1378 Craig Robertson Rd SE · Roanoke, VA 24014

$239,000

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 97 Days on market

Built 1976 8,712 sqft lot $237/sqft · 62% above area Est $295k · 19% 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 +15.0/15.0
• Cash flow +6.2/30.0
• Rent growth +4.7/5.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This freshly updated 3-bedroom, 1-bath ranch offers comfortable living with a convenient location just minutes from Carilion Roanoke Memorial Hospital, Downtown Roanoke, shopping, and restaurants. Inside, you'll find fresh paint throughout and durable LVP flooring, creating a clean and modern feel. The eat-in kitchen provides a cozy space for everyday meals and gatherings. This home also features an unfinished walkout basement, offering excellent potential for storage, a workshop, or future expansion. Step outside to enjoy the large, fenced backyard, perfect for relaxing or outdoor entertaining. A paved driveway provides plenty of parking for family and guests. Whether you're looking for your first home or downsizing, this move-in ready home offers comfort, convenience and room to grow.

Key facts

• Fresh paint
• Eat-in kitchen
• Convenient location

Tags

• CONVENIENT LOCATION
• FRESH PAINT
• LVP FLOORING
• EAT-IN KITCHEN
• UNFINISHED WALKOUT BASEMENT
• LARGE FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $-438 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $162k (32.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (40.8% below list).
• Recommended offer: $141k (40.8% 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.
• Market conditions: Rents rising fast (+8.8%/yr); 155 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $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

• It's been on market 97 days — a 9% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y 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 $103k; list at $239k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,495 (40.8% 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 97 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.59% ✗
• Cap rate: 4.10%
• Cash-on-cash: -7.85%
• DSCR: 0.65
• GRM: 14.1

CMA / ARV

• ARV (median comp): $295,489
• List price: $239,000
• Delta: -19.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1333 Thomason Rd SE	0.13mi	3/2.0	1,003 (-0%)	1mo	$249,750	$249	89
1342 Craig Robertson Rd SE	0.08mi	2/1.0 (-1)	1,090 (+8%)	2mo	$175,000	$161	76
1355 Gillette Ave SE	0.06mi	2/1.0 (-1)	974 (-3%)	14mo	$155,000	$159	75
1368 Craig Robertson Rd SE	0.02mi	2/1.0 (-1)	1,121 (+11%)	11mo	$243,500	$217	66
2649 Garden City Blvd SE	0.32mi	2/1.0 (-1)	1,012 (+0%)	22mo	$159,000	$157	61
1028 Markham Cir SE	0.66mi	3/1.0	1,033 (+2%)	17mo	$181,000	$175	51
2111 Woodland Rd SE	0.71mi	3/2.0	1,140 (+13%)	1mo	$287,000	$252	40
2908 Jae Valley Rd	0.59mi	2/1.0 (-1)	950 (-6%)	22mo	$129,700	$137	40

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: -25.1%
• Equity multiple: 0.12×
• Total profit: $-59,154
• Equity at exit: $35,636

10-year hold

• IRR: -11.2%
• Equity multiple: 0.20×
• Total profit: $-53,511
• Equity at exit: $20,664

Cash invested: $66,920 (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 24014

• Rents YoY: 8.8%
• Active inventory: 155
• Price-to-rent: 14.1×

Monthly cashflow live

• Estimated rent: $1,415 high
• Mortgage (P&I): −$1,253
• Tax from tax record: −$202 /mo · $2,429/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $-438

Break-even live

Break-even rent $1,969

Max offer price $161,711

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1810 Rutrough Rd SE Roanoke, VA	2.0	1.0	777	$1,225	$1.58	21d	1	0.52mi
1625 Padbury Ave SE Roanoke, VA	4.0	1.0	1210	$1,700	$1.40	13d	1	0.88mi
1816 Bennington St SE Roanoke, VA	2.0	1.5	938	$1,023	$1.09	21d	1	0.95mi
770 Riverland Rd SE Roanoke, VA	3.0	2.0	1200	$2,100	$1.75	43d	1	1.04mi
950 Morgan Ave SE Roanoke, VA	2.0	2.0	869	$1,550	$1.78	43d	1	1.10mi
3517 Troxell Rd SE Roanoke, VA	2.0	1.0	870	$1,260	$1.45	21d	1	1.15mi
3517 Troxell Rd SE Unit 3519 Roanoke, VA	2.0	1.0	870	$1,260	$1.45	43d	1	1.15mi
703 Riverland Rd SE Roanoke, VA	2.0	1.0	1000	$1,250	$1.25	43d	1	1.20mi
635 Riverland Rd SE Roanoke, VA	2.0	1.0	905	$1,250	$1.38	13d	1	1.21mi
1513 Morningside St SE Roanoke, VA	2.0	1.0	900	$1,200	$1.33	13d	1	1.30mi
520 Riverland Rd SE Roanoke, VA	2.0	1.0	948	$1,500	$1.58	43d	1	1.31mi
420 Riverland Rd SE Roanoke, VA	2.0	1.0	834	$975	$1.17	21d	1	1.48mi

Listing history 25 events

1. 2026-06-18
   days on market $239,000 Active 97 DOM
2. 2026-06-17
   days on market $239,000 Active 96 DOM
3. 2026-06-16
   days on market $239,000 Active 95 DOM
4. 2026-06-15
   days on market $239,000 Active 94 DOM
5. 2026-06-14
   days on market $239,000 Active 92 DOM
6. 2026-06-13
   days on market $239,000 Active 91 DOM
7. 2026-06-10
   days on market $239,000 Active 89 DOM
8. 2026-06-09
   days on market $239,000 Active 88 DOM
9. 2026-06-08
   days on market $239,000 Active 87 DOM
10. 2026-06-05
    days on market $239,000 Active 83 DOM
11. 2026-06-03
    days on market $239,000 Active 82 DOM
12. 2026-06-02
    days on market $239,000 Active 81 DOM
13. 2026-06-01
    days on market $239,000 Active 80 DOM
14. 2026-05-31
    days on market $239,000 Active 79 DOM
15. 2026-05-30
    days on market $239,000 Active 78 DOM
16. 2026-03-13
    listed $249,000 Active 799-char remark

    Show marketing remark (799 chars)

    This freshly updated 3-bedroom, 1-bath ranch offers comfortable living with a convenient location just minutes from Carilion Roanoke Memorial Hospital, Downtown Roanoke, shopping, and restaurants. Inside, you'll find fresh paint throughout and durable LVP flooring, creating a clean and modern feel. The eat-in kitchen provides a cozy space for everyday meals and gatherings. This home also features an unfinished walkout basement, offering excellent potential for storage, a workshop, or future expansion. Step outside to enjoy the large, fenced backyard, perfect for relaxing or outdoor entertaining. A paved driveway provides plenty of parking for family and guests. Whether you're looking for your first home or downsizing, this move-in ready home offers comfort, convenience and room to grow.

17. 2019-03-27
    soldstatus $103,000 301-char remark

    Show marketing remark (301 chars)

    MOVE-IN READY! Charming ranch offering 3 bedrooms, 1 full bath, and lots of room to grow with a full walkout basement. The fenced in backyard is great for kids or dog owners. Heat pump was installed in 2013. This home is conveniently located footsteps from the recently developed Garden City Greenway.

18. 2019-03-27
    soldstatus $103,000

    Show marketing remark (301 chars)

    MOVE-IN READY! Charming ranch offering 3 bedrooms, 1 full bath, and lots of room to grow with a full walkout basement. The fenced in backyard is great for kids or dog owners. Heat pump was installed in 2013. This home is conveniently located footsteps from the recently developed Garden City Greenway.

19. 2019-02-18
    listed $115,000 301-char remark

    Show marketing remark (301 chars)

    MOVE-IN READY! Charming ranch offering 3 bedrooms, 1 full bath, and lots of room to grow with a full walkout basement. The fenced in backyard is great for kids or dog owners. Heat pump was installed in 2013. This home is conveniently located footsteps from the recently developed Garden City Greenway.

20. 2011-06-22
    soldstatus $100,000
21. 2010-06-30
    historical
22. 2009-09-15
    listed $124,900
23. 2009-08-31
    historical
24. 2009-02-06
    listed $124,900
25. 1992-03-20
    soldstatus $28,000

ⓘ 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: $2,429 · $202/mo
• Projected year-2 tax: $2,429 · $202/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 19 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: $16,979
• − Mortgage interest: −$13,388
• − Property taxes: −$2,429
• − Insurance: −$1,195
• − Repairs & maintenance: −$1,358
• − Management: −$1,358
• − Depreciation: −$6,953
• Taxable loss: −$9,702
• Est. tax savings @ 24.0%: +$2,328
• After-tax cash flow: $-2,922/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): 15,300
• Household income: $70,381
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 209.0

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 (85%)
• Race & ethnicity: White 85% Two or more races 7% Black 5% Hispanic / Latino 5% Asian 1%
• Common ancestry: Serbian 3% Slovak 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -344.06%
• Current HPI: 173.6728
• Rent YoY: ▲ 8.80%
• 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

+789.3% since first listed

10 events — show timeline

• 2026-03-13 Listed $249,000 MLSRV
• 2019-03-27 Sold (Public Records) $103,000 Public Records
• 2019-03-27 Sold (MLS) $103,000 MLSRV
• 2019-02-18 Listed $115,000 MLSRV
• 2011-06-22 Sold (Public Records) $100,000 Public Records
• 2010-06-30 Listing Removed — MLSRV
• 2009-09-15 Listed $124,900 MLSRV
• 2009-08-31 Listing Removed — MLSRV
• 2009-02-06 Listed $124,900 MLSRV
• 1992-03-20 Sold (Public Records) $28,000 Public Records

Property tax history

+7.1%/yr

Latest (2025): $2,429 · +5.6% YoY. Source: county tax records.