5225 Morwanda St NW · Roanoke, VA 24017

$225,000

3 bd · 1.0 ba · 900 sqft · SingleFamily public records · 12 Days on market

Built 1957 0.28 ac lot $250/sqft · 95% above area Est $231k · at est.

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Why this score? — see what drove the F 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).

• ARV discount +8.7/15.0
• Cash flow +7.4/30.0
• Schools +4.1/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• 1% rule +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming brick ranch featuring 3 bedrooms and 2 full baths, with finished lower level offering additional living space. This move in ready home showcases newly refinished hardwood floors and fresh paint throughout. THIS ONE WILL NOT LAST LONG!

Key facts

• 0.28 acre lot
• Built 1957
• Listed 12 days

Property features AI

Exterior

• Parking: Off-street parking
• Home design: Residential property; Built in 1957
• Exterior features: Front porch

Interior

• Bedrooms: 3 bedrooms total; 2 main-level bedrooms
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Forced air gas heating; Has heating; Has cooling
• Interior features: Storage; Wood and screen doors

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-293 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (23.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (35.7% below list).
• Recommended offer: $145k (35.7% below list) — sets the bar for 1% rule.

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: Fairview Elementary (math 46% / reading 58%, grade C-, #696 of 1,108 statewide, top 66%, 505 students, 100% FRL); Woodrow Wilson Middle (math 38% / reading 63%, grade C, #226 of 342 statewide, top 67%, 642 students, 99% 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 (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.7%/yr); 152 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d 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).
• This rent runs 37% of the median local income ($47k/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 $2k of loan paydown is wiped out by about $7k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,730 (35.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1957 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.64% ✗
• Cap rate: 4.73%
• Cash-on-cash: -5.58%
• DSCR: 0.75
• GRM: 13.0

CMA / ARV

• ARV (median comp): $231,290
• List price: $225,000
• Delta: -2.72%
• 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
724 Peck St NW	0.16mi	2/1.0 (-1)	927 (+3%)	5mo	$199,900	$216	79
113 Bellevue Ave	0.55mi	2/1.0 (-1)	896 (-0%)	4mo	$185,000	$206	65
809 Ward St	0.14mi	2/1.0 (-1)	774 (-14%)	2mo	$189,000	$244	64
1720 Millbrook St	0.67mi	2/1.0 (-1)	864 (-4%)	3mo	$221,500	$256	55
5121 Springfield Ave NW	0.23mi	3/2.0	1,005 (+12%)	16mo	$215,300	$214	53
4924 Morwanda St NW	0.32mi	2/1.5 (-1)	811 (-10%)	12mo	$176,000	$217	52
4912 Rowe Ridge Rd NW	0.38mi	3/1.0	1,000 (+11%)	15mo	$158,000	$158	51
919 Glenn Ridge Rd NW	0.67mi	3/1.0	1,000 (+11%)	2mo	$130,000	$130	48
103 Ross St	0.65mi	3/1.0	1,000 (+11%)	4mo	$133,400	$133	48
4701 Oak Rd NW	0.72mi	2/1.0 (-1)	895 (-1%)	16mo	$238,950	$267	47
102 Ross St	0.64mi	3/1.0	1,000 (+11%)	8mo	$229,950	$230	44
4701 Desi Rd NW	0.59mi	3/1.0	1,020 (+13%)	16mo	$199,950	$196	37

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 · 5.71% rent growth · sell at horizon

5-year hold

• IRR: -23.2%
• Equity multiple: 0.19×
• Total profit: $-51,127
• Equity at exit: $33,548

10-year hold

• IRR: -12.5%
• Equity multiple: 0.19×
• Total profit: $-51,185
• Equity at exit: $19,454

Cash invested: $63,000 (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 24017

• Home prices YoY: -28.3%
• Rents YoY: 5.7%
• Active inventory: 152
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $1,447 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$163 /mo · $1,954/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $-293

Break-even live

Break-even rent $1,818

Max offer price $173,217

Occupancy floor —

Sensitivity live

Price	-10% $-166	-5% $-229	+0% $-293	+5% $-357	+10% $-420
Rent	-10% $-407	-5% $-350	+0% $-293	+5% $-236	+10% $-179
Rate	-1.0pp $-180	-0.5pp $-236	base $-293	+0.5pp $-351	+1.0pp $-411

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1741 Pexton Ave Salem, VA	3.0	1.0	792	$1,452	$1.83	15d	1	0.89mi
4310 Tyree Rd NW Roanoke, VA	3.0	1.0	913	$1,650	$1.81	15d	1	0.96mi
900 Camelot Dr Salem, VA	1.0–3.0	1.0–1.5	905	$1,760	$1.94	15d	10	0.97mi
3802 Panorama Ave NW #6 Roanoke, VA	2.0	1.0	900	$1,050	$1.17	45d	1	1.08mi
3802 Panorama Ave NW #2 Roanoke, VA	2.0	1.0	900	$995	$1.11	45d	1	1.08mi
3802 Panorama Ave NW #12 Roanoke, VA	3.0	1.0	1100	$995	$0.90	45d	1	1.08mi
803 Roanoke Blvd Salem, VA	2.0	1.0	900	$1,295	$1.44	45d	1	1.44mi
777 Roanoke Blvd Salem, VA	1.0–3.0	1.0	779	$1,505	$1.93	15d	12	1.46mi

Listing history 1 events

1. 2026-05-15
   listed $225,000 Active 243-char remark

ⓘ 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: $1,954 · $163/mo
• Projected year-2 tax: $1,954 · $163/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 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 · 17 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: $17,368
• − Mortgage interest: −$12,603
• − Property taxes: −$1,954
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,389
• − Management: −$1,389
• − Depreciation: −$6,545
• Taxable loss: −$7,639
• Est. tax savings @ 24.0%: +$1,833
• After-tax cash flow: $-1,684/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): 23,678
• Household income: $47,360
• Rent vs Own: 45.0% rent · 55.0% own
• Severe rent burden: 913.0

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 59% White 25% Hispanic / Latino 9% Asian 4% Two or more races 4%
• Hispanic origin (detail): Mexican 2% Cuban 1%
• Common ancestry: Slovak 1% Romanian 1% Lithuanian 1%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 87% English-only · Spanish 8% Other Indo-European 3% German/W. Germanic 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: ▼ -78.29%
• Current HPI: 198.5991
• Rent YoY: ▲ 5.71%
• 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

2 events — show timeline

• 2026-05-27 Pending — MLSRV
• 2026-05-15 Listed $225,000 MLSRV

Property tax history

+6.9%/yr

Latest (2025): $1,954 · +16.2% YoY. Source: county tax records.