1320 Tazewell Ave SE · Roanoke, VA 24011

$115,968

3 bd · 1.0 ba · 985 sqft · SingleFamily public records · 253 Days on market

Built 1906 5,227 sqft lot $118/sqft · 21% below area Est $115k · at est.

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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 +21.9/30.0
• ARV discount +7.1/15.0
• DSCR +7.0/10.0
• 1% rule +5.2/10.0
• Appreciation +5.0/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Vacant

Key facts

• 5,227 sq ft lot
• Built 1906
• Listed 253 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $116k.

Deal economics

• At list price, monthly cash flow is $184 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $116k).
• Recommended offer: $102k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: 12 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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

• In year one you build about $4k of equity ($802 loan paydown + $3k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $32k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 253 days — a 12% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 1906 — 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 $102,051 (12.0% below list)

Questions for the listing agent

1. It's been on market 253 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 1906 — 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: 1.02% ✓
• Cap rate: 8.19%
• Cash-on-cash: 6.78%
• DSCR: 1.30
• GRM: 8.2

CMA / ARV

• ARV (median comp): $114,971
• List price: $115,968
• Delta: 0.87%
• 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
119 16th St SE	0.18mi	3/1.0	956 (-3%)	1mo	$105,000	$110	86
120 10 1/2 St SE	0.28mi	3/1.0	939 (-5%)	5mo	$123,500	$132	75
1144 Tompkins Ave SE	0.54mi	3/1.0	1,043 (+6%)	2mo	$95,000	$91	63
1330 13 1/2 St SE	0.54mi	3/1.5	1,024 (+4%)	5mo	$162,500	$159	62
1213 Tazewell Ave SE	0.11mi	4/1.0 (+1)	1,100 (+12%)	10mo	$93,500	$85	62
1014 Jamison Ave SE	0.36mi	2/1.0 (-1)	1,070 (+9%)	3mo	$45,000	$42	61
1318 Dale Ave SE	0.12mi	2/1.0 (-1)	856 (-13%)	8mo	$70,000	$82	60
1207 Tompkins Ave SE	0.56mi	3/1.0	1,008 (+2%)	12mo	$185,395	$184	60
1241 Dale Ave SE	0.16mi	2/1.0 (-1)	844 (-14%)	8mo	$102,000	$121	57
1507 Gladstone Ave SE	0.56mi	2/1.0 (-1)	918 (-7%)	3mo	$149,000	$162	55
1919 Clinton Ave SE	0.66mi	2/1.0 (-1)	1,020 (+4%)	11mo	$80,000	$78	49
1465 Greenbrier Ave SE	0.36mi	2/1.0 (-1)	857 (-13%)	10mo	$153,333	$179	48

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: 13.8%
• Equity multiple: 1.79×
• Total profit: $25,644
• Equity at exit: $52,144

10-year hold

• IRR: 15.7%
• Equity multiple: 3.31×
• Total profit: $74,906
• Equity at exit: $80,360

Cash invested: $32,471 (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 24011

• Active inventory: 12
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,179 high
• Mortgage (P&I): −$608
• Tax from tax record: −$92 /mo · $1,100/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $184

Break-even live

Break-even rent $947

Max offer price $115,968

Occupancy floor 79%

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: $28,992
• Closing costs: $3,479
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1605 Church Ave SE Roanoke, VA	2.0	1.0	776	$1,200	$1.55	13d	1	0.10mi
922 12th St SE Unit A Roanoke, VA	2.0	1.0	800	$899	$1.12	43d	1	0.31mi
1905 Wise Ave SE Roanoke, VA	2.0	1.0	1044	$1,123	$1.08	13d	1	0.36mi
1016 15th St SE #2 Roanoke, VA	3.0	1.5	1084	$995	$0.92	13d	1	0.36mi
1015 12th St SE Roanoke, VA	3.0	1.0	1072	$923	$0.86	43d	1	0.36mi
1513 Morningside St SE Roanoke, VA	2.0	1.0	900	$1,200	$1.33	13d	1	0.79mi
1708 Baldwin Ave NE Unit A Roanoke, VA	2.0	1.5	952	$1,550	$1.63	43d	1	0.86mi
220 8th St Vinton, VA	2.0	1.0	850	$1,199	$1.41	13d	1	0.87mi
601 Highland Ave SE Apt B Roanoke, VA	2.0	1.0	617	$975	$1.58	21d	1	0.92mi
1423 Varnell Ave NE Roanoke, VA	2.0	1.0	720	$1,650	$2.29	13d	1	0.94mi
339 Cedar Ave Vinton, VA	2.0	1.0	830	$1,200	$1.45	43d	1	0.97mi
950 Morgan Ave SE Roanoke, VA	2.0	2.0	869	$1,550	$1.78	43d	1	1.02mi
439 Cedar Bluff Ave SE Roanoke, VA	2.0	1.0	716	$2,350	$3.28	13d	1	1.06mi
1824 Eastern Ave NE Roanoke, VA	2.0	1.0	863	$1,200	$1.39	43d	1	1.09mi
1712 Wayne St NE Roanoke, VA	2.0	1.0	826	$1,250	$1.51	21d	1	1.13mi
916 Kyle Ave NE Roanoke, VA	2.0	1.0	642	$2,250	$3.50	13d	1	1.16mi
1515 Dunbar St NW Roanoke, VA	3.0	2.0	1058	$1,623	$1.53	13d	1	1.22mi
1816 Bennington St SE Roanoke, VA	2.0	1.5	938	$1,023	$1.09	21d	1	1.25mi
420 Riverland Rd SE Roanoke, VA	2.0	1.0	834	$975	$1.17	21d	1	1.29mi
100 Highland Rd Vinton, VA	1.0–2.0	1.0–2.0	665	$1,195	$1.80	13d	1	1.31mi
520 Riverland Rd SE Roanoke, VA	2.0	1.0	948	$1,500	$1.58	43d	1	1.31mi
635 Riverland Rd SE Roanoke, VA	2.0	1.0	905	$1,250	$1.38	13d	1	1.36mi
217 Mountain Ave SW Unit 217-2 Roanoke, VA	2.0	1.0	700	$945	$1.35	43d	1	1.36mi
703 Riverland Rd SE Roanoke, VA	2.0	1.0	1000	$1,250	$1.25	43d	1	1.36mi
401 Rutherford Ave NW Roanoke, VA	3.0	1.0	1064	$1,450	$1.36	43d	1	1.37mi
317 Jefferson Ave Vinton, VA	2.0	1.0	980	$1,525	$1.56	43d	1	1.46mi
416 Hanover Ave NW Roanoke, VA	2.0	1.0	682	$1,195	$1.75	13d	1	1.49mi

Listing history 26 events

1. 2026-06-18
   days on market $115,968 Active 253 DOM
2. 2026-06-17
   days on market $115,968 Active 252 DOM
3. 2026-06-16
   days on market $115,968 Active 251 DOM
4. 2026-06-15
   days on market $115,968 Active 250 DOM
5. 2026-06-14
   days on market $115,968 Active 248 DOM
6. 2026-06-13
   days on market $115,968 Active 247 DOM
7. 2026-06-10
   days on market $115,968 Active 245 DOM
8. 2026-06-09
   days on market $115,968 Active 244 DOM
9. 2026-06-08
   days on market $115,968 Active 243 DOM
10. 2026-06-05
    days on market $115,968 Active 239 DOM
11. 2026-06-03
    days on market $115,968 Active 238 DOM
12. 2026-06-02
    days on market $115,968 Active 237 DOM
13. 2026-06-01
    days on market $115,968 Active 236 DOM
14. 2026-05-31
    days on market $115,968 Active 235 DOM
15. 2026-05-30
    days on market $115,968 Active 234 DOM
16. 2026-02-06
    price $115,968 6-char remark

    Show marketing remark (6 chars)

    Vacant

17. 2026-01-05
    price $118,335 6-char remark

    Show marketing remark (6 chars)

    Vacant

18. 2025-10-07
    listed $120,750 Active 6-char remark

    Show marketing remark (6 chars)

    Vacant

19. 2023-12-13
    historical
20. 2023-11-21
    price $128,562
21. 2023-11-03
    price $135,329
22. 2023-10-09
    price $142,452
23. 2023-09-22
    listed $149,950 Active
24. 2021-04-30
    soldstatus $240,000
25. 2005-03-24
    soldstatus $24,500
26. 1979-01-10
    soldstatus $4,000

ⓘ 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: $1,100 · $92/mo
• Projected year-2 tax: $1,100 · $92/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 ≥102°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: $14,151
• − Mortgage interest: −$6,496
• − Property taxes: −$1,100
• − Insurance: −$580
• − Repairs & maintenance: −$1,132
• − Management: −$1,132
• − Depreciation: −$3,374
• Taxable income: $338
• Est. tax owed @ 24.0%: −$81
• After-tax cash flow: $2,121/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
• City population: 168,930
• Population (ZIP): 789

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 (73%)
• Race & ethnicity: White 73% Black 14% Two or more races 10% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 5% Serbian 5% Iranian 2%
• Foreign-born: 7% · China, South Korea
• Languages at home: 91% English-only · Spanish 4% Russian/Polish/Slavic 2% Other Indo-European 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: —
• Current HPI: —
• 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

+2799.2% since first listed

11 events — show timeline

• 2026-02-06 Price Changed $115,968 MLSRV
• 2026-01-05 Price Changed $118,335 MLSRV
• 2025-10-07 Listed $120,750 MLSRV
• 2023-12-13 Listing Removed — MLSRV
• 2023-11-21 Price Changed $128,562 MLSRV
• 2023-11-03 Price Changed $135,329 MLSRV
• 2023-10-09 Price Changed $142,452 MLSRV
• 2023-09-22 Listed $149,950 MLSRV
• 2021-04-30 Sold (Public Records) $240,000 Public Records
• 2005-03-24 Sold (Public Records) $24,500 Public Records
• 1979-01-10 Sold (Public Records) $4,000 Public Records

Property tax history

+12.5%/yr

Latest (2025): $1,100 · +15.5% YoY. Source: county tax records.