1135 Tayloe Ave SE · Roanoke, VA 24013

$133,698

3 bd · 1.0 ba · 1,048 sqft · SingleFamily public records · 221 Days on market

Built 1950 6,534 sqft lot Est $167k · 20% under

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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 +21.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +5.2/10.0
• 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

MUST SEE THIS WARM AND INVITING HOME. THE FLOOR PLAN HAS A VERY NICE FLOW. MUDROOM/LAUNDRY ROOM , BIG KITCHEN WITH LOTS OF CABINETS AND PANTRY SPACE , HARDWOOD FLOORS , TILT IN WINDOWS, GUTTERING AND DOWN SPOUTS 5 YEARS OLD. ROOF 7 YEARS OLD. NEW HOT WATER HEATER 2018. LARGE FENCED IN YARD. COVERED FRONT PORCH. WELL INSULATED. HOLDS HEAT IN THE WINTER AND HOLDS COOL IN THE SUMMER.

Key facts

• 6,534 sq ft lot
• Built 1950
• Listed 221 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $134k.

Deal economics

• At list price, monthly cash flow is $125 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $134k).
• Recommended offer: $118k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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.
• Zoned schools: Morningside Elementary (math 37% / reading 52%, grade F, #827 of 1,108 statewide, top 77%, 240 students, 105% FRL); John P. Fishwick Middle (math 33% / reading 60%, grade D+, #264 of 342 statewide, top 77%, 501 students, 98% FRL); Patrick Henry High (math 57% / reading 77%, grade B, #185 of 319 statewide, top 61%, 2,005 students, 95% FRL) — zoned schools average 99% FRL vs 67% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 77 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 32% 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 $924 of loan paydown is wiped out by about $4k 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 221 days — a 12% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago; this cycle's ask has dropped $11k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — 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 $117,654 (12.0% below list)

Questions for the listing agent

1. It's been on market 221 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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: 1.02% ✓
• Cap rate: 8.01%
• Cash-on-cash: 6.15%
• DSCR: 1.27
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $166,632
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1144 Tompkins Ave SE	0.14mi	3/1.0	1,043 (-0%)	2mo	$95,000	$91	90
1330 13 1/2 St SE	0.27mi	3/1.5	1,024 (-2%)	5mo	$162,500	$159	78
1305 Penmar Ave SE	0.39mi	2/1.0 (-1)	1,064 (+2%)	1mo	$105,000	$99	74
1014 Jamison Ave SE	0.35mi	2/1.0 (-1)	1,070 (+2%)	3mo	$45,000	$42	73
1543 Buena Vista Blvd SE	0.55mi	3/1.5	1,045 (-0%)	0mo	$180,000	$172	71
1105 Montrose Ave SE	0.08mi	2/1.0 (-1)	1,203 (+15%)	3mo	$174,000	$145	64
923 Morehead Ave SE	0.42mi	3/1.5	923 (-12%)	6mo	$141,850	$154	54
645 Montrose Ave SE	0.45mi	2/1.0 (-1)	928 (-12%)	3mo	$165,000	$178	52
1507 Gladstone Ave SE	0.43mi	2/1.0 (-1)	918 (-12%)	3mo	$149,000	$162	52
120 10 1/2 St SE	0.62mi	3/1.0	939 (-10%)	5mo	$123,500	$132	49
422 Arbor Ave SE	0.69mi	2/2.0 (-1)	971 (-7%)	1mo	$205,000	$211	45
1146 Morehead Ave SE	0.52mi	2/2.0 (-1)	1,200 (+14%)	0mo	$229,950	$192	42

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: -10.0%
• Equity multiple: 0.64×
• Total profit: $-13,640
• Equity at exit: $19,935

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-1,438
• Equity at exit: $11,560

Cash invested: $37,435 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,364 high
• Mortgage (P&I): −$701
• Tax from tax record: −$129 /mo · $1,551/yr
• Insurance: −$56
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $125

Break-even live

Break-even rent $1,206

Max offer price $133,698

Occupancy floor 86%

Sensitivity live

Price	-10% $201	-5% $163	+0% $125	+5% $88	+10% $50
Rent	-10% $18	-5% $72	+0% $125	+5% $179	+10% $233
Rate	-1.0pp $193	-0.5pp $159	base $125	+0.5pp $91	+1.0pp $56

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: $33,424
• Closing costs: $4,011
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1513 Morningside St SE Roanoke, VA	2.0	1.0	900	$1,200	$1.33	14d	1	0.26mi
1015 12th St SE Roanoke, VA	3.0	1.0	1072	$923	$0.86	44d	1	0.27mi
730 Murray Ave SE Roanoke, VA	3.0	1.0	1163	$1,525	$1.31	21d	1	0.28mi
730 Murray Ave SE Roanoke, VA	3.0	1.0	1163	$1,525	$1.31	44d	1	0.28mi
922 12th St SE Unit A Roanoke, VA	2.0	1.0	800	$899	$1.12	44d	1	0.32mi
950 Morgan Ave SE Roanoke, VA	2.0	2.0	869	$1,550	$1.78	44d	1	0.40mi
1016 15th St SE #2 Roanoke, VA	3.0	1.5	1084	$995	$0.92	14d	1	0.48mi
439 Cedar Bluff Ave SE Roanoke, VA	2.0	1.0	716	$2,350	$3.28	14d	1	0.66mi
1605 Church Ave SE Roanoke, VA	2.0	1.0	776	$1,200	$1.55	14d	1	0.69mi
520 Riverland Rd SE Roanoke, VA	2.0	1.0	948	$1,500	$1.58	44d	1	0.75mi
770 Riverland Rd SE Roanoke, VA	3.0	2.0	1200	$2,100	$1.75	44d	1	0.77mi
635 Riverland Rd SE Roanoke, VA	2.0	1.0	905	$1,250	$1.38	14d	1	0.77mi
703 Riverland Rd SE Roanoke, VA	2.0	1.0	1000	$1,250	$1.25	44d	1	0.78mi
420 Riverland Rd SE Roanoke, VA	2.0	1.0	834	$975	$1.17	21d	1	0.78mi
1816 Bennington St SE Roanoke, VA	2.0	1.5	938	$1,023	$1.09	21d	1	0.80mi
1625 Padbury Ave SE Roanoke, VA	4.0	1.0	1210	$1,700	$1.40	14d	1	0.92mi
1905 Wise Ave SE Roanoke, VA	2.0	1.0	1044	$1,123	$1.08	14d	1	0.92mi
217 Mountain Ave SW Unit 217-2 Roanoke, VA	2.0	1.0	700	$945	$1.35	44d	1	1.14mi
1810 Rutrough Rd SE Roanoke, VA	2.0	1.0	777	$1,225	$1.58	21d	1	1.22mi
1119 Franklin Rd SW Unit BensonFranklin 05 Roanoke, VA	2.0	1.0	900	$1,297	$1.44	44d	1	1.27mi
355 Highland Ave SW Apt 1 Roanoke, VA	2.0	1.0	900	$1,150	$1.28	21d	1	1.28mi
339 Cedar Ave Vinton, VA	2.0	1.0	830	$1,200	$1.45	44d	1	1.35mi
220 8th St Vinton, VA	2.0	1.0	850	$1,199	$1.41	14d	1	1.37mi
216 Patton Ave NW Unit 2 Roanoke, VA	2.0	1.0	1240	$1,025	$0.83	21d	1	1.39mi
430 Day Ave SW Unit A Roanoke, VA	2.0	1.0	1444	$1,650	$1.14	44d	1	1.43mi
1708 Baldwin Ave NE Unit A Roanoke, VA	2.0	1.5	952	$1,550	$1.63	44d	1	1.44mi
233 W Cleveland Ave Vinton, VA	2.0	1.0	1270	$1,250	$0.98	44d	1	1.47mi

Listing history 18 events

1. 2026-03-17
   status Pending
2. 2026-02-05
   price $133,698
3. 2026-01-05
   price $136,426
4. 2025-11-13
   price $139,210
5. 2025-10-08
   price $142,051
6. 2025-08-08
   listed $144,950 Active
7. 2024-12-18
   historical $1,200
8. 2024-11-20
   listed $1,225
9. 2024-10-25
   historical $1,225
10. 2024-10-22
    listed $1,225
11. 2022-05-11
    soldstatus $280,000
12. 2019-07-12
    soldstatus $60,000 384-char remark

    Show marketing remark (384 chars)

    MUST SEE THIS WARM AND INVITING HOME. THE FLOOR PLAN HAS A VERY NICE FLOW. MUDROOM/LAUNDRY ROOM , BIG KITCHEN WITH LOTS OF CABINETS AND PANTRY SPACE , HARDWOOD FLOORS , TILT IN WINDOWS, GUTTERING AND DOWN SPOUTS 5 YEARS OLD. ROOF 7 YEARS OLD. NEW HOT WATER HEATER 2018. LARGE FENCED IN YARD. COVERED FRONT PORCH. WELL INSULATED. HOLDS HEAT IN THE WINTER AND HOLDS COOL IN THE SUMMER.

13. 2019-07-12
    soldstatus $60,000

    Show marketing remark (384 chars)

    MUST SEE THIS WARM AND INVITING HOME. THE FLOOR PLAN HAS A VERY NICE FLOW. MUDROOM/LAUNDRY ROOM , BIG KITCHEN WITH LOTS OF CABINETS AND PANTRY SPACE , HARDWOOD FLOORS , TILT IN WINDOWS, GUTTERING AND DOWN SPOUTS 5 YEARS OLD. ROOF 7 YEARS OLD. NEW HOT WATER HEATER 2018. LARGE FENCED IN YARD. COVERED FRONT PORCH. WELL INSULATED. HOLDS HEAT IN THE WINTER AND HOLDS COOL IN THE SUMMER.

14. 2018-10-02
    listed $73,450 384-char remark

    Show marketing remark (384 chars)

    MUST SEE THIS WARM AND INVITING HOME. THE FLOOR PLAN HAS A VERY NICE FLOW. MUDROOM/LAUNDRY ROOM , BIG KITCHEN WITH LOTS OF CABINETS AND PANTRY SPACE , HARDWOOD FLOORS , TILT IN WINDOWS, GUTTERING AND DOWN SPOUTS 5 YEARS OLD. ROOF 7 YEARS OLD. NEW HOT WATER HEATER 2018. LARGE FENCED IN YARD. COVERED FRONT PORCH. WELL INSULATED. HOLDS HEAT IN THE WINTER AND HOLDS COOL IN THE SUMMER.

15. 2013-10-25
    soldstatus $65,000
16. 2013-10-24
    soldstatus $65,000 163-char remark

    Show marketing remark (163 chars)

    Appliances work great but ''as-is''. Roof 2 years old. New windows, guttering and down spouts. Perfectly maintained home. Shows great. Fenced yard, 5 ceiling fans.

17. 2013-09-03
    listed $69,950 163-char remark

    Show marketing remark (163 chars)

    Appliances work great but ''as-is''. Roof 2 years old. New windows, guttering and down spouts. Perfectly maintained home. Shows great. Fenced yard, 5 ceiling fans.

18. 1980-09-23
    soldstatus $24,000

ⓘ 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: $1,551 · $129/mo
• Projected year-2 tax: $1,551 · $129/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 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $16,374
• − Mortgage interest: −$7,489
• − Property taxes: −$1,551
• − Insurance: −$1,466
• − Repairs & maintenance: −$1,310
• − Management: −$1,310
• − Depreciation: −$3,889
• Taxable loss: −$642
• Est. tax savings @ 24.0%: +$154
• After-tax cash flow: $1,659/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

+457.1% since first listed

18 events — show timeline

• 2026-03-17 Pending — MLSRV
• 2026-02-05 Price Changed $133,698 MLSRV
• 2026-01-05 Price Changed $136,426 MLSRV
• 2025-11-13 Price Changed $139,210 MLSRV
• 2025-10-08 Price Changed $142,051 MLSRV
• 2025-08-08 Listed $144,950 MLSRV
• 2024-12-18 Rental Removed $1,200 MLSRV
• 2024-11-20 Listed for Rent $1,225 MLSRV
• 2024-10-25 Rental Removed $1,225 MLSRV
• 2024-10-22 Listed for Rent $1,225 MLSRV
• 2022-05-11 Sold (Public Records) $280,000 Public Records
• 2019-07-12 Sold (Public Records) $60,000 Public Records
• 2019-07-12 Sold (MLS) $60,000 MLSRV
• 2018-10-02 Listed $73,450 MLSRV
• 2013-10-25 Sold (Public Records) $65,000 Public Records
• 2013-10-24 Sold (MLS) $65,000 MLSRV
• 2013-09-03 Listed $69,950 MLSRV
• 1980-09-23 Sold (Public Records) $24,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $1,551 · +12.6% YoY. Source: county tax records.