1012 Crescent St NW · Roanoke, VA 24017

$86,900

2 bd · 1.0 ba · 1,276 sqft · SingleFamily public records · 33 Days on market

Built 1949 0.43 ac lot Est $130k · 33% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.1/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great investment property. Would make a great flip or rental or even a starter home. The home features a covered front porch, living room, kitchen, dining room, 3 bedrooms and a full bathroom. Also includes an additional vacant lot. Call today for your showing.

Key facts

• Covered front porch
• 0.43 acre lot
• Built 1949

Tags

• COVERED FRONT PORCH
• ADDITIONAL VACANT LOT

Property features AI

Finance

• Other: Lot approximately 0.43 acres (18,730.8 sq ft)
• Financial info: Annual tax amount reported

Exterior

• Home design: Residential property; Built in 1949
• Construction: Year built: 1949
• Exterior features: Front porch

Interior

• Bedrooms: 3 bedrooms total; 2 main-level bedrooms
• Flooring: Wood flooring; Vinyl flooring
• Bathrooms: 1 full bathroom; 1 main-level bathroom
• Heating & cooling: Forced air gas heating
• Interior features: 7 total rooms; Wood and vinyl flooring; One fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $87k.

Deal economics

• At list price, monthly cash flow is $393 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $87k).
• Recommended offer: $84k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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: Westside Elementary (math 10% / reading 28%, grade F, #1,093 of 1,108 statewide, top 99%, 640 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 97% FRL vs 67% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.7%/yr); 151 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% of comp listings sitting > 30 days — soft ceiling on asking rent; 113 units permitted in Roanoke city in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $601 of loan paydown is wiped out by about $3k 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 + 5.7% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $20k; list at $87k implies a 336% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,293 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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 1949 — 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: 1.50% ✓
• Cap rate: 11.72%
• Cash-on-cash: 19.39%
• DSCR: 1.86
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $130,152
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1012 Crescent St NW	0.00mi	3/1.0 (+1)	1,276 (0%)	1mo	$78,000	$61	94
1006 Crescent St NW	0.02mi	2/1.0	1,456 (+14%)	6mo	$115,000	$79	71
2820 Clifton St NW	0.34mi	2/1.0	1,224 (-4%)	17mo	$87,500	$71	63
2315 Salem Tpke NW	0.45mi	2/1.0	1,363 (+7%)	9mo	$132,000	$97	60
857 30th St NW	0.31mi	3/2.0 (+1)	1,258 (-1%)	19mo	$128,000	$102	58
1321 Aspen St NW	0.32mi	2/2.0	1,432 (+12%)	6mo	$180,000	$126	56
2927 Grand Ave NW	0.35mi	2/1.0	1,380 (+8%)	21mo	$110,000	$80	52
1402 Aspen St NW	0.37mi	3/1.5 (+1)	1,417 (+11%)	12mo	$200,000	$141	48
1513 Aspen St NW	0.50mi	3/1.0 (+1)	1,143 (-10%)	8mo	$198,950	$174	47
2819 Cove Rd NW	0.68mi	3/1.0 (+1)	1,412 (+11%)	16mo	$218,000	$154	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 · 5.71% rent growth · sell at horizon

5-year hold

• IRR: 14.5%
• Equity multiple: 1.60×
• Total profit: $14,662
• Equity at exit: $12,957

10-year hold

• IRR: 25.3%
• Equity multiple: 3.51×
• Total profit: $61,060
• Equity at exit: $7,514

Cash invested: $24,332 (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: 151
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,306 high
• Mortgage (P&I): −$456
• Tax from tax record: −$147 /mo · $1,764/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $393

Break-even live

Break-even rent $809

Max offer price $86,900

Occupancy floor 65%

Sensitivity live

Price	-10% $442	-5% $418	+0% $393	+5% $369	+10% $344
Rent	-10% $290	-5% $342	+0% $393	+5% $445	+10% $496
Rate	-1.0pp $437	-0.5pp $415	base $393	+0.5pp $371	+1.0pp $348

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: $21,725
• Closing costs: $2,607
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2744 Melrose Ave NW Roanoke, VA	1.0–2.0	1.0–1.5	936	$1,045	$1.12	14d	7	0.26mi
2608 Florida Ave NW Roanoke, VA	3.0	1.0	1394	$1,600	$1.15	21d	1	0.39mi
733 29th St NW Roanoke, VA	2.0–3.0	2.0	1022	$1,449	$1.42	14d	4	0.43mi
2731 Cove Rd NW Roanoke, VA	3.0	2.5	1427	$1,523	$1.07	44d	1	0.64mi
3340 Hershberger Rd NW Roanoke, VA	2.0	1.0	924	$1,050	$1.14	44d	1	0.89mi
1533 Rugby Blvd NW Roanoke, VA	3.0	1.0	1500	$1,475	$0.98	44d	1	1.00mi
1531 Syracuse Ave NW Roanoke, VA	3.0	1.0	1488	$1,675	$1.13	44d	1	1.02mi
1825 Patterson Ave SW Unit B Roanoke, VA	2.0	1.0	1000	$850	$0.85	44d	1	1.20mi
3533 Ferncliff Ave NW Roanoke, VA	1.0–3.0	1.0	980	$1,142	$1.16	14d	11	1.25mi
3802 Panorama Ave NW #2 Roanoke, VA	2.0	1.0	900	$995	$1.11	44d	1	1.28mi
3802 Panorama Ave NW #6 Roanoke, VA	2.0	1.0	900	$1,050	$1.17	44d	1	1.28mi
3802 Panorama Ave NW #12 Roanoke, VA	3.0	1.0	1100	$995	$0.90	44d	1	1.28mi
2801 Hershberger Rd NW Roanoke, VA	1.0–2.0	1.0–2.0	956	$1,965	$2.06	14d	14	1.28mi
821 12th St NW Roanoke, VA	3.0	2.0	1508	$1,625	$1.08	44d	1	1.32mi
1117 Rugby Blvd NW Unit B Roanoke, VA	2.0	1.0	1048	$778	$0.74	21d	1	1.33mi
1630 Patterson Ave SW Unit B Roanoke, VA	3.0	1.0	1200	$1,395	$1.16	44d	1	1.33mi
10 12 1/2 St SW Roanoke, VA	3.0	1.5	999	$1,023	$1.02	44d	1	1.42mi

Listing history 6 events

1. 2026-04-28
   status Pending
2. 2026-04-09
   status Active
3. 2026-03-26
   status Pending
4. 2026-03-12
   listed $86,900 Active
5. 1996-04-03
   soldstatus $19,950
6. 1988-09-26
   soldstatus $19,950

ⓘ 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: $1,764 · $147/mo
• Projected year-2 tax: $1,764 · $147/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 · 18 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: $15,678
• − Mortgage interest: −$4,868
• − Property taxes: −$1,764
• − Insurance: −$434
• − Repairs & maintenance: −$1,254
• − Management: −$1,254
• − Depreciation: −$2,528
• Taxable income: $3,575
• Est. tax owed @ 24.0%: −$858
• After-tax cash flow: $3,860/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

+335.6% since first listed

6 events — show timeline

• 2026-04-28 Pending — MLSRV
• 2026-04-09 Relisted — MLSRV
• 2026-03-26 Pending — MLSRV
• 2026-03-12 Listed $86,900 MLSRV
• 1996-04-03 Sold (Public Records) $19,950 Public Records
• 1988-09-26 Sold (Public Records) $19,950 Public Records

Property tax history

+9.9%/yr

Latest (2025): $1,764 · +10.5% YoY. Source: county tax records.