7 14th St SW · Roanoke, VA 24016

$75,950

2 bd · 1.0 ba · 780 sqft · SingleFamily public records

Built 1915 3,484 sqft lot Est $126k · 40% under

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Are you looking for that needle in the haystack? Then this one is for you. This ranch style home features 2 bedrooms, full bath with a walk-in- shower, living room, kitchen with appliances, range (electric), refrigerator, washer and dryer, pantry closet, front and rear porch, partial fenced yard, force air heat and central air, hardwoods and title flooring, and more. The home is being Sold As-Is, Where Is. The seller makes no repairs. The property requires a little TLC. .. The appliances pass as is.

Key facts

• 3,484 sq ft lot
• Built 1915

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $76k.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $76k).
• Cap rate 12.6% 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: Hurt Park Elementary (math 27% / reading 37%, grade F, #992 of 1,108 statewide, top 90%, 323 students, 102% FRL); James Madison Middle (math 41% / reading 68%, grade B-, #194 of 342 statewide, top 60%, 580 students, 96% FRL); Patrick Henry High (math 57% / reading 77%, grade B, #185 of 319 statewide, top 61%, 2,005 students, 95% FRL) — zoned schools average 98% FRL vs 67% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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); 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 $526 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 + 0.7% rent growth), your $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1915 — 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 $75,950

Questions for the listing agent

1. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.51% ✓
• Cap rate: 12.63%
• Cash-on-cash: 22.62%
• DSCR: 2.01
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $125,580
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 19th St SW	0.42mi	2/1.0	768 (-2%)	21mo	$80,000	$104	60
1208 Cleveland Ave SW	0.58mi	2/1.0	848 (+9%)	4mo	$210,000	$248	55
1622 Salem Ave SW	0.26mi	2/1.0	672 (-14%)	19mo	$108,500	$161	49
1419 Gilmer Ave NW	0.36mi	3/1.0 (+1)	876 (+12%)	22mo	$110,000	$126	40

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: 12.9%
• Equity multiple: 1.50×
• Total profit: $10,656
• Equity at exit: $11,324

10-year hold

• IRR: 20.0%
• Equity multiple: 2.51×
• Total profit: $32,093
• Equity at exit: $6,567

Cash invested: $21,266 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,146 high
• Mortgage (P&I): −$398
• Tax from tax record: −$75 /mo · $898/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $401

Break-even live

Break-even rent $639

Max offer price $75,950

Occupancy floor 60%

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: $18,988
• Closing costs: $2,278
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 12 1/2 St SW Roanoke, VA	3.0	1.5	999	$1,023	$1.02	43d	1	0.13mi
1624 Chapman Ave SW Unit A6 Roanoke, VA	1.0	1.0	650	$799	$1.23	20d	1	0.39mi
1106 Campbell Ave SW Roanoke, VA	2.0	1.0	850	$950	$1.12	13d	1	0.41mi
1825 Patterson Ave SW Unit B Roanoke, VA	2.0	1.0	1000	$850	$0.85	43d	1	0.45mi
1116 Fairfax Ave NW Roanoke, VA	2.0	1.0	800	$1,400	$1.75	20d	1	0.49mi
802 Rorer Ave SW Apt A Roanoke, VA	2.0	1.0	820	$895	$1.09	43d	1	0.51mi
813 Gilmer Ave NW Roanoke, VA	2.0	1.0	1050	$1,322	$1.26	20d	1	0.64mi
631 Campbell Ave SW Unit 111 Roanoke, VA	1.0	1.0	575	$1,035	$1.80	20d	1	0.65mi
1920 Melrose Ave NW Roanoke, VA	2.0	1.0	768	$950	$1.24	43d	1	0.66mi
1517 Lexington Ave SW Unit 3 Roanoke, VA	2.0	1.0	813	$1,025	$1.26	43d	1	0.68mi
1517 Lexington Ave SW Unit 1 Roanoke, VA	2.0	1.0	813	$1,050	$1.29	43d	1	0.68mi
605 Calvary St SW Apt A Roanoke, VA	1.0	1.0	838	$2,100	$2.51	20d	1	0.70mi
605 Calvary St SW Apt A Roanoke, VA	1.0	1.0	838	$2,100	$2.51	13d	1	0.70mi
1813 Oxford Ave SW Roanoke, VA	2.0	1.0	800	$1,200	$1.50	43d	1	0.74mi
505 6th St SW Unit 229 Roanoke, VA	1.0	1.0	800	$1,275	$1.59	44d	1	0.75mi
400 Salem Ave SW Unit 2A Roanoke, VA	1.0	1.0	744	$1,400	$1.88	13d	1	0.89mi
1215 Valley Ave SW Roanoke, VA	2.0	2.0	840	$1,650	$1.96	20d	1	0.89mi
1219 Valley Ave SW Roanoke, VA	2.0	2.0	840	$1,750	$2.08	20d	1	0.89mi
1701 Westover Ave SW Roanoke, VA	1.0–2.0	1.0	876	$1,045	$1.19	43d	4	0.90mi
357 Salem Ave SW Apt 405 Roanoke, VA	1.0	1.0	544	$955	$1.76	20d	1	0.90mi
1117 Rugby Blvd NW Unit B Roanoke, VA	2.0	1.0	1048	$778	$0.74	20d	1	0.94mi
717 Orange Ave NW Roanoke, VA	2.0	1.0	738	$900	$1.22	43d	1	0.94mi
1331 Main St SW Roanoke, VA	2.0	1.0	877	$1,023	$1.17	20d	1	0.98mi
324 Salem Ave SW Apt 203 Roanoke, VA	1.0	1.5	770	$1,750	$2.27	43d	1	0.98mi
401 Rutherford Ave NW Roanoke, VA	3.0	1.0	1064	$1,450	$1.36	43d	1	1.04mi
416 Hanover Ave NW Roanoke, VA	2.0	1.0	682	$1,195	$1.75	13d	1	1.11mi
2251 Mountain View Ter SW Roanoke, VA	2.0	1.0	830	$988	$1.19	43d	1	1.12mi
2210 Berkley Ave SW Roanoke, VA	2.0	1.0	700	$995	$1.42	43d	1	1.12mi
113 Norfolk Ave SW Unit 10 Roanoke, VA	1.0	1.0	700	$1,050	$1.50	13d	1	1.18mi
113 Norfolk Ave SW Unit 12 Roanoke, VA	1.0	1.0	700	$1,050	$1.50	20d	1	1.18mi
2102 Westover Ave SW Unit 3 Roanoke, VA	1.0	1.0	600	$899	$1.50	43d	1	1.18mi
355 Highland Ave SW Apt 1 Roanoke, VA	2.0	1.0	900	$1,150	$1.28	20d	1	1.18mi
1933 Windsor Ave SW Unit 4 Roanoke, VA	1.0	1.0	1000	$1,800	$1.80	43d	1	1.19mi
110 Campbell Ave SW Unit 203 Roanoke, VA	1.0	1.0	780	$1,045	$1.34	43d	1	1.20mi
110 Campbell Ave SW Ste 206 Roanoke, VA	1.0	1.0	750	$1,300	$1.73	43d	1	1.20mi
110 Campbell Ave SW Unit 205 Roanoke, VA	1.0	1.0	800	$1,250	$1.56	43d	1	1.20mi
110 Campbell Ave SW Unit 303 Roanoke, VA	1.0	1.0	780	$1,350	$1.73	20d	1	1.20mi
501 Allison Ave SW Apt 07 Roanoke, VA	2.0	1.0	629	$895	$1.42	43d	1	1.21mi
711 Suburban Ave SW Roanoke, VA	2.0	1.5	910	$1,050	$1.15	20d	1	1.22mi
733 29th St NW Roanoke, VA	2.0–3.0	2.0	1022	$1,449	$1.42	13d	4	1.23mi

Listing history 4 events

1. 2025-08-03
   status Pending
2. 2025-06-25
   status Active
3. 2025-03-18
   status Pending
4. 2025-03-14
   listed $75,950 Active

ⓘ 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: $898 · $75/mo
• Projected year-2 tax: $898 · $75/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) · 74% 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: $13,756
• − Mortgage interest: −$4,254
• − Property taxes: −$898
• − Insurance: −$380
• − Repairs & maintenance: −$1,100
• − Management: −$1,100
• − Depreciation: −$2,209
• Taxable income: $3,814
• Est. tax owed @ 24.0%: −$915
• After-tax cash flow: $3,895/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): 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

4 events — show timeline

• 2025-08-03 Pending — MLSRV
• 2025-06-25 Relisted — MLSRV
• 2025-03-18 Pending — MLSRV
• 2025-03-14 Listed $75,950 MLSRV

Property tax history

+11.0%/yr

Latest (2025): $898 · +23.0% YoY. Source: county tax records.