2255 Dunkirk Ave NE · Roanoke, VA 24012

$214,998

2 bd · 1.0 ba · 1,275 sqft · SingleFamily public records · 41 Days on market

Built 1948 0.34 ac lot Est $237k · 9% under

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Why this score? — see what drove the D- 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 +11.7/15.0
• Cash flow +7.2/30.0
• Rent growth +5.0/5.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice Brick home! This 4 Bedroom home has new Roof, Replacement windows, HVAC approx. 5 years old, Hot water heater 2 years old. Nice yard two porches & garage & carport! Sold in ''as-is'' seller to make no repairs. Inspections welcome for Purchasers info only. Seller to provide a home warranty for the first year.

Key facts

• Hardwood floors
• Replacement windows
• Detached garage

Tags

• HARDWOOD FLOORS
• REPLACEMENT WINDOWS
• FULL UNFINISHED BASEMENT
• ARCHITECTURAL SHINGLE ROOF
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-761 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $81k (62.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (36.0% below list).
• Recommended offer: $81k (62.5% below list) — sets the bar for cash-flow.

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; 15 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 31% of the median local income ($53k/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 $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.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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 $127k; list at $215k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,647 (62.5% 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. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 62% concession, seller financing, or rate buy-down credit?
3. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
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 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: 4.62%
• Cash-on-cash: -5.98%
• DSCR: 0.73
• GRM: 13.0

CMA / ARV

• ARV (on-the-fly): $237,150
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
421 7th St	0.21mi	3/1.0 (+1)	1,252 (-2%)	1mo	$100,000	$80	81
446 Tinker Ave	0.12mi	2/1.0	1,200 (-6%)	14mo	$196,000	$163	73
2213 Carvin St NE	0.18mi	2/1.0	1,373 (+8%)	7mo	$180,147	$131	73
2315 Vale Ave	0.07mi	3/2.0 (+1)	1,166 (-8%)	4mo	$246,000	$211	70
1526 20th St NE	0.74mi	2/1.0	1,240 (-3%)	14mo	$139,950	$113	50
2912 Vinyard Ave NE	0.67mi	3/2.0 (+1)	1,295 (+2%)	11mo	$280,000	$216	48
440 W Cleveland Ave	0.37mi	3/2.0 (+1)	1,368 (+7%)	18mo	$120,000	$88	47
520 S Poplar St	0.69mi	3/1.5 (+1)	1,336 (+5%)	10mo	$249,100	$186	45
1522 Archbold Ave NE	0.67mi	3/2.5 (+1)	1,260 (-1%)	16mo	$250,000	$198	43
303 E Madison Ave	0.56mi	2/1.0	1,122 (-12%)	16mo	$195,500	$174	41
1507 23rd St NE	0.71mi	3/2.0 (+1)	1,139 (-11%)	2mo	$249,000	$219	39
305 N Blair St	0.65mi	2/2.0	1,399 (+10%)	14mo	$262,500	$188	38

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: -38.0%
• Equity multiple: -0.26×
• Total profit: $-75,768
• Equity at exit: $32,057

10-year hold

• IRR: -25.7%
• Equity multiple: -0.57×
• Total profit: $-94,290
• Equity at exit: $18,589

Cash invested: $60,199 (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: 13.0×

Monthly cashflow live

• Estimated rent: $1,375 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$169 /mo · $2,032/yr
• Insurance: −$90
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $-761

Break-even live

Break-even rent $2,338

Max offer price $80,647

Occupancy floor —

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1708 Baldwin Ave NE Unit A Roanoke, VA	2.0	1.5	952	$1,550	$1.63	43d	1	0.42mi
233 W Cleveland Ave Vinton, VA	2.0	1.0	1270	$1,250	$0.98	43d	1	0.42mi
2802 Vinyard Ave NE Unit 2 Roanoke, VA	2.0	1.0	950	$1,295	$1.36	13d	1	0.54mi
2812 Vinyard Ave NE Unit 2 Roanoke, VA	2.0	1.0	950	$1,295	$1.36	21d	1	0.55mi
317 Jefferson Ave Vinton, VA	2.0	1.0	980	$1,525	$1.56	43d	1	0.69mi
312 Bowman St Unit 212 Vinton, VA	2.0	1.0	1246	$850	$0.68	21d	1	0.74mi
528 E Cleveland Ave Unit 5 Vinton, VA	2.0	1.0	889	$1,495	$1.68	43d	1	0.80mi
528 E Cleveland Ave Unit 6 Vinton, VA	2.0	1.0	875	$1,525	$1.74	43d	1	0.80mi
1905 Wise Ave SE Roanoke, VA	2.0	1.0	1044	$1,123	$1.08	13d	1	0.85mi
3006 Hickory Woods Dr NE Roanoke, VA	1.0–3.0	1.0–2.0	922	$1,608	$1.74	13d	20	0.93mi
1817 Dale Ave SE Roanoke, VA	3.0	1.0	1820	$2,100	$1.15	43d	1	1.10mi
3343 Glade Creek Blvd NE Roanoke, VA	1.0–3.0	1.0–2.0	1131	$1,802	$1.59	13d	28	1.13mi
1016 15th St SE #2 Roanoke, VA	3.0	1.5	1084	$995	$0.92	13d	1	1.24mi
909 13th St SE Roanoke, VA	3.0	1.0	1870	$1,199	$0.64	43d	1	1.36mi
1015 12th St SE Roanoke, VA	3.0	1.0	1072	$923	$0.86	43d	1	1.47mi

Listing history 10 events

1. 2026-04-23
   status Pending
2. 2026-04-08
   price $214,998
3. 2026-03-13
   listed $222,998 Active
4. 2021-01-13
   soldstatus $127,000
5. 2021-01-13
   soldstatus $127,000
6. 2021-01-12
   soldstatus $127,000 326-char remark

   Show marketing remark (326 chars)

   Nice Brick home! This 4 Bedroom home has new Roof, Replacement windows, HVAC approx. 5 years old, Hot water heater 2 years old. Nice yard two porches & garage & carport! Sold in ''as-is'' seller to make no repairs. Inspections welcome for Purchasers info only. Seller to provide a home warranty for the first year.

7. 2020-11-23
   listed $132,500 326-char remark

   Show marketing remark (326 chars)

   Nice Brick home! This 4 Bedroom home has new Roof, Replacement windows, HVAC approx. 5 years old, Hot water heater 2 years old. Nice yard two porches & garage & carport! Sold in ''as-is'' seller to make no repairs. Inspections welcome for Purchasers info only. Seller to provide a home warranty for the first year.

8. 2012-11-16
   soldstatus $87,000
9. 2012-11-15
   soldstatus $87,000 210-char remark

   Show marketing remark (210 chars)

   Nice Brick Home with Front Sitting Porch, Single Garage & Carport. Back covered Porch- Priced to Sell! Sold in ''as-is'' condition except for termite letter. Inspections welcome for Purchasers info only.

10. 2012-05-21
    listed $94,950 210-char remark

    Show marketing remark (210 chars)

    Nice Brick Home with Front Sitting Porch, Single Garage & Carport. Back covered Porch- Priced to Sell! Sold in ''as-is'' condition except for termite letter. Inspections welcome for Purchasers info only.

ⓘ 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: $2,032 · $169/mo
• Projected year-2 tax: $2,032 · $169/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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥101°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: $16,501
• − Mortgage interest: −$12,043
• − Property taxes: −$2,032
• − Insurance: −$6,600
• − Repairs & maintenance: −$1,320
• − Management: −$1,320
• − Depreciation: −$6,254
• Taxable loss: −$13,069
• Est. tax savings @ 24.0%: +$3,137
• After-tax cash flow: $-5,990/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

+126.4% since first listed

10 events — show timeline

• 2026-04-23 Pending — MLSRV
• 2026-04-08 Price Changed $214,998 MLSRV
• 2026-03-13 Listed $222,998 MLSRV
• 2021-01-13 Sold (Public Records) $127,000 Public Records
• 2021-01-13 Sold (Public Records) $127,000 Public Records
• 2021-01-12 Sold (MLS) $127,000 MLSRV
• 2020-11-23 Listed $132,500 MLSRV
• 2012-11-16 Sold (Public Records) $87,000 Public Records
• 2012-11-15 Sold (MLS) $87,000 MLSRV
• 2012-05-21 Listed $94,950 MLSRV

Property tax history

+7.2%/yr

Latest (2025): $2,032 · +7.1% YoY. Source: county tax records.