2244 Maiden Ln SW · Roanoke, VA 24015

$100,000

4 bd · 2.0 ba · 1,857 sqft · SingleFamily public records

Built 1925 6,098 sqft lot ↓ 18% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.1/5.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW HEAT SYSTEM FEB 1, REMODELED IN 2000, HRWD FLRS REFINISHED, FRESH PAINT & CARPET, NEW KIT & APPLS IN 2000, LEVEL & SPACIOUS BKYARD, WALKING DISTANCE TO GRANDIN VILLAGE, UPSTAIRS LNDY

Key facts

• 6,098 sq ft lot
• 2 parking spots
• Built 1925

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $591 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 13.4% 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: Virginia Heights Elementary (math 52% / reading 57%, grade C, #650 of 1,108 statewide, top 62%, 266 students, 103% FRL); Woodrow Wilson Middle (math 38% / reading 63%, grade C, #226 of 342 statewide, top 67%, 642 students, 99% FRL); Patrick Henry High (math 57% / reading 77%, grade B, #185 of 319 statewide, top 61%, 2,005 students, 95% FRL) — zoned schools average 99% FRL vs 67% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.4%/yr); 120 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 32% of the median local income ($70k/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 $691 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 + 6.4% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 26y 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: property tax is 3.8% of price; built in 1925 — 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 $100,000

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.86% ✓
• Cap rate: 13.38%
• Cash-on-cash: 25.32%
• DSCR: 2.13
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $285,978
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2334 Maiden Ln SW	0.16mi	3/2.5 (-1)	1,802 (-3%)	7mo	$357,500	$198	74
1811 Fareham Rd SW	0.40mi	4/2.5	1,802 (-3%)	0mo	$291,175	$162	74
2236 Mountain View Ter SW	0.39mi	4/2.0	1,936 (+4%)	5mo	$299,000	$154	71
2118 Berkley Ave SW	0.36mi	4/2.0	1,760 (-5%)	7mo	$190,000	$108	69
2136 Denniston Ave SW	0.27mi	5/2.0 (+1)	2,042 (+10%)	2mo	$285,000	$140	64
2316 Fairway Dr SW	0.55mi	3/1.5 (-1)	1,888 (+2%)	0mo	$318,000	$168	64
1930 Brandon Ave SW	0.52mi	4/1.0	1,969 (+6%)	6mo	$254,000	$129	56
1923 Brandon Ave SW	0.51mi	3/2.5 (-1)	1,984 (+7%)	5mo	$329,950	$166	53
2629 Fairway Dr SW	0.66mi	3/2.0 (-1)	1,949 (+5%)	7mo	$279,000	$143	50
2315 Roanoke Ave SW	0.58mi	3/1.0 (-1)	1,680 (-10%)	6mo	$82,000	$49	43
1656 Brandon Ave SW	0.68mi	3/1.5 (-1)	2,074 (+12%)	3mo	$344,000	$166	40
2219 Langdon Rd SW	0.72mi	3/1.5 (-1)	1,610 (-13%)	2mo	$245,000	$152	36

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 · 6.39% rent growth · sell at horizon

5-year hold

• IRR: 23.3%
• Equity multiple: 2.00×
• Total profit: $28,135
• Equity at exit: $14,910

10-year hold

• IRR: 33.6%
• Equity multiple: 4.66×
• Total profit: $102,422
• Equity at exit: $8,646

Cash invested: $28,000 (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 24015

• Rents YoY: 6.4%
• Active inventory: 120
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,861 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$313 /mo · $3,762/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $591

Break-even live

Break-even rent $1,113

Max offer price $100,000

Occupancy floor 63%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1668 Brandon Ave SW Roanoke, VA	3.0	1.0	1552	$1,849	$1.19	44d	1	0.70mi
1609 Chapman Ave SW Unit B Roanoke, VA	4.0	1.0	1400	$1,545	$1.10	21d	1	1.04mi
1017 Ferdinand Ave SW Roanoke, VA	4.0	2.5	2248	$1,795	$0.80	44d	1	1.43mi

Listing history 8 events

1. 2026-05-19
   listed $100,000
2. 2026-05-19
   historical
3. 2006-03-01
   soldstatus $169,500
4. 2006-03-01
   soldstatus $169,500
5. 2001-04-03
   soldstatus $127,000 204-char remark

   Show marketing remark (204 chars)

   NEW HEAT SYSTEM FEB 1, REMODELED IN 2000, HRWD FLRS REFINISHED, FRESH PAINT & CARPET, NEW KIT & APPLS IN 2000, LEVEL & SPACIOUS BKYARD, WALKING DISTANCE TO GRANDIN VILLAGE, UPSTAIRS LNDY

6. 2001-02-09
   listed $127,000 204-char remark

   Show marketing remark (204 chars)

   NEW HEAT SYSTEM FEB 1, REMODELED IN 2000, HRWD FLRS REFINISHED, FRESH PAINT & CARPET, NEW KIT & APPLS IN 2000, LEVEL & SPACIOUS BKYARD, WALKING DISTANCE TO GRANDIN VILLAGE, UPSTAIRS LNDY

7. 2000-03-30
   soldstatus $121,950 132-char remark

   Show marketing remark (132 chars)

   ALL NEW KIT, NEW BATH, NEW CARPET, REF. HRWD FLRS & FRESH PAINT, WASHER/DRYER HOOKUP UPSTAIRS, NEW KITCHEN APPL, WALKIN PANTRY

8. 2000-01-26
   listed $121,950 132-char remark

   Show marketing remark (132 chars)

   ALL NEW KIT, NEW BATH, NEW CARPET, REF. HRWD FLRS & FRESH PAINT, WASHER/DRYER HOOKUP UPSTAIRS, NEW KITCHEN APPL, WALKIN PANTRY

ⓘ 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: $3,762 · $313/mo
• Projected year-2 tax: $3,762 · $313/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 ≥100°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: $22,335
• − Mortgage interest: −$5,602
• − Property taxes: −$3,762
• − Insurance: −$500
• − Repairs & maintenance: −$1,787
• − Management: −$1,787
• − Depreciation: −$2,909
• Taxable income: $5,989
• Est. tax owed @ 24.0%: −$1,437
• After-tax cash flow: $5,653/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): 15,865
• Household income: $69,831
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 525.0

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: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 7% Black 5% Hispanic / Latino 5% Asian 2%
• Common ancestry: Italian 5% Slovak 3% Serbian 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 2% Tagalog/Filipino 1% Other Indo-European 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: ▼ -333.83%
• Current HPI: 192.3108
• Rent YoY: ▲ 6.39%
• 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

-18.0% since first listed

8 events — show timeline

• 2026-05-19 Listing Removed — MLSRV
• 2026-05-19 Listed $100,000 MLSRV
• 2006-03-01 Sold (Public Records) $169,500 Public Records
• 2006-03-01 Sold (Public Records) $169,500 Public Records
• 2001-04-03 Sold (MLS) $127,000 MLSRV
• 2001-02-09 Listed $127,000 MLSRV
• 2000-03-30 Sold (MLS) $121,950 MLSRV
• 2000-01-26 Listed $121,950 MLSRV

Property tax history

+5.0%/yr

Latest (2025): $3,762 · +5.0% YoY. Source: county tax records.