2426 Durham St NW · Roanoke, VA 24012

$199,950

3 bd · 2.0 ba · 925 sqft · SingleFamily public records · 34 Days on market

Built 1952 7,405 sqft lot $216/sqft · 161% above area Est $203k · at est.

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Why this score? — see what drove the D- 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 +8.1/15.0
• Cash flow +7.9/30.0
• Rent growth +5.0/5.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this absolutely charming ranch home, lovingly cared for over the years and now ready for its next chapter. From the moment you step inside, you'll feel the warmth and character that make this home so special. Beautiful real hardwood floors flow throughout, adding a sense of comfort in every room. Perfectly situated for convenience, you're just minutes from the interstate, shopping, and local schools, making everyday living easy and accessible. Step outside to a spacious backyard where you can unwind on the deck after a long day, entertain guests, or simply enjoy a quiet moment to yourself. With off-street parking and thoughtful features throughout, this home offers both practicality and charm in all the right ways. Whether you're just starting out, downsizing, or looking for something that simply feels like home, this one is worth a look.

Key facts

• 7,405 sq ft lot
• Built 1952
• Listed 34 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-215 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $162k (19.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (30.4% below list).
• Recommended offer: $139k (30.4% 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 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 (+10.5%/yr); 194 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 113 units permitted in Roanoke city in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($53k/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 $1k of loan paydown is wiped out by about $6k 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 34 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y 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 $130k; list at $200k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,173 (30.4% 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. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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 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: 0.70% ✗
• Cap rate: 5.00%
• Cash-on-cash: -4.61%
• DSCR: 0.80
• GRM: 12.0

CMA / ARV

• ARV (median comp): $202,632
• List price: $199,950
• Delta: -1.32%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2628 Durham St NW	0.19mi	2/1.0 (-1)	935 (+1%)	8mo	$179,888	$192	74
4846 Eden Dr NW	0.31mi	3/1.0	945 (+2%)	10mo	$195,000	$206	70
4708 Pawling St NW	0.44mi	2/2.0 (-1)	952 (+3%)	5mo	$210,000	$221	66
2608 Dorchester Dr NW	0.38mi	2/1.5 (-1)	911 (-2%)	9mo	$149,950	$165	66
2432 Ravenwood Ave NW	0.49mi	3/1.0	951 (+3%)	8mo	$145,000	$152	61
4820 Rutgers St NW	0.22mi	3/1.0	1,051 (+14%)	3mo	$200,000	$190	61
2630 Edinburgh Dr NW	0.21mi	3/1.0	983 (+6%)	22mo	$199,000	$202	58
2619 Cornell Dr NW	0.30mi	2/1.0 (-1)	872 (-6%)	19mo	$179,000	$205	52
4620 Rutgers St NW	0.28mi	2/1.0 (-1)	1,013 (+10%)	18mo	$175,000	$173	47
3125 Birchlawn Ave NW	0.73mi	2/2.0 (-1)	955 (+3%)	12mo	$190,000	$199	46
3023 Birchlawn Ave NW	0.64mi	3/1.0	989 (+7%)	11mo	$212,000	$214	46

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -19.0%
• Equity multiple: 0.31×
• Total profit: $-38,750
• Equity at exit: $29,813

10-year hold

• IRR: -4.0%
• Equity multiple: 0.68×
• Total profit: $-17,971
• Equity at exit: $17,288

Cash invested: $55,986 (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 24012

• Rents YoY: 10.5%
• Active inventory: 194
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,392 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$182 /mo · $2,189/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $-215

Break-even live

Break-even rent $1,664

Max offer price $161,995

Occupancy floor —

Sensitivity live

Price	-10% $-102	-5% $-158	+0% $-215	+5% $-271	+10% $-328
Rent	-10% $-325	-5% $-270	+0% $-215	+5% $-160	+10% $-105
Rate	-1.0pp $-114	-0.5pp $-164	base $-215	+0.5pp $-267	+1.0pp $-319

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: $49,988
• Closing costs: $5,998
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1716 Empress Dr NW Roanoke, VA	1.0–2.0	1.0	671	$1,040	$1.55	14d	1	0.08mi
4823 Rutgers St NW Roanoke, VA	1.0–3.0	1.0	771	$1,399	$1.81	14d	5	0.25mi
5125 Airport Rd NW Roanoke, VA	3.0	1.0	1000	$1,695	$1.70	14d	1	0.64mi
2801 Hershberger Rd NW Roanoke, VA	1.0–2.0	1.0–2.0	956	$1,965	$2.06	14d	14	0.82mi
812 Whitney Ave NW Roanoke, VA	2.0	1.0	825	$1,100	$1.33	14d	1	0.85mi
2215 Montauk Rd NW Roanoke, VA	1.0–2.0	1.0–1.5	653	$1,425	$2.18	14d	5	1.24mi
2318 Highland Farm Rd NW Roanoke, VA	2.0–3.0	1.0–1.5	1208	$1,450	$1.20	14d	4	1.30mi
3533 Ferncliff Ave NW Roanoke, VA	1.0–3.0	1.0	980	$1,426	$1.46	14d	11	1.32mi
3340 Hershberger Rd NW Roanoke, VA	2.0	1.0	924	$1,050	$1.14	44d	1	1.33mi
106 Lee Ave NE Apt 10 Roanoke, VA	2.0	1.5	902	$1,125	$1.25	14d	1	1.38mi
106 Lee Ave NE Apt 10 Roanoke, VA	2.0	1.5	820	$1,160	$1.41	44d	1	1.38mi
1331 Dudley St NW Roanoke, VA	2.0	1.0	700	$1,500	$2.14	14d	1	1.41mi

Listing history 8 events

1. 2026-04-16
   listed $199,950 Active 861-char remark

   Show marketing remark (861 chars)

   Welcome to this absolutely charming ranch home, lovingly cared for over the years and now ready for its next chapter. From the moment you step inside, you'll feel the warmth and character that make this home so special. Beautiful real hardwood floors flow throughout, adding a sense of comfort in every room. Perfectly situated for convenience, you're just minutes from the interstate, shopping, and local schools, making everyday living easy and accessible. Step outside to a spacious backyard where you can unwind on the deck after a long day, entertain guests, or simply enjoy a quiet moment to yourself. With off-street parking and thoughtful features throughout, this home offers both practicality and charm in all the right ways. Whether you're just starting out, downsizing, or looking for something that simply feels like home, this one is worth a look.

2. 2008-05-30
   soldstatus $130,000
3. 2008-05-29
   soldstatus $130,000 169-char remark

   Show marketing remark (169 chars)

   Move-in condition!!! Extremely clean and charming. Tilt out windows, hardwoods, newly painted thru-out, finished basement and a 12 x 10 deck. Priced to sale. A must see!

4. 2008-03-17
   listed $129,950 169-char remark

   Show marketing remark (169 chars)

   Move-in condition!!! Extremely clean and charming. Tilt out windows, hardwoods, newly painted thru-out, finished basement and a 12 x 10 deck. Priced to sale. A must see!

5. 2008-03-13
   historical
6. 2007-09-13
   listed $135,000
7. 1993-09-29
   soldstatus $52,500
8. 1989-02-22
   soldstatus $40,000

ⓘ 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: $2,189 · $182/mo
• Projected year-2 tax: $2,189 · $182/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 · 17 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: $16,701
• − Mortgage interest: −$11,200
• − Property taxes: −$2,189
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,336
• − Management: −$1,336
• − Depreciation: −$5,817
• Taxable loss: −$6,178
• Est. tax savings @ 24.0%: +$1,483
• After-tax cash flow: $-1,096/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): 28,235
• Household income: $52,973
• Rent vs Own: 47.2% rent · 52.8% own
• Severe rent burden: 1360.0

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 60% Black 16% Hispanic / Latino 14% Two or more races 13% Asian 4%
• Hispanic origin (detail): Mexican 4% Dominican 1%
• Common ancestry: Romanian 2% Slovak 2% Serbian 1%
• Foreign-born: 11% · Canada, Vietnam, Jamaica
• Languages at home: 84% English-only · Spanish 11% Other Asian/Pacific 2% Vietnamese 2%

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: ▼ -137.94%
• Current HPI: 186.9007
• Rent YoY: ▲ 10.46%
• 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

+399.9% since first listed

8 events — show timeline

• 2026-04-16 Listed $199,950 MLSRV
• 2008-05-30 Sold (Public Records) $130,000 Public Records
• 2008-05-29 Sold (MLS) $130,000 MLSRV
• 2008-03-17 Listed $129,950 MLSRV
• 2008-03-13 Listing Removed — MLSRV
• 2007-09-13 Listed $135,000 MLSRV
• 1993-09-29 Sold (Public Records) $52,500 Public Records
• 1989-02-22 Sold (Public Records) $40,000 Public Records

Property tax history

+7.5%/yr

Latest (2025): $2,189 · +8.6% YoY. Source: county tax records.