.47mi

Listing history 35 events

1. 2026-06-21
   days on market $80,000 Active 377 DOM
2. 2026-06-18
   days on market $80,000 Active 374 DOM
3. 2026-06-17
   days on market $80,000 Active 373 DOM
4. 2026-06-16
   days on market $80,000 Active 372 DOM
5. 2026-06-15
   days on market $80,000 Active 371 DOM
6. 2026-06-14
   days on market $80,000 Active 369 DOM
7. 2026-06-13
   remarks 53-char remark
8. 2026-06-13
   days on market $80,000 Active 368 DOM
9. 2026-06-10
   days on market $80,000 Active 366 DOM
10. 2026-06-09
    days on market $80,000 Active 365 DOM
11. 2026-06-08
    days on market $80,000 Active 364 DOM
12. 2026-06-05
    days on market $80,000 Active 360 DOM
13. 2026-06-03
    days on market $80,000 Active 359 DOM
14. 2026-06-02
    days on market $80,000 Active 358 DOM
15. 2026-06-01
    days on market $80,000 Active 357 DOM
16. 2026-05-31
    days on market $80,000 Active 356 DOM
17. 2026-05-30
    days on market $80,000 Active 355 DOM
18. 2026-05-18
    price $80,000 33-char remark

    Show marketing remark (33 chars)

    Vacant, text LA for Lockbox code.

19. 2026-02-06
    price $85,041 33-char remark

    Show marketing remark (33 chars)

    Vacant, text LA for Lockbox code.

20. 2026-01-05
    price $86,776 33-char remark

    Show marketing remark (33 chars)

    Vacant, text LA for Lockbox code.

21. 2025-11-13
    price $88,547 33-char remark

    Show marketing remark (33 chars)

    Vacant, text LA for Lockbox code.

22. 2025-10-08
    price $90,354 33-char remark

    Show marketing remark (33 chars)

    Vacant, text LA for Lockbox code.

23. 2025-09-03
    price $92,198 33-char remark

    Show marketing remark (33 chars)

    Vacant, text LA for Lockbox code.

24. 2025-08-08
    price $94,080 33-char remark

    Show marketing remark (33 chars)

    Vacant, text LA for Lockbox code.

25. 2025-06-09
    listed $96,000 Active 33-char remark

    Show marketing remark (33 chars)

    Vacant, text LA for Lockbox code.

26. 2021-01-22
    soldstatus $585,000
27. 2015-09-14
    soldstatus $131,100
28. 2011-05-16
    soldstatus $30,150 80-char remark

    Show marketing remark (80 chars)

    Sold AS-IS, Where-Is. Taxes estimated. Buyer to verify all provided information.

29. 2011-03-29
    listed $29,500 80-char remark

    Show marketing remark (80 chars)

    Sold AS-IS, Where-Is. Taxes estimated. Buyer to verify all provided information.

30. 2004-05-07
    soldstatus $73,000
31. 2004-05-06
    soldstatus $73,000
32. 2003-07-23
    listed $72,500
33. 2003-05-05
    soldstatus $24,000
34. 1995-11-02
    soldstatus $15,000
35. 1987-06-22
    soldstatus $15,000

ⓘ 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: $1,264 · $105/mo
• Projected year-2 tax: $1,264 · $105/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 6/10 Major FEMA zone X (unshaded) · 75% 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: $20,911
• − Mortgage interest: −$4,481
• − Property taxes: −$1,264
• − Insurance: −$400
• − Repairs & maintenance: −$1,673
• − Management: −$1,673
• − Depreciation: −$2,327
• Taxable income: $9,092
• Est. tax owed @ 24.0%: −$2,182
• After-tax cash flow: $7,639/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

+433.3% since first listed

18 events — show timeline

• 2026-05-18 Price Changed $80,000 MLSRV
• 2026-02-06 Price Changed $85,041 MLSRV
• 2026-01-05 Price Changed $86,776 MLSRV
• 2025-11-13 Price Changed $88,547 MLSRV
• 2025-10-08 Price Changed $90,354 MLSRV
• 2025-09-03 Price Changed $92,198 MLSRV
• 2025-08-08 Price Changed $94,080 MLSRV
• 2025-06-09 Listed $96,000 MLSRV
• 2021-01-22 Sold (Public Records) $585,000 Public Records
• 2015-09-14 Sold (Public Records) $131,100 Public Records
• 2011-05-16 Sold (MLS) $30,150 MLSRV
• 2011-03-29 Listed $29,500 MLSRV
• 2004-05-07 Sold (MLS) $73,000 MLSRV
• 2004-05-06 Sold (Public Records) $73,000 Public Records
• 2003-07-23 Listed $72,500 MLSRV
• 2003-05-05 Sold (Public Records) $24,000 Public Records
• 1995-11-02 Sold (Public Records) $15,000 Public Records
• 1987-06-22 Sold (Public Records) $15,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $1,264 · +16.4% YoY. Source: county tax records.