3459 Brookrun Cir NE · Roanoke, VA 24012

$195,000

4 bd · 2.0 ba · 955 sqft · SingleFamily public records · 1 Days on market

Built 1990 8,276 sqft lot Est $186k · 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 +23.2/30.0
• DSCR +7.5/10.0
• 1% rule +6.0/10.0
• ARV discount +5.4/15.0
• Rent growth +5.0/5.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you have been looking for a great home on a cul-de-sac then this home is a must that you see. .. Offering 4 bedrooms, 2 full baths, Open floor plan, New roof in 2017, Tile floor in kitchen, New gutters, Family Room, Living Room, Dining Room, Large deck overlooking fenced back yard, Paver patio in back, 1 car attached garage with shop addition on back side, This is one you don't want to miss out on.

Key facts

• 8,276 sq ft lot
• Garage
• Built 1990

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Cap rate 8.5% 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.
• Zoned schools: Fallon Park Elementary (math 33% / reading 42%, grade F, #931 of 1,108 statewide, top 84%, 533 students, 99% FRL); John P. Fishwick Middle (math 33% / reading 60%, grade D+, #264 of 342 statewide, top 77%, 501 students, 98% FRL); William Fleming High (math 66% / reading 68%, grade B, #185 of 319 statewide, top 61%, 1,911 students, 96% 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 rising fast (+10.5%/yr); 194 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 113 units permitted in Roanoke city in 2024 (0 in 5+ unit buildings).
• At $2,152/mo this rent would consume 49% of the median local household income ($53k/yr) (locally 1360% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $55k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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.
• Current owner paid $160k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $195,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.10% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.75%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $186,225
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2843 Belle Ave NE	0.74mi	3/1.0 (-1)	925 (-3%)	23mo	$180,000	$195	32

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: -0.6%
• Equity multiple: 0.98×
• Total profit: $-1,224
• Equity at exit: $29,075

10-year hold

• IRR: 13.9%
• Equity multiple: 2.38×
• Total profit: $75,357
• Equity at exit: $16,860

Cash invested: $54,600 (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: 7.5×

Monthly cashflow live

• Estimated rent: $2,152 medium
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $297

Break-even live

Break-even rent $1,776

Max offer price $195,000

Occupancy floor 81%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3343 Glade Creek Blvd NE Roanoke, VA	1.0–3.0	1.0–2.0	1131	$2,230	$1.97	13d	28	0.24mi
3006 Hickory Woods Dr NE Roanoke, VA	1.0–3.0	1.0–2.0	922	$1,890	$2.05	13d	20	0.47mi

Listing history 15 events

1. 2026-04-23
   status Pending
2. 2026-04-22
   listed $195,000 Active
3. 2018-05-16
   soldstatus $159,960 404-char remark

   Show marketing remark (404 chars)

   If you have been looking for a great home on a cul-de-sac then this home is a must that you see. .. Offering 4 bedrooms, 2 full baths, Open floor plan, New roof in 2017, Tile floor in kitchen, New gutters, Family Room, Living Room, Dining Room, Large deck overlooking fenced back yard, Paver patio in back, 1 car attached garage with shop addition on back side, This is one you don't want to miss out on.

4. 2018-05-16
   soldstatus $159,960

   Show marketing remark (404 chars)

   If you have been looking for a great home on a cul-de-sac then this home is a must that you see. .. Offering 4 bedrooms, 2 full baths, Open floor plan, New roof in 2017, Tile floor in kitchen, New gutters, Family Room, Living Room, Dining Room, Large deck overlooking fenced back yard, Paver patio in back, 1 car attached garage with shop addition on back side, This is one you don't want to miss out on.

5. 2018-03-29
   listed $159,950 404-char remark

   Show marketing remark (404 chars)

   If you have been looking for a great home on a cul-de-sac then this home is a must that you see. .. Offering 4 bedrooms, 2 full baths, Open floor plan, New roof in 2017, Tile floor in kitchen, New gutters, Family Room, Living Room, Dining Room, Large deck overlooking fenced back yard, Paver patio in back, 1 car attached garage with shop addition on back side, This is one you don't want to miss out on.

6. 2016-08-18
   historical
7. 2016-04-18
   listed $149,950
8. 2011-04-21
   soldstatus $144,950
9. 2011-04-21
   soldstatus $144,950
10. 2011-01-10
    listed $144,950
11. 2002-07-11
    soldstatus $114,700
12. 2002-07-08
    soldstatus $114,700
13. 2002-07-08
    soldstatus $114,700
14. 2002-05-22
    listed $115,950
15. 1990-11-19
    soldstatus $60,000

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 18 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: $25,829
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$1,642
• − Repairs & maintenance: −$2,066
• − Management: −$2,066
• − Depreciation: −$5,673
• Taxable income: $534
• Est. tax owed @ 24.0%: −$128
• After-tax cash flow: $3,439/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

+225.0% since first listed

15 events — show timeline

• 2026-04-23 Pending — MLSRV
• 2026-04-22 Listed $195,000 MLSRV
• 2018-05-16 Sold (Public Records) $159,960 Public Records
• 2018-05-16 Sold (MLS) $159,960 MLSRV
• 2018-03-29 Listed $159,950 MLSRV
• 2016-08-18 Listing Removed — MLSRV
• 2016-04-18 Listed $149,950 MLSRV
• 2011-04-21 Sold (Public Records) $144,950 Public Records
• 2011-04-21 Sold (MLS) $144,950 MLSRV
• 2011-01-10 Listed $144,950 MLSRV
• 2002-07-11 Sold (MLS) $114,700 MLSRV
• 2002-07-08 Sold (Public Records) $114,700 Public Records
• 2002-07-08 Sold (Public Records) $114,700 Public Records
• 2002-05-22 Listed $115,950 MLSRV
• 1990-11-19 Sold (Public Records) $60,000 Public Records

Property tax history

-18.1%/yr

Latest (2025): $179 · +2.8% YoY. Source: county tax records.