2446 Montvale Rd SW · Roanoke, VA 24015

$325,000

3 bd · 2.0 ba · 1,813 sqft · SingleFamily public records · 14 Days on market

Built 1920 7,405 sqft lot Est $301k · 8% over

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Why this score? — see what drove the F 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 +10.3/30.0
• Rent growth +4.1/5.0
• Schools +4.1/10.0
• ARV discount +3.9/15.0
• Livability +3.7/5.0
• DSCR +3.0/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Comfortable, affordable home in the heart of Grandin Court! You simply will not find another home w/ this combination of spaciousness, features, & prime location at as good a price. Updates in the past two years include: fully (''back to the studs'') remodeled kitchen; updated electrical panel; added deck; renovated laundry/pantry (which created an office space); some new windows; & some bathroom updates. Other features include: a broad front porch; HW floors; formal LR & DR (plus a den) on the main floor; 3 spacious BRs; basement storage; & a large, level fenced backyard. Owner offering a one-year home warranty with acceptable contract.

Key facts

• Front porch swing
• Private backyard
• Natural light

Tags

• HARDWOOD FLOORS
• NATURAL LIGHT
• FRONT PORCH SWING
• PRIVATE BACKYARD
• TREE-LINED BACKYARD

Property features AI

Finance

• Other: Lot size approximately 0.17 acre
• HOA & community: Public transport nearby; Nearby restaurants

Exterior

• Home design: Residential property; Built in 1920
• Exterior features: Front porch; Rear porch

Interior

• Kitchen: Built-in microwave
• Bedrooms: 3 bedrooms
• Flooring: Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air gas heating; Has cooling
• Interior features: Total of 8 rooms; Insulated storm doors; Tilt-in windows; Wood flooring; Fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-178 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $293k (9.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (22.9% below list).
• Recommended offer: $250k (22.9% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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.
• Zoned schools: Grandin Court Elementary (math 87% / reading 87%, grade A+, #37 of 1,108 statewide, top 4%, 370 students, 100% 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 98% FRL vs 67% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 68% at this address vs 49% district-wide (+19 pts) — the actual schools serving this property are materially stronger than the Roanoke City Public School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+6.4%/yr); 120 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 $10k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 20y 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 $170k; list at $325k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $250,486 (22.9% 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. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 0.77% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.35%
• DSCR: 0.90
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $300,958
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2529 Oregon Ave SW	0.23mi	4/1.5 (+1)	1,874 (+3%)	2mo	$361,950	$193	75
2316 Fairway Dr SW	0.39mi	3/1.5	1,888 (+4%)	0mo	$318,000	$168	73
2508 Alberta Ave SW	0.22mi	3/1.5	1,995 (+10%)	1mo	$309,250	$155	70
3108 Spring Rd SW	0.38mi	3/1.5	1,658 (-8%)	4mo	$275,000	$166	63
2716 Deerfield Rd SW	0.29mi	3/2.0	2,069 (+14%)	0mo	$329,950	$159	63
3038 Dover Dr SW	0.57mi	3/2.5	1,981 (+9%)	2mo	$300,000	$151	55
2219 Langdon Rd SW	0.53mi	3/1.5	1,610 (-11%)	2mo	$245,000	$152	53
1868 Carlton Rd SW	0.72mi	2/1.0 (-1)	1,831 (+1%)	3mo	$250,750	$137	53
2312 Kipling St SW	0.66mi	3/2.0	2,045 (+13%)	4mo	$375,000	$183	45
2616 Hollowdale Dr	0.69mi	3/2.0	2,084 (+15%)	3mo	$395,000	$190	40
3001 Timberlane Ave	0.74mi	4/3.0 (+1)	2,006 (+11%)	0mo	$325,000	$162	38
1656 Brandon Ave SW	0.72mi	3/1.5	2,074 (+14%)	3mo	$344,000	$166	38

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: -16.6%
• Equity multiple: 0.39×
• Total profit: $-55,211
• Equity at exit: $48,459

10-year hold

• IRR: -3.5%
• Equity multiple: 0.74×
• Total profit: $-23,908
• Equity at exit: $28,100

Cash invested: $91,000 (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: 10.8×

Monthly cashflow live

• Estimated rent: $2,505 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$318 /mo · $3,810/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $-178

Break-even live

Break-even rent $2,731

Max offer price $293,480

Occupancy floor —

Sensitivity live

Price	-10% $6	-5% $-86	+0% $-178	+5% $-270	+10% $-362
Rent	-10% $-376	-5% $-277	+0% $-178	+5% $-79	+10% $19
Rate	-1.0pp $-15	-0.5pp $-96	base $-178	+0.5pp $-263	+1.0pp $-348

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2615 Laburnum Ave SW Roanoke, VA	2.0	1.5	1323	$1,800	$1.36	44d	1	0.60mi
2615 Laburnum Ave SW Roanoke, VA	2.0	1.5	1323	$1,825	$1.38	21d	1	0.60mi
2923 Evergreen Ln SW Roanoke, VA	4.0	3.5	2240	$3,195	$1.43	21d	1	0.61mi
2917 Evergreen Ln SW Roanoke, VA	4.0	3.5	2240	$3,195	$1.43	21d	1	0.61mi
2911 Evergreen Ln SW Roanoke, VA	4.0	3.5	2240	$3,195	$1.43	21d	1	0.61mi
3419 Evergreen Ln SW Roanoke, VA	4.0	3.5	2240	$3,195	$1.43	44d	1	0.63mi
3427 Evergreen Ln SW Roanoke, VA	4.0	3.5	2240	$3,195	$1.43	44d	1	0.63mi
3423 Evergreen Ln SW Roanoke, VA	4.0	3.5	2240	$3,195	$1.43	44d	1	0.63mi
1668 Brandon Ave SW Roanoke, VA	3.0	1.0	1552	$1,849	$1.19	44d	1	0.71mi
3711 Crescent Ridge Dr SW Roanoke, VA	4.0	2.5	2232	$2,899	$1.30	21d	1	0.82mi
3602 Colonial Green Cir SW Roanoke, VA	3.0	2.5	1670	$2,622	$1.57	14d	1	0.86mi
1709 Sherwood Ave SW Roanoke, VA	2.0	1.0	1271	$1,650	$1.30	44d	1	1.00mi
3345 Circle Brook Dr Cave Spring, VA	1.0–3.0	1.0–2.0	997	$1,920	$1.92	14d	11	1.29mi

Listing history 11 events

1. 2026-06-18
   days on market $325,000 Active 14 DOM
2. 2026-06-17
   days on market $325,000 Active 13 DOM
3. 2026-06-16
   days on market $325,000 Active 12 DOM
4. 2026-06-15
   days on market $325,000 Active 11 DOM
5. 2026-06-14
   days on market $325,000 Active 9 DOM
6. 2026-06-13
   days on market $325,000 Active 8 DOM
7. 2026-06-10
   days on market $325,000 Active 6 DOM
8. 2026-06-09
   days on market $325,000 Active 5 DOM
9. 2026-06-08
   days on market $325,000 Active 4 DOM
10. 2026-06-05
    remarks 546-char remark
11. 2026-06-05
    listed $325,000 Active 1 DOM

ⓘ 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: $3,810 · $318/mo
• Projected year-2 tax: $3,810 · $318/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: $30,058
• − Mortgage interest: −$18,205
• − Property taxes: −$3,810
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,405
• − Management: −$2,405
• − Depreciation: −$9,455
• Taxable loss: −$7,846
• Est. tax savings @ 24.0%: +$1,883
• After-tax cash flow: $-258/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

+606.5% since first listed

12 events — show timeline

• 2026-06-04 Listed $325,000 MLSRV
• 2018-08-16 Sold (Public Records) $170,000 Public Records
• 2018-08-15 Sold (MLS) $170,000 MLSRV
• 2018-06-22 Listed $159,950 MLSRV
• 2016-05-31 Listing Removed — MLSRV
• 2016-05-23 Listed $139,000 MLSRV
• 2007-02-15 Sold (MLS) $137,950 MLSRV
• 2007-01-30 Sold (Public Records) $137,950 Public Records
• 2007-01-30 Sold (Public Records) $137,950 Public Records
• 2006-12-06 Listed $137,950 MLSRV
• 1989-01-27 Sold (Public Records) $56,500 Public Records
• 1988-09-01 Sold (Public Records) $46,000 Public Records

Property tax history

+9.0%/yr

Latest (2025): $3,810 · +10.2% YoY. Source: county tax records.