756 Kenyon Rd · Vinton, VA 24179

$260,000

3 bd · 1.0 ba · 1,026 sqft · SingleFamily public records · 88 Days on market

Built 1972 10,454 sqft lot $253/sqft · 69% above area Est $304k · 14% 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 +14.0/15.0
• Schools +6.4/10.0
• Cash flow +5.9/30.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.5/10.0
• DSCR +0.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully upgraded 3-bedroom, 1-bath bricks ranch located in a desirable area in Vinton (Roanoke County). This charming home features hardwood floors throughout, offering both warmth and character. Recent updates enhance the home while maintaining its classic appeal. Enjoy comfortable one-level living with a functional layout, spacious rooms, and plenty of natural light. Situated in quiet, established community, conveniently located near shopping, dining.

Key facts

• One-level living
• Natural light
• Spacious rooms

Tags

• HARDWOOD FLOORS
• ONE-LEVEL LIVING
• FUNCTIONAL LAYOUT
• SPACIOUS ROOMS
• NATURAL LIGHT
• QUIET COMMUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-505 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (34.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (45.2% below list).
• Recommended offer: $142k (45.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 80/100 on livability (#61 in VA, #1,742 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, commute F.
• Roanoke County Public School District (suburban): math 71% / reading 78% proficiency, ranked #9 of 131 in VA (top 7%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Herman L. Horn Elementary (math 57% / reading 72%, grade B, #416 of 1,108 statewide, top 41%, 407 students, 72% FRL); William Byrd Middle (math 68% / reading 74%, grade A, #77 of 342 statewide, top 23%, 827 students, 42% FRL); William Byrd High (math 77% / reading 89%, grade A, #33 of 319 statewide, top 11%, 1,142 students, 38% FRL) — zoned schools average 51% FRL vs 22% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 158 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 360 units permitted in Roanoke County in 2024 (228 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 $8k of value loss. Plan a longer hold.
• Roanoke County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($244k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $147k; list at $260k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $142,386 (45.2% 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 88 days. Have you received any prior offers? Is the seller open to a 45% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — 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. 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?
8. 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.
9. 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.
10. 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: 0.55% ✗
• Cap rate: 3.96%
• Cash-on-cash: -8.33%
• DSCR: 0.63
• GRM: 15.2

CMA / ARV

• ARV (median comp): $303,897
• List price: $260,000
• Delta: -14.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
742 Kenyon Rd	0.04mi	3/1.0	1,000 (-2%)	17mo	$240,000	$240	80
584 Stacie Dr	0.30mi	3/1.0	988 (-4%)	17mo	$226,000	$229	66
596 Stacie Dr	0.32mi	3/1.0	988 (-4%)	23mo	$210,000	$213	60
1117 Halliahurst Ave	0.58mi	3/2.0	1,092 (+6%)	21mo	$239,950	$220	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -31.0%
• Equity multiple: -0.02×
• Total profit: $-74,401
• Equity at exit: $38,767

10-year hold

• IRR: -34.3%
• Equity multiple: -0.46×
• Total profit: $-106,565
• Equity at exit: $22,480

Cash invested: $72,800 (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 24179

• Active inventory: 158
• Price-to-rent: 15.2×

Monthly cashflow live

• Estimated rent: $1,424 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$158 /mo · $1,901/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $-505

Break-even live

Break-even rent $2,064

Max offer price $170,719

Occupancy floor —

Sensitivity live

Price	-10% $-358	-5% $-432	+0% $-505	+5% $-579	+10% $-653
Rent	-10% $-618	-5% $-562	+0% $-505	+5% $-449	+10% $-393
Rate	-1.0pp $-374	-0.5pp $-439	base $-505	+0.5pp $-573	+1.0pp $-641

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
312 Bowman St Unit 212 Vinton, VA	2.0	1.0	1246	$850	$0.68	22d	1	0.86mi
851 E Washington Ave Unit A-8 Vinton, VA	2.0	1.0	800	$1,200	$1.50	15d	1	0.90mi
855 E Washington Ave Vinton, VA	2.0	1.0	800	$1,200	$1.50	45d	1	0.90mi
855 E Washington Ave Vinton, VA	2.0	1.0	750	$1,200	$1.60	22d	1	0.90mi
856 Coolbrook Rd Unit 5 Vinton, VA	2.0	1.0	750	$1,100	$1.47	45d	1	0.94mi
2812 Vinyard Ave NE Unit 2 Roanoke, VA	2.0	1.0	950	$1,295	$1.36	22d	1	0.96mi
2802 Vinyard Ave NE Unit 2 Roanoke, VA	2.0	1.0	950	$1,295	$1.36	15d	1	0.97mi
528 E Cleveland Ave Unit 6 Vinton, VA	2.0	1.0	875	$1,525	$1.74	45d	1	1.08mi
528 E Cleveland Ave Unit 8 Vinton, VA	2.0	1.0	786	$1,395	$1.77	45d	1	1.08mi
528 E Cleveland Ave Unit 3 Vinton, VA	2.0	1.0	787	$1,475	$1.87	22d	1	1.08mi
528 E Cleveland Ave Unit 5 Vinton, VA	2.0	1.0	889	$1,495	$1.68	45d	1	1.08mi
3343 Glade Creek Blvd NE Roanoke, VA	1.0–3.0	1.0–2.0	1131	$2,230	$1.97	14d	28	1.17mi
317 Jefferson Ave Vinton, VA	2.0	1.0	980	$1,525	$1.56	45d	1	1.26mi
3006 Hickory Woods Dr NE Roanoke, VA	1.0–3.0	1.0–2.0	922	$1,890	$2.05	14d	20	1.28mi
100 Highland Rd Vinton, VA	1.0–2.0	1.0–2.0	665	$1,195	$1.80	14d	1	1.34mi

Listing history 23 events

1. 2026-06-18
   days on market $260,000 Active 88 DOM
2. 2026-06-17
   days on market $260,000 Active 87 DOM
3. 2026-06-16
   days on market $260,000 Active 86 DOM
4. 2026-06-15
   days on market $260,000 Active 85 DOM
5. 2026-06-14
   days on market $260,000 Active 83 DOM
6. 2026-06-13
   days on market $260,000 Active 82 DOM
7. 2026-06-10
   days on market $260,000 Active 80 DOM
8. 2026-06-09
   days on market $260,000 Active 79 DOM
9. 2026-06-08
   days on market $260,000 Active 78 DOM
10. 2026-06-05
    days on market $260,000 Active 74 DOM
11. 2026-06-02
    days on market $260,000 Active 72 DOM
12. 2026-06-01
    days on market $260,000 Active 71 DOM
13. 2026-05-31
    days on market $260,000 Active 70 DOM
14. 2026-05-30
    days on market $260,000 Active 69 DOM
15. 2026-04-21
    price $260,000 461-char remark

    Show marketing remark (461 chars)

    Beautifully upgraded 3-bedroom, 1-bath bricks ranch located in a desirable area in Vinton (Roanoke County). This charming home features hardwood floors throughout, offering both warmth and character. Recent updates enhance the home while maintaining its classic appeal. Enjoy comfortable one-level living with a functional layout, spacious rooms, and plenty of natural light. Situated in quiet, established community, conveniently located near shopping, dining.

16. 2026-03-22
    listed $265,000 Active 461-char remark

    Show marketing remark (461 chars)

    Beautifully upgraded 3-bedroom, 1-bath bricks ranch located in a desirable area in Vinton (Roanoke County). This charming home features hardwood floors throughout, offering both warmth and character. Recent updates enhance the home while maintaining its classic appeal. Enjoy comfortable one-level living with a functional layout, spacious rooms, and plenty of natural light. Situated in quiet, established community, conveniently located near shopping, dining.

17. 2026-03-05
    soldstatus $146,815
18. 2019-08-27
    soldstatus $147,000
19. 2019-08-26
    soldstatus $147,000 223-char remark

    Show marketing remark (223 chars)

    Remodeled 3 bedroom ranch. New kitchen countertops and cabinets, all new stainless steel appliances. new roof. Updated windows, refinished hardwoods. updated bathroom. unfinished basement. Seller installing new gas furnace.

20. 2019-03-21
    listed $147,500 223-char remark

    Show marketing remark (223 chars)

    Remodeled 3 bedroom ranch. New kitchen countertops and cabinets, all new stainless steel appliances. new roof. Updated windows, refinished hardwoods. updated bathroom. unfinished basement. Seller installing new gas furnace.

21. 2018-11-19
    soldstatus $81,000
22. 2018-11-16
    soldstatus $81,000
23. 2018-10-29
    listed $69,950

ⓘ 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: $1,901 · $158/mo
• Projected year-2 tax: $2,132 · $178/mo
• Expected delta: +$231/yr (+$19/mo · 12.1%)

ⓘ 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 2/10 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,086
• − Mortgage interest: −$14,564
• − Property taxes: −$1,901
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,367
• − Management: −$1,367
• − Depreciation: −$7,564
• Taxable loss: −$10,977
• Est. tax savings @ 24.0%: +$2,634
• After-tax cash flow: $-3,430/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 County Public School District
• NCES district ID: 5103330
• Math proficiency: 71% ▼ -19.00%
• Reading proficiency: 78% ▼ -6.00%
• Median HH income: $60,526
• Composite: 64.08/100
• National rank: #578
• State rank: #9 of 131 in VA

Livability — Vinton

• Score: 80/100
• State rank: #61
• US rank: #1742

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vinton, VA
• Population (ZIP): 18,834

Population outlook (Roanoke County) Hauer SSP2

• Today (2025): 98,162 people
• By 2030: 99,793 · +1.7%
• By 2040: 101,965 · +3.9%
• By 2050: 103,328 · +5.3%
• By 2075: 108,641 · +10.7%
• By 2100: 104,845 · +6.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 4% Black 3% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Roanoke

• 2024 margin: Strong R (+22.5) · D 38.2% · R 60.7% · Other 1.1%
• 2008→2024 swing: -1.4pp toward R · 2008: -21.1pp · 2024: -22.5pp
• All cycles: 2024: R+22.5 2020: R+21.8 2016: R+28.1 2012: R+25.6 2008: R+21.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -117.89%
• Current HPI: 186.9964
• 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

+271.7% since first listed

9 events — show timeline

• 2026-04-21 Price Changed $260,000 MLSRV
• 2026-03-22 Listed $265,000 MLSRV
• 2026-03-05 Sold (Public Records) $146,815 Public Records
• 2019-08-27 Sold (Public Records) $147,000 Public Records
• 2019-08-26 Sold (MLS) $147,000 MLSRV
• 2019-03-21 Listed $147,500 MLSRV
• 2018-11-19 Sold (MLS) $81,000 MLSRV
• 2018-11-16 Sold (Public Records) $81,000 Public Records
• 2018-10-29 Listed $69,950 MLSRV

Property tax history

+4.6%/yr

Latest (2025): $1,901 · +1.5% YoY. Source: county tax records.