2208 10th St NW · Roanoke, VA 24012

$190,000

4 bd · 2.0 ba · 1,949 sqft · SingleFamily public records · 156 Days on market

Built 1941 8,276 sqft lot $97/sqft · at area comps Est $255k · 25% under

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Why this score? — see what drove the C 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 +16.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• Rent growth +5.0/5.0
• 1% rule +4.4/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Vacant.

Key facts

• 8,276 sq ft lot
• Garage
• Built 1941

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $123 ($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 $178k (6.3% below list).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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 (+10.5%/yr); 194 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 113 units permitted in Roanoke city in 2024 (0 in 5+ unit buildings).
• This rent runs 40% of the median local income ($53k/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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $53k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 22y 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.

Risks & watch-outs

• Watch-outs: built in 1941 — 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 $167,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 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 1941 — 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. 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: 0.94% ✗
• Cap rate: 7.07%
• Cash-on-cash: 2.78%
• DSCR: 1.12
• GRM: 8.9

CMA / ARV

• ARV (median comp): $254,508
• List price: $190,000
• Delta: -25.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3140 Hillcrest Ave NW	0.26mi	3/1.0 (-1)	2,040 (+5%)	2mo	$98,000	$48	69
2816 10th St NW	0.35mi	3/2.0 (-1)	2,045 (+5%)	2mo	$138,000	$67	68
1018 Greenhurst Ave NW	0.10mi	3/2.5 (-1)	1,687 (-13%)	6mo	$270,000	$160	61
1015 Rugby Blvd NW	0.65mi	4/2.0	2,053 (+5%)	1mo	$245,000	$119	60
2719 Edison St NE	0.65mi	4/1.0	1,964 (+1%)	6mo	$229,000	$117	59
2518 Chatham St NW	0.31mi	3/2.0 (-1)	1,734 (-11%)	4mo	$175,000	$101	59
2527 Broad St NW	0.64mi	3/2.0 (-1)	1,888 (-3%)	7mo	$256,000	$136	54
3309 Birchwood Ave NE	0.61mi	4/2.0	2,100 (+8%)	6mo	$225,000	$107	54
2918 10th St NW	0.44mi	3/1.5 (-1)	2,137 (+10%)	4mo	$180,000	$84	53
1527 Syracuse Ave NW	0.74mi	3/2.5 (-1)	2,027 (+4%)	7mo	$172,000	$85	46
3015 Kennedy St NE	0.72mi	3/2.0 (-1)	1,722 (-12%)	3mo	$220,000	$128	40
2515 Northminster Rd NW	0.69mi	3/2.0 (-1)	1,681 (-14%)	2mo	$237,000	$141	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -6.5%
• Equity multiple: 0.75×
• Total profit: $-13,505
• Equity at exit: $28,330

10-year hold

• IRR: 8.3%
• Equity multiple: 1.78×
• Total profit: $41,239
• Equity at exit: $16,428

Cash invested: $53,200 (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 24012

• Rents YoY: 10.5%
• Active inventory: 194
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,781 high
• Mortgage (P&I): −$996
• Tax from tax record: −$208 /mo · $2,497/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $123

Break-even live

Break-even rent $1,625

Max offer price $190,000

Occupancy floor 88%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1531 Syracuse Ave NW Roanoke, VA	3.0	1.0	1488	$1,675	$1.13	43d	1	0.75mi
1533 Rugby Blvd NW Roanoke, VA	3.0	1.0	1500	$1,475	$0.98	43d	1	0.80mi
821 12th St NW Roanoke, VA	3.0	2.0	1508	$1,625	$1.08	43d	1	0.92mi
2109 Colgate St NE Roanoke, VA	3.0	1.0	1240	$1,700	$1.37	13d	1	0.93mi
2608 Florida Ave NW Roanoke, VA	3.0	1.0	1394	$1,600	$1.15	20d	1	1.45mi
2731 Cove Rd NW Roanoke, VA	3.0	2.5	1427	$1,523	$1.07	43d	1	1.47mi

Listing history 31 events

1. 2026-06-18
   days on market $190,000 Active 156 DOM
2. 2026-06-17
   days on market $190,000 Active 155 DOM
3. 2026-06-16
   days on market $190,000 Active 154 DOM
4. 2026-06-15
   days on market $190,000 Active 153 DOM
5. 2026-06-14
   days on market $190,000 Active 151 DOM
6. 2026-06-13
   days on market $190,000 Active 150 DOM
7. 2026-06-10
   days on market $190,000 Active 148 DOM
8. 2026-06-09
   days on market $190,000 Active 147 DOM
9. 2026-06-08
   days on market $190,000 Active 146 DOM
10. 2026-06-05
    days on market $190,000 Active 142 DOM
11. 2026-06-03
    days on market $190,000 Active 141 DOM
12. 2026-06-02
    days on market $190,000 Active 140 DOM
13. 2026-06-01
    days on market $190,000 Active 139 DOM
14. 2026-05-31
    days on market $190,000 Active 138 DOM
15. 2026-05-30
    days on market $190,000 Active 137 DOM
16. 2026-01-13
    listed $190,000 Active 7-char remark

    Show marketing remark (7 chars)

    Vacant.

17. 2015-02-24
    soldstatus $397,000
18. 2014-06-12
    soldstatus $64,000 104-char remark

    Show marketing remark (104 chars)

    Brick home with spacious kitchen, 3 bedrooms on lower level and 2 bedrooms on upper level. Bring offers.

19. 2013-11-01
    listed $77,000 104-char remark

    Show marketing remark (104 chars)

    Brick home with spacious kitchen, 3 bedrooms on lower level and 2 bedrooms on upper level. Bring offers.

20. 2011-04-30
    historical
21. 2010-11-01
    listed $102,000
22. 2006-11-10
    soldstatus $90,000
23. 2006-11-08
    soldstatus $90,000
24. 2006-09-18
    listed $99,900
25. 2006-08-31
    historical
26. 2006-07-05
    listed $99,900
27. 2006-07-05
    historical
28. 2006-04-05
    listed $99,900
29. 2006-01-17
    soldstatus $86,440
30. 2004-12-02
    soldstatus $90,000
31. 2004-05-12
    listed $99,950

ⓘ 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: $2,497 · $208/mo
• Projected year-2 tax: $2,497 · $208/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 ≥101°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: $21,373
• − Mortgage interest: −$10,643
• − Property taxes: −$2,497
• − Insurance: −$950
• − Repairs & maintenance: −$1,710
• − Management: −$1,710
• − Depreciation: −$5,527
• Taxable loss: −$1,664
• Est. tax savings @ 24.0%: +$399
• After-tax cash flow: $1,881/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): 28,235
• Household income: $52,973
• Rent vs Own: 47.2% rent · 52.8% own
• Severe rent burden: 1360.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 60% Black 16% Hispanic / Latino 14% Two or more races 13% Asian 4%
• Hispanic origin (detail): Mexican 4% Dominican 1%
• Common ancestry: Romanian 2% Slovak 2% Serbian 1%
• Foreign-born: 11% · Canada, Vietnam, Jamaica
• Languages at home: 84% English-only · Spanish 11% Other Asian/Pacific 2% Vietnamese 2%

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: ▼ -137.94%
• Current HPI: 186.9007
• Rent YoY: ▲ 10.46%
• 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

+90.1% since first listed

16 events — show timeline

• 2026-01-13 Listed $190,000 MLSRV
• 2015-02-24 Sold (Public Records) $397,000 Public Records
• 2014-06-12 Sold (MLS) $64,000 MLSRV
• 2013-11-01 Listed $77,000 MLSRV
• 2011-04-30 Listing Removed — MLSRV
• 2010-11-01 Listed $102,000 MLSRV
• 2006-11-10 Sold (MLS) $90,000 MLSRV
• 2006-11-08 Sold (Public Records) $90,000 Public Records
• 2006-09-18 Listed $99,900 MLSRV
• 2006-08-31 Listing Removed — MLSRV
• 2006-07-05 Listing Removed — MLSRV
• 2006-07-05 Listed $99,900 MLSRV
• 2006-04-05 Listed $99,900 MLSRV
• 2006-01-17 Sold (Public Records) $86,440 Public Records
• 2004-12-02 Sold (MLS) $90,000 MLSRV
• 2004-05-12 Listed $99,950 MLSRV

Property tax history

+8.3%/yr

Latest (2025): $2,497 · +2.3% YoY. Source: county tax records.