4556 Van Winkle Rd SW · Roanoke, VA 24014

$59,950

None bd · None ba · — sqft · MultiFamily · 128 Days on market

Good condition 11 ac lot ↓ 40% since listing

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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
• Rent growth +4.7/5.0
• Schools +4.1/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Mobile Home manufactured in 2021 located in South view village mobile home park. 3 bedroom and 2 baths with a seperate laundry room Home is 66 ft length by 14 ft wide! Large deck on the front and smaller one on back. Home is in great condition and the asking price is just for the home. There is $600 a month rent owed on the Lot monthly, the trailer can be moved if buyer choses that.

Key facts

• Large deck
• Great condition
• 11.13 acre lot

Tags

• SEPARATE LAUNDRY ROOM
• LARGE DECK
• GREAT CONDITION

What this means for you Summary

Snapshot

• This is a multifamily listed at $60k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $528 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.9% 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 rising fast (+8.8%/yr); 155 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); 62% 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 $414 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 + 8.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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.

Risks & watch-outs

• 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 $52,756 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 1.99% ✓
• Cap rate: 16.87%
• Cash-on-cash: 37.78%
• DSCR: 2.68
• GRM: 4.2

CMA / ARV

• ARV (median comp): $212,070
• List price: $59,950
• Delta: -71.73%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1622 Roanoke Ave SW	0.14mi	—/—	—	2mo	$635,000	—	79
1517 Lexington Ave SW	0.13mi	—/—	—	4mo	$680,000	—	79
1825 Cambridge Ave SW	0.27mi	—/—	—	1mo	$350,000	—	74
1138 Wasena Ave SW	0.38mi	—/—	—	4mo	$310,000	—	66
1629 Chapman Ave SW	0.36mi	—/—	—	7mo	$85,000	—	64
1811 Windsor Ave SW	0.50mi	—/—	—	0mo	$300,000	—	64
1110 Campbell Ave SW	0.49mi	—/—	—	1mo	$140,000	—	64
1802 Patterson Ave SW	0.44mi	—/—	—	5mo	$339,950	—	63
2046 Westover Ave SW	0.59mi	—/—	—	8mo	$300,000	—	54
1327 Main St SW	0.64mi	—/—	—	5mo	$191,000	—	53
1410 Main St SW	0.63mi	—/—	—	6mo	$130,000	—	53
832 Patterson Ave SW	0.71mi	—/—	—	8mo	$140,000	—	48

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: 39.4%
• Equity multiple: 2.80×
• Total profit: $30,266
• Equity at exit: $8,939

10-year hold

• IRR: 48.2%
• Equity multiple: 6.87×
• Total profit: $98,469
• Equity at exit: $5,183

Cash invested: $16,786 (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 24014

• Rents YoY: 8.8%
• Active inventory: 155
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,193 high
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $899/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $528

Break-even live

Break-even rent $524

Max offer price $59,950

Occupancy floor 51%

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: $14,988
• Closing costs: $1,798
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1517 Lexington Ave SW Unit 1 Roanoke, VA	2.0	1.0	813	$1,050	$1.29	43d	1	0.14mi
1517 Lexington Ave SW Unit 3 Roanoke, VA	2.0	1.0	813	$1,025	$1.26	43d	1	0.14mi
1601 Memorial Ave SW Unit A5 Roanoke, VA	2.0	1.0	—	$1,050	—	43d	1	0.14mi
1602 Memorial Ave SW Roanoke, VA	1.0	1.0	1250	$1,800	$1.44	43d	1	0.16mi
1813 Oxford Ave SW Roanoke, VA	2.0	1.0	800	$1,200	$1.50	43d	1	0.22mi
1701 Westover Ave SW Roanoke, VA	1.0–2.0	1.0	876	$1,045	$1.19	43d	4	0.29mi
1430 Chapman Ave SW Unit 2 Roanoke, VA	2.0	1.0	—	$1,150	—	13d	1	0.30mi
1624 Chapman Ave SW Unit A6 Roanoke, VA	1.0	1.0	650	$799	$1.23	21d	1	0.30mi
1334 Chapman Ave SW Apt 4 Roanoke, VA	2.0	1.0	—	$1,075	—	43d	1	0.32mi
1405 Chapman Ave SW Roanoke, VA	1.0	1.0	—	$815	—	43d	1	0.34mi
1717 Chapman Ave SW Roanoke, VA	2.0	1.0	—	$1,195	—	13d	1	0.36mi
1422 Patterson Ave SW Unit 1 Roanoke, VA	2.0	1.0	—	$1,125	—	13d	1	0.36mi
1630 Patterson Ave SW Unit B Roanoke, VA	3.0	1.0	1200	$1,395	$1.16	43d	1	0.37mi
1131 Wasena Ave SW Roanoke, VA	1.0	1.0	—	$1,150	—	21d	1	0.39mi
1219 Valley Ave SW Roanoke, VA	2.0	2.0	840	$1,750	$2.08	21d	1	0.39mi
1215 Valley Ave SW Roanoke, VA	2.0	2.0	840	$1,650	$1.96	21d	1	0.39mi
1106 Campbell Ave SW Roanoke, VA	2.0	1.0	850	$950	$1.12	13d	1	0.47mi
1825 Patterson Ave SW Unit B Roanoke, VA	2.0	1.0	1000	$850	$0.85	43d	1	0.48mi
1901 Patterson Ave SW Apt A Roanoke, VA	3.0	1.0	—	$1,200	—	43d	1	0.50mi
1933 Windsor Ave SW Unit 4 Roanoke, VA	1.0	1.0	1000	$1,800	$1.80	43d	1	0.60mi
1709 Sherwood Ave SW Roanoke, VA	2.0	1.0	1271	$1,650	$1.30	43d	1	0.64mi
1331 Main St SW Roanoke, VA	2.0	1.0	877	$1,023	$1.17	21d	1	0.64mi
2102 Westover Ave SW Unit 3 Roanoke, VA	1.0	1.0	600	$899	$1.50	43d	1	0.66mi
934 Floyd Ave SW Unit B Roanoke, VA	2.0	1.0	—	$1,095	—	13d	1	0.66mi
10 12 1/2 St SW Roanoke, VA	3.0	1.5	999	$1,023	$1.02	43d	1	0.68mi
1520 Sherwood Ave SW Roanoke, VA	2.0	1.0	900	$1,500	$1.67	13d	1	0.70mi
1716 Grandin Rd SW Unit 7 Roanoke, VA	2.0	1.0	1000	$1,025	$1.02	43d	1	0.70mi
1732 Grandin Rd SW Unit 57 Roanoke, VA	2.0	1.0	814	$1,045	$1.28	43d	1	0.70mi
1732 Grandin Rd SW Roanoke, VA	2.0	1.0	814	$980	$1.20	21d	1	0.70mi
1732 Grandin Rd SW Apt 55 Roanoke, VA	2.0	1.0	814	$995	$1.22	43d	1	0.70mi
1720 Grandin Rd SW Roanoke, VA	1.0–3.0	1.0	—	$1,008	—	43d	3	0.71mi
2210 Berkley Ave SW Roanoke, VA	2.0	1.0	700	$995	$1.42	43d	1	0.72mi
829 Salem Ave SW Unit 3 Roanoke, VA	1.0	1.0	443	$1,900	$4.29	13d	1	0.77mi
2216 Memorial Ave SW Unit 2218 Roanoke, VA	2.0	1.0	1000	$1,200	$1.20	43d	1	0.78mi
802 Rorer Ave SW Apt A Roanoke, VA	2.0	1.0	820	$895	$1.09	43d	1	0.78mi
2251 Mountain View Ter SW Roanoke, VA	2.0	1.0	830	$988	$1.19	43d	1	0.81mi
743 Suburban Ave SW Unit Suburban 745 Roanoke, VA	2.0	1.0	1134	$1,100	$0.97	13d	1	0.81mi
1818 Belleville Rd SW Roanoke, VA	2.0	1.0	—	$1,450	—	43d	1	0.83mi
1820 Belleville Rd SW Roanoke, VA	2.0	1.0	—	$1,450	—	43d	1	0.83mi
711 Suburban Ave SW Roanoke, VA	2.0	1.5	910	$1,050	$1.15	21d	1	0.84mi

Listing history 18 events

1. 2026-06-18
   days on market $59,950 Active 128 DOM
2. 2026-06-17
   days on market $59,950 Active 127 DOM
3. 2026-06-16
   days on market $59,950 Active 126 DOM
4. 2026-06-15
   days on market $59,950 Active 125 DOM
5. 2026-06-14
   days on market $59,950 Active 123 DOM
6. 2026-06-13
   days on market $59,950 Active 122 DOM
7. 2026-06-10
   days on market $59,950 Active 120 DOM
8. 2026-06-09
   days on market $59,950 Active 119 DOM
9. 2026-06-08
   days on market $59,950 Active 118 DOM
10. 2026-06-05
    days on market $59,950 Active 114 DOM
11. 2026-06-03
    days on market $59,950 Active 113 DOM
12. 2026-06-02
    days on market $59,950 Active 112 DOM
13. 2026-06-01
    days on market $59,950 Active 111 DOM
14. 2026-05-31
    days on market $59,950 Active 110 DOM
15. 2026-05-30
    days on market $59,950 Active 109 DOM
16. 2026-02-10
    listed $59,950 Active 385-char remark

    Show marketing remark (385 chars)

    Mobile Home manufactured in 2021 located in South view village mobile home park. 3 bedroom and 2 baths with a seperate laundry room Home is 66 ft length by 14 ft wide! Large deck on the front and smaller one on back. Home is in great condition and the asking price is just for the home. There is $600 a month rent owed on the Lot monthly, the trailer can be moved if buyer choses that.

17. 2014-12-31
    historical
18. 2014-04-05
    listed $100,000

ⓘ 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: $14,320
• − Mortgage interest: −$3,358
• − Property taxes: −$899
• − Insurance: −$300
• − Repairs & maintenance: −$1,146
• − Management: −$1,146
• − Depreciation: −$1,744
• Taxable income: $5,728
• Est. tax owed @ 24.0%: −$1,375
• After-tax cash flow: $4,967/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 · 10 photos

Good 75/100 Cosmetic rehab

This mobile home is in good condition with a good foundation and structure. It has a modern kitchen and bathrooms, but could benefit from some cosmetic updates such as painting and landscaping.

Repairs flagged

• Minor Deck — Deck shows some wear and tear
• Minor Landscaping — Basic landscaping could be improved

Value-add opportunities

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping — Improved landscaping increases curb appeal and property value
• Both Replace deck — A new deck would improve functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Deck · Deck shows some wear and tear	Minor	$500–3,000
Landscaping · Basic landscaping could be improved	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping — Improved landscaping increases curb appeal and property value ↑
• Both Replace deck — A new deck would improve functionality and aesthetics ↑

ⓘ 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): 15,300
• Household income: $70,381
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 209.0

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: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 7% Black 5% Hispanic / Latino 5% Asian 1%
• Common ancestry: Serbian 3% Slovak 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -344.06%
• Current HPI: 173.6728
• Rent YoY: ▲ 8.80%
• 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

-40.1% since first listed

3 events — show timeline

• 2026-02-10 Listed $59,950 ForSaleByOwner.com
• 2014-12-31 Listing Removed — CVRMLS
• 2014-04-05 Listed $100,000 CVRMLS