1019 Rosemary Ave SE · Roanoke, VA 24014

$214,925

3 bd · 2.0 ba · 1,512 sqft · SingleFamily public records · 95 Days on market

Built 1959 0.33 ac lot $142/sqft · 57% above area Est $236k · 9% 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).

• Cash flow +14.8/30.0
• ARV discount +11.5/15.0
• Rent growth +4.7/5.0
• DSCR +4.5/10.0
• Schools +4.1/10.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICED BELOW TAX ASSESSMENT!! Welcome home to this charming 4 bedroom, 2 bathroom property offering comfort, space, and convenience in a prime location. Inside, you'll find a functional layout with an additional oversized family room, providing the perfect space for relaxing, entertaining, or creating a flexible living area to suit your needs. The basement offers excellent potential for future expansion, storage, or workshop space while allowing room to grow and add value over time. Step outside to enjoy the fenced-in yard, ideal for pets, play, or outdoor gatherings. Centrally located, this home provides easy access to shopping, dining, healthcare, and everything the Roanoke area has to offer, making daily living both simple and convenient. Whether you're looking for your first home or space to expand, this property offers endless possibilities in a desirable location. Get your showing scheduled today!

Key facts

• Fenced in yard
• 0.33 acre lot
• 2 parking spots

Tags

• OVERSIZED FAMILY ROOM
• FENCED IN YARD
• POTENTIAL FOR FUTURE EXPANSION
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING
• EASY ACCESS TO HEALTHCARE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $60 ($716/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 $190k (11.7% below list).
• Recommended offer: $190k (11.7% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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.
• Market conditions: Rents rising fast (+8.8%/yr); 157 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $6k 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 95 days — a 9% lower offer ($196k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,824 (11.7% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.88% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.19%
• DSCR: 1.05
• GRM: 9.4

CMA / ARV

• ARV (median comp): $235,862
• List price: $214,925
• Delta: -8.88%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
820 Hartsook Blvd SE	0.15mi	3/2.0	1,492 (-1%)	15mo	$190,000	$127	78
3147 Garden City Blvd SE	0.32mi	2/1.0 (-1)	1,372 (-9%)	4mo	$78,800	$57	57
2721 Garden City Blvd SE	0.36mi	3/1.0	1,316 (-13%)	3mo	$220,000	$167	55
3705 New Spring Branch Rd	0.74mi	3/1.0	1,450 (-4%)	0mo	$289,000	$199	54
4040 Pebble Dr	0.73mi	3/2.0	1,520 (+0%)	13mo	$247,000	$163	54
3077 Woodway Rd	0.70mi	3/2.0	1,440 (-5%)	9mo	$279,000	$194	52
3003 Parham Dr	0.54mi	2/1.0 (-1)	1,580 (+4%)	9mo	$147,000	$93	51
3503 Moran St SE	0.69mi	2/1.0 (-1)	1,488 (-2%)	8mo	$165,000	$111	49
3420 New Spring Branch Rd SE	0.54mi	2/1.0 (-1)	1,352 (-11%)	10mo	$139,500	$103	40
3426 Garden City Blvd SE	0.59mi	3/1.0	1,290 (-15%)	10mo	$162,000	$126	36
3169 Bandy Rd	0.69mi	4/2.5 (+1)	1,728 (+14%)	9mo	$347,500	$201	30
3537 Garden City Blvd SE	0.70mi	4/1.0 (+1)	1,330 (-12%)	12mo	$251,000	$189	29

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: -9.1%
• Equity multiple: 0.65×
• Total profit: $-20,992
• Equity at exit: $32,046

10-year hold

• IRR: 5.9%
• Equity multiple: 1.54×
• Total profit: $32,278
• Equity at exit: $18,583

Cash invested: $60,179 (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: 157
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,898 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$223 /mo · $2,679/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $60

Break-even live

Break-even rent $1,823

Max offer price $214,925

Occupancy floor 92%

Sensitivity live

Price	-10% $181	-5% $121	+0% $60	+5% $-1	+10% $-62
Rent	-10% $-90	-5% $-15	+0% $60	+5% $135	+10% $210
Rate	-1.0pp $168	-0.5pp $114	base $60	+0.5pp $4	+1.0pp $-53

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: $53,731
• Closing costs: $6,448
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 23rd St SW #9 Roanoke, VA	3.0	2.0	1961	$2,150	$1.10	22d	1	1.00mi
770 Riverland Rd SE Roanoke, VA	3.0	2.0	1200	$2,100	$1.75	44d	1	1.03mi
1922 Catawba St SE Roanoke, VA	4.0	1.0	1629	$2,000	$1.23	22d	1	1.40mi
2429 Avenham Ave SW Unit 7 Roanoke, VA	3.0	2.5	1536	$2,000	$1.30	22d	1	1.42mi
1625 Padbury Ave SE Roanoke, VA	4.0	1.0	1210	$1,700	$1.40	14d	1	1.50mi

Listing history 11 events

1. 2026-05-19
   status Pending 916-char remark

   Show marketing remark (916 chars)

   PRICED BELOW TAX ASSESSMENT!! Welcome home to this charming 4 bedroom, 2 bathroom property offering comfort, space, and convenience in a prime location. Inside, you'll find a functional layout with an additional oversized family room, providing the perfect space for relaxing, entertaining, or creating a flexible living area to suit your needs. The basement offers excellent potential for future expansion, storage, or workshop space while allowing room to grow and add value over time. Step outside to enjoy the fenced-in yard, ideal for pets, play, or outdoor gatherings. Centrally located, this home provides easy access to shopping, dining, healthcare, and everything the Roanoke area has to offer, making daily living both simple and convenient. Whether you're looking for your first home or space to expand, this property offers endless possibilities in a desirable location. Get your showing scheduled today!

2. 2026-05-14
   price $214,925 916-char remark

   Show marketing remark (916 chars)

   PRICED BELOW TAX ASSESSMENT!! Welcome home to this charming 4 bedroom, 2 bathroom property offering comfort, space, and convenience in a prime location. Inside, you'll find a functional layout with an additional oversized family room, providing the perfect space for relaxing, entertaining, or creating a flexible living area to suit your needs. The basement offers excellent potential for future expansion, storage, or workshop space while allowing room to grow and add value over time. Step outside to enjoy the fenced-in yard, ideal for pets, play, or outdoor gatherings. Centrally located, this home provides easy access to shopping, dining, healthcare, and everything the Roanoke area has to offer, making daily living both simple and convenient. Whether you're looking for your first home or space to expand, this property offers endless possibilities in a desirable location. Get your showing scheduled today!

3. 2026-05-07
   price $214,950 916-char remark

   Show marketing remark (916 chars)

   PRICED BELOW TAX ASSESSMENT!! Welcome home to this charming 4 bedroom, 2 bathroom property offering comfort, space, and convenience in a prime location. Inside, you'll find a functional layout with an additional oversized family room, providing the perfect space for relaxing, entertaining, or creating a flexible living area to suit your needs. The basement offers excellent potential for future expansion, storage, or workshop space while allowing room to grow and add value over time. Step outside to enjoy the fenced-in yard, ideal for pets, play, or outdoor gatherings. Centrally located, this home provides easy access to shopping, dining, healthcare, and everything the Roanoke area has to offer, making daily living both simple and convenient. Whether you're looking for your first home or space to expand, this property offers endless possibilities in a desirable location. Get your showing scheduled today!

4. 2026-04-30
   price $214,975 916-char remark

   Show marketing remark (916 chars)

   PRICED BELOW TAX ASSESSMENT!! Welcome home to this charming 4 bedroom, 2 bathroom property offering comfort, space, and convenience in a prime location. Inside, you'll find a functional layout with an additional oversized family room, providing the perfect space for relaxing, entertaining, or creating a flexible living area to suit your needs. The basement offers excellent potential for future expansion, storage, or workshop space while allowing room to grow and add value over time. Step outside to enjoy the fenced-in yard, ideal for pets, play, or outdoor gatherings. Centrally located, this home provides easy access to shopping, dining, healthcare, and everything the Roanoke area has to offer, making daily living both simple and convenient. Whether you're looking for your first home or space to expand, this property offers endless possibilities in a desirable location. Get your showing scheduled today!

5. 2026-04-22
   price $215,000 916-char remark

   Show marketing remark (916 chars)

   PRICED BELOW TAX ASSESSMENT!! Welcome home to this charming 4 bedroom, 2 bathroom property offering comfort, space, and convenience in a prime location. Inside, you'll find a functional layout with an additional oversized family room, providing the perfect space for relaxing, entertaining, or creating a flexible living area to suit your needs. The basement offers excellent potential for future expansion, storage, or workshop space while allowing room to grow and add value over time. Step outside to enjoy the fenced-in yard, ideal for pets, play, or outdoor gatherings. Centrally located, this home provides easy access to shopping, dining, healthcare, and everything the Roanoke area has to offer, making daily living both simple and convenient. Whether you're looking for your first home or space to expand, this property offers endless possibilities in a desirable location. Get your showing scheduled today!

6. 2026-04-16
   price $224,950 916-char remark

   Show marketing remark (916 chars)

   PRICED BELOW TAX ASSESSMENT!! Welcome home to this charming 4 bedroom, 2 bathroom property offering comfort, space, and convenience in a prime location. Inside, you'll find a functional layout with an additional oversized family room, providing the perfect space for relaxing, entertaining, or creating a flexible living area to suit your needs. The basement offers excellent potential for future expansion, storage, or workshop space while allowing room to grow and add value over time. Step outside to enjoy the fenced-in yard, ideal for pets, play, or outdoor gatherings. Centrally located, this home provides easy access to shopping, dining, healthcare, and everything the Roanoke area has to offer, making daily living both simple and convenient. Whether you're looking for your first home or space to expand, this property offers endless possibilities in a desirable location. Get your showing scheduled today!

7. 2026-04-09
   price $224,975 916-char remark

   Show marketing remark (916 chars)

   PRICED BELOW TAX ASSESSMENT!! Welcome home to this charming 4 bedroom, 2 bathroom property offering comfort, space, and convenience in a prime location. Inside, you'll find a functional layout with an additional oversized family room, providing the perfect space for relaxing, entertaining, or creating a flexible living area to suit your needs. The basement offers excellent potential for future expansion, storage, or workshop space while allowing room to grow and add value over time. Step outside to enjoy the fenced-in yard, ideal for pets, play, or outdoor gatherings. Centrally located, this home provides easy access to shopping, dining, healthcare, and everything the Roanoke area has to offer, making daily living both simple and convenient. Whether you're looking for your first home or space to expand, this property offers endless possibilities in a desirable location. Get your showing scheduled today!

8. 2026-03-16
   price $225,000 916-char remark

   Show marketing remark (916 chars)

   PRICED BELOW TAX ASSESSMENT!! Welcome home to this charming 4 bedroom, 2 bathroom property offering comfort, space, and convenience in a prime location. Inside, you'll find a functional layout with an additional oversized family room, providing the perfect space for relaxing, entertaining, or creating a flexible living area to suit your needs. The basement offers excellent potential for future expansion, storage, or workshop space while allowing room to grow and add value over time. Step outside to enjoy the fenced-in yard, ideal for pets, play, or outdoor gatherings. Centrally located, this home provides easy access to shopping, dining, healthcare, and everything the Roanoke area has to offer, making daily living both simple and convenient. Whether you're looking for your first home or space to expand, this property offers endless possibilities in a desirable location. Get your showing scheduled today!

9. 2026-02-13
   listed $235,000 Active 916-char remark

   Show marketing remark (916 chars)

   PRICED BELOW TAX ASSESSMENT!! Welcome home to this charming 4 bedroom, 2 bathroom property offering comfort, space, and convenience in a prime location. Inside, you'll find a functional layout with an additional oversized family room, providing the perfect space for relaxing, entertaining, or creating a flexible living area to suit your needs. The basement offers excellent potential for future expansion, storage, or workshop space while allowing room to grow and add value over time. Step outside to enjoy the fenced-in yard, ideal for pets, play, or outdoor gatherings. Centrally located, this home provides easy access to shopping, dining, healthcare, and everything the Roanoke area has to offer, making daily living both simple and convenient. Whether you're looking for your first home or space to expand, this property offers endless possibilities in a desirable location. Get your showing scheduled today!

10. 2021-07-16
    soldstatus $200,650
11. 1976-03-09
    soldstatus $27,000

ⓘ 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: $2,679 · $223/mo
• Projected year-2 tax: $2,679 · $223/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 · 20 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: $22,779
• − Mortgage interest: −$12,039
• − Property taxes: −$2,679
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,822
• − Management: −$1,822
• − Depreciation: −$6,252
• Taxable loss: −$2,911
• Est. tax savings @ 24.0%: +$699
• After-tax cash flow: $1,415/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

+696.0% since first listed

11 events — show timeline

• 2026-05-19 Pending — MLSRV
• 2026-05-14 Price Changed $214,925 MLSRV
• 2026-05-07 Price Changed $214,950 MLSRV
• 2026-04-30 Price Changed $214,975 MLSRV
• 2026-04-22 Price Changed $215,000 MLSRV
• 2026-04-16 Price Changed $224,950 MLSRV
• 2026-04-09 Price Changed $224,975 MLSRV
• 2026-03-16 Price Changed $225,000 MLSRV
• 2026-02-13 Listed $235,000 MLSRV
• 2021-07-16 Sold (Public Records) $200,650 Public Records
• 1976-03-09 Sold (Public Records) $27,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $2,679 · +3.3% YoY. Source: county tax records.