9151 Roanoke Rd · Elliston, VA 24087

$235,000

2 bd · 1.0 ba · 1,352 sqft · SingleFamily public records · 3 Days on market

Built 1950 0.34 ac lot $174/sqft · 40% above area Est $168k · 40% over

---

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).

• Cash flow +16.7/30.0
• Appreciation +10.0/10.0
• Schools +5.4/10.0
• DSCR +5.2/10.0
• 1% rule +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Thoughtfully updated 2-bedroom, 1-bath home offering approximately 1,300 square feet of finished living space, plus an unfinished basement for storage or additional usable space. Improvements during the seller's ownership include refinished wood floors, LVP in the kitchen and bath, an updated bathroom, painted basement, and a heat pump installed in 2021. The kitchen was also updated with a new stove and refrigerator in 2021. Many windows have been replaced. A small stream borders the property line, creating a relaxing backdrop the sellers have enjoyed. The in-ground pool is ready for summer enjoyment, and the detached garage/workshop with storage and a mechanic’s pit offers great flexibility. Convenient location within about 30 minutes of both Blacksburg and Roanoke.

Key facts

• Replaced windows
• New stove
• Heat pump

Tags

• REFINISHED WOOD FLOORS
• UPDATED BATHROOM
• HEAT PUMP
• NEW STOVE
• NEW REFRIGERATOR
• REPLACED WINDOWS

Property features AI

Finance

• Other: Property listed for $235,000

Exterior

• Parking: 1 covered parking space
• Utilities: Electric heat pump
• Home design: Residential property; Built in 1950
• Construction: Built in 1950
• Exterior features: Large lot of about 0.34 acres

Interior

• Kitchen: Wall oven
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Wood
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Heat pump (electric) for heating and cooling
• Interior features: Wood flooring; Wall oven; Fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $90 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (15.1% below list).
• Recommended offer: $200k (15.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#342 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment F.
• Montgomery County Public School District (urban): math 57% / reading 70% proficiency, ranked #47 of 131 in VA (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Eastern Montgomery Elementary (math 27% / reading 42%, grade F, #966 of 1,108 statewide, top 89%, 385 students, 76% FRL); Shawsville Middle (math 41% / reading 56%, grade C-, #244 of 342 statewide, top 72%, 208 students, 74% FRL); Eastern Montgomery High (math 72% / reading 77%, grade B+, #107 of 319 statewide, top 37%, 282 students, 62% FRL) — zoned schools average 71% FRL vs 32% district-wide (39 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 33 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 323 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• Montgomery County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $66k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 21y 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 $90k; list at $235k implies a 161% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 8→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,500 (15.1% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.85% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.65%
• DSCR: 1.12
• GRM: 9.8

CMA / ARV

• ARV (median comp): $167,982
• List price: $235,000
• Delta: 39.90%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.4%
• Equity multiple: 3.03×
• Total profit: $133,655
• Equity at exit: $211,707

10-year hold

• IRR: 22.4%
• Equity multiple: 6.91×
• Total profit: $388,983
• Equity at exit: $456,553

Cash invested: $65,800 (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 24087

• Home prices YoY: 4.3%
• Active inventory: 33
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,995 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$100 /mo · $1,205/yr
• Insurance: −$98
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $90

Break-even live

Break-even rent $1,881

Max offer price $235,000

Occupancy floor 90%

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
239 Louise Ln Elliston, VA	3.0	2.5	1568	$1,995	$1.27	21d	1	1.05mi

Listing history 10 events

1. 2026-05-04
   status Pending 783-char remark

   Show marketing remark (783 chars)

   Thoughtfully updated 2-bedroom, 1-bath home offering approximately 1,300 square feet of finished living space, plus an unfinished basement for storage or additional usable space. Improvements during the seller's ownership include refinished wood floors, LVP in the kitchen and bath, an updated bathroom, painted basement, and a heat pump installed in 2021. The kitchen was also updated with a new stove and refrigerator in 2021. Many windows have been replaced. A small stream borders the property line, creating a relaxing backdrop the sellers have enjoyed. The in-ground pool is ready for summer enjoyment, and the detached garage/workshop with storage and a mechanic’s pit offers great flexibility. Convenient location within about 30 minutes of both Blacksburg and Roanoke.

2. 2026-05-04
   status Pending 777-char remark

   Show marketing remark (783 chars)

   Thoughtfully updated 2-bedroom, 1-bath home offering approximately 1,300 square feet of finished living space, plus an unfinished basement for storage or additional usable space. Improvements during the seller's ownership include refinished wood floors, LVP in the kitchen and bath, an updated bathroom, painted basement, and a heat pump installed in 2021. The kitchen was also updated with a new stove and refrigerator in 2021. Many windows have been replaced. A small stream borders the property line, creating a relaxing backdrop the sellers have enjoyed. The in-ground pool is ready for summer enjoyment, and the detached garage/workshop with storage and a mechanic’s pit offers great flexibility. Convenient location within about 30 minutes of both Blacksburg and Roanoke.

3. 2026-05-01
   listed $235,000 Active 783-char remark

   Show marketing remark (783 chars)

   Thoughtfully updated 2-bedroom, 1-bath home offering approximately 1,300 square feet of finished living space, plus an unfinished basement for storage or additional usable space. Improvements during the seller's ownership include refinished wood floors, LVP in the kitchen and bath, an updated bathroom, painted basement, and a heat pump installed in 2021. The kitchen was also updated with a new stove and refrigerator in 2021. Many windows have been replaced. A small stream borders the property line, creating a relaxing backdrop the sellers have enjoyed. The in-ground pool is ready for summer enjoyment, and the detached garage/workshop with storage and a mechanic’s pit offers great flexibility. Convenient location within about 30 minutes of both Blacksburg and Roanoke.

4. 2026-05-01
   listed $235,000 Active 777-char remark

   Show marketing remark (783 chars)

   Thoughtfully updated 2-bedroom, 1-bath home offering approximately 1,300 square feet of finished living space, plus an unfinished basement for storage or additional usable space. Improvements during the seller's ownership include refinished wood floors, LVP in the kitchen and bath, an updated bathroom, painted basement, and a heat pump installed in 2021. The kitchen was also updated with a new stove and refrigerator in 2021. Many windows have been replaced. A small stream borders the property line, creating a relaxing backdrop the sellers have enjoyed. The in-ground pool is ready for summer enjoyment, and the detached garage/workshop with storage and a mechanic’s pit offers great flexibility. Convenient location within about 30 minutes of both Blacksburg and Roanoke.

5. 2020-08-05
   soldstatus $90,000

   Show marketing remark (469 chars)

   THIS COUNTRY HOME FEATURE 3 BEDROOMS, 1 BATH, LARGE LIVING ROOM, EAT IN KITCHEN, ENCLOSED PORCH AND IN GROUND POOL. OVERSIZE 1 CAR DETACHED GARAGE AND WORKSHOP. Owner and nonprofit buyers only for the first 21 days. Investor offers will be reviewed starting day 21. Buyers will be required to sign an occupancy cert. Sellers will review offers after the property has been on the market 7 days. * * * All offers to be submitted via Propoffers, BY THE BUYERS AGENT ONLY

6. 2020-03-10
   listed $94,900

   Show marketing remark (469 chars)

   THIS COUNTRY HOME FEATURE 3 BEDROOMS, 1 BATH, LARGE LIVING ROOM, EAT IN KITCHEN, ENCLOSED PORCH AND IN GROUND POOL. OVERSIZE 1 CAR DETACHED GARAGE AND WORKSHOP. Owner and nonprofit buyers only for the first 21 days. Investor offers will be reviewed starting day 21. Buyers will be required to sign an occupancy cert. Sellers will review offers after the property has been on the market 7 days. * * * All offers to be submitted via Propoffers, BY THE BUYERS AGENT ONLY

7. 2008-01-04
   soldstatus $132,500
8. 2006-06-16
   soldstatus $132,950
9. 2006-06-08
   soldstatus $133,000
10. 2005-10-19
    listed $134,950

ⓘ 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: $1,205 · $100/mo
• Projected year-2 tax: $1,927 · $161/mo
• Expected delta: +$722/yr (+$60/mo · 60.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 8 d/yr ≥98°F today · 22 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: $23,940
• − Mortgage interest: −$13,164
• − Property taxes: −$1,205
• − Insurance: −$1,842
• − Repairs & maintenance: −$1,915
• − Management: −$1,915
• − Depreciation: −$6,836
• Taxable loss: −$2,937
• Est. tax savings @ 24.0%: +$705
• After-tax cash flow: $1,783/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: Montgomery County Public School District
• NCES district ID: 5102520
• Math proficiency: 57% ▼ -29.00%
• Reading proficiency: 70% ▼ -11.00%
• Median HH income: $46,618
• Composite: 53.6/100
• National rank: #1440
• State rank: #47 of 131 in VA

Livability — Elliston

• Score: 64/100
• State rank: #342
• US rank: #13622

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment F Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elliston, VA
• Population (ZIP): 3,948

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 105,748 people
• By 2030: 110,301 · +4.3%
• By 2040: 115,652 · +9.4%
• By 2050: 119,651 · +13.1%
• By 2075: 126,005 · +19.2%
• By 2100: 129,771 · +22.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 19% Two or more races 6% Black 3%
• Hispanic origin (detail): Mexican 15% Puerto Rican 3%
• Common ancestry: Romanian 3% Italian 2% Serbian 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 94% English-only · Spanish 6%

Political lean MEDSL · Montgomery

• 2024 margin: Toss-up / Even · D 50.9% · R 47.4% · Other 1.7%
• 2008→2024 swing: -1.4pp toward R · 2008: 4.9pp · 2024: 3.5pp
• All cycles: 2024: D+3.5 2020: D+5.8 2016: D+1.3 2012: R+0.2 2008: D+4.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.65%
• Current HPI: 258.6535
• Rent YoY: —
• Metro: —
• 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

+74.1% since first listed

10 events — show timeline

• 2026-05-04 Pending — NRVMLS
• 2026-05-04 Pending — MLSRV
• 2026-05-01 Listed $235,000 MLSRV
• 2026-05-01 Listed $235,000 NRVMLS
• 2020-08-05 Sold (MLS) $90,000 MLSRV
• 2020-03-10 Listed $94,900 MLSRV
• 2008-01-04 Sold (Public Records) $132,500 Public Records
• 2006-06-16 Sold (MLS) $132,950 MLSRV
• 2006-06-08 Sold (Public Records) $133,000 Public Records
• 2005-10-19 Listed $134,950 MLSRV

Property tax history

+1.8%/yr

Latest (2025): $1,205 · +1.3% YoY. Source: county tax records.