652 Montrose Ave SE · Roanoke, VA 24013

$125,930

3 bd · 1.0 ba · 1,085 sqft · SingleFamily public records · 60 Days on market

Built 1918 4,791 sqft lot $116/sqft · at area comps Est $132k · at est.

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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 +26.6/30.0
• ARV discount +9.4/15.0
• DSCR +9.1/10.0
• 1% rule +6.4/10.0
• 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

Vacant. No heating.

Key facts

• 4,791 sq ft lot
• Garage
• Built 1918

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $126k.

Deal economics

• At list price, monthly cash flow is $336 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $126k).
• Recommended offer: $122k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: 77 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 34% 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 $870 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y 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

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.
• 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 $122,152 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.14% ✓
• Cap rate: 9.50%
• Cash-on-cash: 11.45%
• DSCR: 1.51
• GRM: 7.3

CMA / ARV

• ARV (median comp): $131,564
• List price: $125,930
• Delta: -4.28%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1543 Buena Vista Blvd SE	0.39mi	3/1.5	1,045 (-4%)	0mo	$180,000	$172	73
645 Montrose Ave SE	0.03mi	2/1.0 (-1)	928 (-14%)	3mo	$165,000	$178	67
1144 Tompkins Ave SE	0.58mi	3/1.0	1,043 (-4%)	2mo	$95,000	$91	65
1014 Jamison Ave SE	0.55mi	2/1.0 (-1)	1,070 (-1%)	3mo	$45,000	$42	64
1305 Penmar Ave SE	0.62mi	2/1.0 (-1)	1,064 (-2%)	1mo	$105,000	$99	62
422 Arbor Ave SE	0.26mi	2/2.0 (-1)	971 (-10%)	1mo	$205,000	$211	60
739 Riverland Rd SE	0.51mi	3/2.0	1,132 (+4%)	6mo	$202,500	$179	60
1105 Montrose Ave SE	0.43mi	2/1.0 (-1)	1,203 (+11%)	3mo	$174,000	$145	55
1330 13 1/2 St SE	0.70mi	3/1.5	1,024 (-6%)	5mo	$162,500	$159	52
923 Morehead Ave SE	0.43mi	3/1.5	923 (-15%)	6mo	$141,850	$154	48
1018 Morehead Ave SE	0.52mi	3/2.0	1,232 (+14%)	1mo	$260,000	$211	48
1146 Morehead Ave SE	0.73mi	2/2.0 (-1)	1,200 (+11%)	0mo	$229,950	$192	39

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: 0.7%
• Equity multiple: 1.03×
• Total profit: $992
• Equity at exit: $18,777

10-year hold

• IRR: 10.4%
• Equity multiple: 1.80×
• Total profit: $28,349
• Equity at exit: $10,888

Cash invested: $35,260 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,433 high
• Mortgage (P&I): −$660
• Tax from tax record: −$83 /mo · $991/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $336

Break-even live

Break-even rent $1,007

Max offer price $125,930

Occupancy floor 72%

Sensitivity live

Price	-10% $408	-5% $372	+0% $336	+5% $301	+10% $265
Rent	-10% $223	-5% $280	+0% $336	+5% $393	+10% $450
Rate	-1.0pp $400	-0.5pp $368	base $336	+0.5pp $304	+1.0pp $271

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: $31,482
• Closing costs: $3,778
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
730 Murray Ave SE Roanoke, VA	3.0	1.0	1163	$1,525	$1.31	44d	1	0.17mi
730 Murray Ave SE Roanoke, VA	3.0	1.0	1163	$1,525	$1.31	22d	1	0.17mi
439 Cedar Bluff Ave SE Roanoke, VA	2.0	1.0	716	$2,350	$3.28	14d	1	0.26mi
420 Riverland Rd SE Roanoke, VA	2.0	1.0	834	$975	$1.17	22d	1	0.39mi
520 Riverland Rd SE Roanoke, VA	2.0	1.0	948	$1,500	$1.58	44d	1	0.41mi
635 Riverland Rd SE Roanoke, VA	2.0	1.0	905	$1,250	$1.38	14d	1	0.47mi
703 Riverland Rd SE Roanoke, VA	2.0	1.0	1000	$1,250	$1.25	44d	1	0.48mi
950 Morgan Ave SE Roanoke, VA	2.0	2.0	869	$1,550	$1.78	44d	1	0.52mi
770 Riverland Rd SE Roanoke, VA	3.0	2.0	1200	$2,100	$1.75	44d	1	0.56mi
1513 Morningside St SE Roanoke, VA	2.0	1.0	900	$1,200	$1.33	14d	1	0.59mi
1015 12th St SE Roanoke, VA	3.0	1.0	1072	$923	$0.86	44d	1	0.61mi
922 12th St SE Unit A Roanoke, VA	2.0	1.0	800	$899	$1.12	44d	1	0.63mi
217 Mountain Ave SW Unit 217-2 Roanoke, VA	2.0	1.0	700	$945	$1.35	44d	1	0.78mi
1016 15th St SE #2 Roanoke, VA	3.0	1.5	1084	$995	$0.92	14d	1	0.86mi
1119 Franklin Rd SW Unit BensonFranklin 05 Roanoke, VA	2.0	1.0	900	$1,297	$1.44	44d	1	0.88mi
355 Highland Ave SW Apt 1 Roanoke, VA	2.0	1.0	900	$1,150	$1.28	22d	1	0.91mi
1605 Church Ave SE Roanoke, VA	2.0	1.0	776	$1,200	$1.55	14d	1	0.99mi
1816 Bennington St SE Roanoke, VA	2.0	1.5	938	$1,023	$1.09	22d	1	1.06mi
430 Day Ave SW Unit A Roanoke, VA	2.0	1.0	1444	$1,650	$1.14	44d	1	1.08mi
1625 Padbury Ave SE Roanoke, VA	4.0	1.0	1210	$1,700	$1.40	14d	1	1.17mi
216 Patton Ave NW Unit 2 Roanoke, VA	2.0	1.0	1240	$1,025	$0.83	22d	1	1.22mi
1905 Wise Ave SE Roanoke, VA	2.0	1.0	1044	$1,123	$1.08	14d	1	1.25mi
333 Harrison Ave NW Roanoke, VA	3.0	2.0	1186	$1,123	$0.95	22d	1	1.37mi
1810 Rutrough Rd SE Roanoke, VA	2.0	1.0	777	$1,225	$1.58	22d	1	1.37mi
401 Rutherford Ave NW Roanoke, VA	3.0	1.0	1064	$1,450	$1.36	44d	1	1.41mi
701 Salem Ave SW Roanoke, VA	2.0	1.0	1250	$1,950	$1.56	44d	1	1.45mi

Listing history 29 events

1. 2026-06-21
   days on market $125,930 Active 60 DOM
2. 2026-06-18
   days on market $125,930 Active 57 DOM
3. 2026-06-17
   days on market $125,930 Active 56 DOM
4. 2026-06-16
   days on market $125,930 Active 55 DOM
5. 2026-06-15
   days on market $125,930 Active 54 DOM
6. 2026-06-14
   days on market $125,930 Active 52 DOM
7. 2026-06-13
   days on market $125,930 Active 51 DOM
8. 2026-06-10
   days on market $125,930 Active 49 DOM
9. 2026-06-09
   days on market $125,930 Active 48 DOM
10. 2026-06-08
    days on market $125,930 Active 47 DOM
11. 2026-06-05
    days on market $125,930 Active 43 DOM
12. 2026-06-03
    days on market $125,930 Active 42 DOM
13. 2026-06-02
    days on market $125,930 Active 41 DOM
14. 2026-06-01
    days on market $125,930 Active 40 DOM
15. 2026-05-31
    days on market $125,930 Active 39 DOM
16. 2026-05-30
    days on market $125,930 Active 38 DOM
17. 2026-04-22
    listed $125,930 Active 19-char remark

    Show marketing remark (19 chars)

    Vacant. No heating.

18. 2025-09-30
    historical
19. 2025-08-08
    price $123,411
20. 2025-05-18
    price $125,930
21. 2025-03-20
    listed $128,500 Active
22. 2018-08-24
    soldstatus $290,000
23. 2018-08-23
    soldstatus $41,000
24. 2018-04-23
    listed $56,000
25. 2002-05-23
    historical
26. 2002-03-28
    listed $64,950
27. 1999-11-24
    soldstatus $25,000
28. 1992-06-30
    soldstatus $26,100
29. 1991-10-25
    soldstatus $29,650

ⓘ 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: $991 · $83/mo
• Projected year-2 tax: $1,033 · $86/mo
• Expected delta: +$42/yr (+$3/mo · 4.2%)

ⓘ 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 2/10 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: $17,191
• − Mortgage interest: −$7,054
• − Property taxes: −$991
• − Insurance: −$630
• − Repairs & maintenance: −$1,375
• − Management: −$1,375
• − Depreciation: −$3,663
• Taxable income: $2,103
• Est. tax owed @ 24.0%: −$505
• After-tax cash flow: $3,531/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

+324.7% since first listed

13 events — show timeline

• 2026-04-22 Listed $125,930 MLSRV
• 2025-09-30 Listing Removed — MLSRV
• 2025-08-08 Price Changed $123,411 MLSRV
• 2025-05-18 Price Changed $125,930 MLSRV
• 2025-03-20 Listed $128,500 MLSRV
• 2018-08-24 Sold (Public Records) $290,000 Public Records
• 2018-08-23 Sold (MLS) $41,000 MLSRV
• 2018-04-23 Listed $56,000 MLSRV
• 2002-05-23 Listing Removed — MLSRV
• 2002-03-28 Listed $64,950 MLSRV
• 1999-11-24 Sold (Public Records) $25,000 Public Records
• 1992-06-30 Sold (Public Records) $26,100 Public Records
• 1991-10-25 Sold (Public Records) $29,650 Public Records

Property tax history

+2.2%/yr

Latest (2025): $991 · +7.7% YoY. Source: county tax records.