4928 Rowe Ridge Rd NW · Roanoke, VA 24017

$150,000

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 92 Days on market

Built 1958 7,840 sqft lot $150/sqft · 34% above area Est $223k · 33% 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 +20.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +5.4/10.0
• Schools +4.1/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brick ranch nestled in one of the most desirable areas of Roanoke! Featuring 3 comfortable bedrooms and 1 full bath, this home offers the perfect blend of convenience, value, and classic appeal. Ideally located just minutes from shopping, dining, and entertainment, and only a short drive to downtown Roanoke, you'll love the easy access to everything the city has to offer while enjoying the comfort of an established neighborhood. Major updates provide peace of mind, including a roof replaced just five years ago and a completely redone waterline to the street. Whether you're a first-time homebuyer, looking to downsize, or a young professional seeking an affordable home close to the city, this property checks all the boxes. Don't miss your opportunity to own a move-in ready home in a fantastic Roanoke location--offering everything you need at a price you'll love! All information to be independently verified by buyer and buyer's agent.

Key facts

• Major updates
• Move in ready
• Roof replaced

Tags

• BRICK RANCH
• MAJOR UPDATES
• ROOF REPLACED
• COMPLETELY REDONE WATERLINE
• MOVE IN READY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $191 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 (+5.7%/yr); 151 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 ($47k/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 $4k 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 92 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $70k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $92k; list at $150k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $136,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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: 1.04% ✓
• Cap rate: 7.82%
• Cash-on-cash: 5.47%
• DSCR: 1.24
• GRM: 8.0

CMA / ARV

• ARV (median comp): $223,456
• List price: $150,000
• Delta: -32.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4912 Rowe Ridge Rd NW	0.04mi	3/1.0	1,000 (0%)	15mo	$158,000	$158	85
4701 Desi Rd NW	0.25mi	3/1.0	1,020 (+2%)	16mo	$199,950	$196	71
919 Glenn Ridge Rd NW	0.59mi	3/1.0	1,000 (0%)	2mo	$130,000	$130	70
724 Peck St NW	0.35mi	2/1.0 (-1)	927 (-7%)	5mo	$199,900	$216	63
5121 Springfield Ave NW	0.51mi	3/2.0	1,005 (+0%)	16mo	$215,300	$214	58
1001 Peck St NW	0.60mi	3/1.0	1,058 (+6%)	8mo	$123,500	$117	56
930 Ingleside Ln	0.62mi	3/1.0	1,000 (0%)	20mo	$240,000	$240	54
940 Caldwell St NW	0.58mi	3/1.0	953 (-5%)	17mo	$220,000	$231	51
4701 Oak Rd NW	0.36mi	2/1.0 (-1)	895 (-10%)	16mo	$238,950	$267	47
1046 Silverwood Rd NW	0.66mi	3/1.0	1,125 (+12%)	8mo	$187,000	$166	42
4420 Glenn Ridge Rd NW	0.67mi	3/1.0	1,080 (+8%)	22mo	$199,950	$185	37

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 · 5.71% rent growth · sell at horizon

5-year hold

• IRR: -4.8%
• Equity multiple: 0.82×
• Total profit: $-7,713
• Equity at exit: $22,365

10-year hold

• IRR: 7.8%
• Equity multiple: 1.67×
• Total profit: $28,064
• Equity at exit: $12,969

Cash invested: $42,000 (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 24017

• Home prices YoY: -28.3%
• Rents YoY: 5.7%
• Active inventory: 151
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,561 high
• Mortgage (P&I): −$787
• Tax from tax record: −$193 /mo · $2,314/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $191

Break-even live

Break-even rent $1,319

Max offer price $150,000

Occupancy floor 83%

Sensitivity live

Price	-10% $276	-5% $234	+0% $191	+5% $149	+10% $107
Rent	-10% $68	-5% $130	+0% $191	+5% $253	+10% $315
Rate	-1.0pp $267	-0.5pp $230	base $191	+0.5pp $153	+1.0pp $113

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4626 Autumn Ln NW Roanoke, VA	3.0	2.5	1408	$1,999	$1.42	14d	1	0.31mi
900 Camelot Dr Salem, VA	1.0–3.0	1.0–1.5	905	$1,760	$1.94	14d	10	0.64mi
3802 Panorama Ave NW #12 Roanoke, VA	3.0	1.0	1100	$995	$0.90	44d	1	0.88mi
3802 Panorama Ave NW #6 Roanoke, VA	2.0	1.0	900	$1,050	$1.17	44d	1	0.88mi
3802 Panorama Ave NW #2 Roanoke, VA	2.0	1.0	900	$995	$1.11	44d	1	0.88mi
4310 Tyree Rd NW Roanoke, VA	3.0	1.0	913	$1,650	$1.81	14d	1	1.05mi
1741 Pexton Ave Salem, VA	3.0	1.0	792	$1,452	$1.83	14d	1	1.25mi

Listing history 17 events

1. 2026-06-03
   status $150,000 Pending 92 DOM
2. 2026-06-02
   days on market $150,000 Active 92 DOM
3. 2026-06-01
   days on market $150,000 Active 91 DOM
4. 2026-05-31
   pricedays on market $150,000 Active 90 DOM
5. 2026-05-30
   days on market $190,000 Active 89 DOM
6. 2026-05-17
   price $190,000 945-char remark

   Show marketing remark (945 chars)

   Brick ranch nestled in one of the most desirable areas of Roanoke! Featuring 3 comfortable bedrooms and 1 full bath, this home offers the perfect blend of convenience, value, and classic appeal. Ideally located just minutes from shopping, dining, and entertainment, and only a short drive to downtown Roanoke, you'll love the easy access to everything the city has to offer while enjoying the comfort of an established neighborhood. Major updates provide peace of mind, including a roof replaced just five years ago and a completely redone waterline to the street. Whether you're a first-time homebuyer, looking to downsize, or a young professional seeking an affordable home close to the city, this property checks all the boxes. Don't miss your opportunity to own a move-in ready home in a fantastic Roanoke location--offering everything you need at a price you'll love! All information to be independently verified by buyer and buyer's agent.

7. 2026-04-13
   price $209,900 945-char remark

   Show marketing remark (945 chars)

   Brick ranch nestled in one of the most desirable areas of Roanoke! Featuring 3 comfortable bedrooms and 1 full bath, this home offers the perfect blend of convenience, value, and classic appeal. Ideally located just minutes from shopping, dining, and entertainment, and only a short drive to downtown Roanoke, you'll love the easy access to everything the city has to offer while enjoying the comfort of an established neighborhood. Major updates provide peace of mind, including a roof replaced just five years ago and a completely redone waterline to the street. Whether you're a first-time homebuyer, looking to downsize, or a young professional seeking an affordable home close to the city, this property checks all the boxes. Don't miss your opportunity to own a move-in ready home in a fantastic Roanoke location--offering everything you need at a price you'll love! All information to be independently verified by buyer and buyer's agent.

8. 2026-03-02
   listed $219,900 Active 945-char remark

   Show marketing remark (945 chars)

   Brick ranch nestled in one of the most desirable areas of Roanoke! Featuring 3 comfortable bedrooms and 1 full bath, this home offers the perfect blend of convenience, value, and classic appeal. Ideally located just minutes from shopping, dining, and entertainment, and only a short drive to downtown Roanoke, you'll love the easy access to everything the city has to offer while enjoying the comfort of an established neighborhood. Major updates provide peace of mind, including a roof replaced just five years ago and a completely redone waterline to the street. Whether you're a first-time homebuyer, looking to downsize, or a young professional seeking an affordable home close to the city, this property checks all the boxes. Don't miss your opportunity to own a move-in ready home in a fantastic Roanoke location--offering everything you need at a price you'll love! All information to be independently verified by buyer and buyer's agent.

9. 2017-07-07
   soldstatus $92,500
10. 2017-07-06
    soldstatus $92,500 295-char remark

    Show marketing remark (295 chars)

    Move in ready!! This great brick Ranch offers neutral colors, hardwood floors, newly refinished Kitchen, updated windows and nice fenced backyard! Full, walkout basement offers room to grow with partial finishing. Awesome starter home in a central location at a great price! Don't miss this one!

11. 2017-03-08
    listed $95,900 295-char remark

    Show marketing remark (295 chars)

    Move in ready!! This great brick Ranch offers neutral colors, hardwood floors, newly refinished Kitchen, updated windows and nice fenced backyard! Full, walkout basement offers room to grow with partial finishing. Awesome starter home in a central location at a great price! Don't miss this one!

12. 2015-08-12
    soldstatus $75,000
13. 2004-04-23
    soldstatus $64,000
14. 2004-04-23
    soldstatus $64,000
15. 1999-06-24
    soldstatus $66,550
16. 1984-09-27
    soldstatus $31,200
17. 1977-07-20
    soldstatus $26,100

ⓘ 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: $2,314 · $193/mo
• Projected year-2 tax: $2,314 · $193/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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,736
• − Mortgage interest: −$8,402
• − Property taxes: −$2,314
• − Insurance: −$750
• − Repairs & maintenance: −$1,499
• − Management: −$1,499
• − Depreciation: −$4,364
• Taxable loss: −$92
• Est. tax savings @ 24.0%: +$22
• After-tax cash flow: $2,320/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): 23,678
• Household income: $47,360
• Rent vs Own: 45.0% rent · 55.0% own
• Severe rent burden: 913.0

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 0.58)
• Race & ethnicity: Black 59% White 25% Hispanic / Latino 9% Asian 4% Two or more races 4%
• Hispanic origin (detail): Mexican 2% Cuban 1%
• Common ancestry: Slovak 1% Romanian 1% Lithuanian 1%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 87% English-only · Spanish 8% Other Indo-European 3% German/W. Germanic 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: ▼ -78.29%
• Current HPI: 198.5991
• Rent YoY: ▲ 5.71%
• 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

+628.0% since first listed

12 events — show timeline

• 2026-05-17 Price Changed $190,000 MLSRV
• 2026-04-13 Price Changed $209,900 MLSRV
• 2026-03-02 Listed $219,900 MLSRV
• 2017-07-07 Sold (Public Records) $92,500 Public Records
• 2017-07-06 Sold (MLS) $92,500 MLSRV
• 2017-03-08 Listed $95,900 MLSRV
• 2015-08-12 Sold (Public Records) $75,000 Public Records
• 2004-04-23 Sold (Public Records) $64,000 Public Records
• 2004-04-23 Sold (Public Records) $64,000 Public Records
• 1999-06-24 Sold (Public Records) $66,550 Public Records
• 1984-09-27 Sold (Public Records) $31,200 Public Records
• 1977-07-20 Sold (Public Records) $26,100 Public Records

Property tax history

+7.4%/yr

Latest (2025): $2,314 · +8.3% YoY. Source: county tax records.