1010 Jamison Ave SE · Roanoke, VA 24013

$71,001

3 bd · 2.0 ba · 1,438 sqft · SingleFamily public records · 152 Days on market

Built 1900 5,227 sqft lot $49/sqft · 48% below area Est $137k · 48% under

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

Listing remarks MLS

Occupied - Lease end 7/31/26

Key facts

• 5,227 sq ft lot
• Built 1900
• Listed 152 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $71k.

Deal economics

• At list price, monthly cash flow is $641 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $71k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.1% 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: 77 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 34% of the median local income ($51k/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 $491 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 152 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y 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 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $62,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 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 1900 — 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: 2.03% ✓
• Cap rate: 17.12%
• Cash-on-cash: 38.67%
• DSCR: 2.72
• GRM: 4.1

CMA / ARV

• ARV (median comp): $137,388
• List price: $71,001
• Delta: -48.32%
• 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
1215 Tazewell Ave SE	0.27mi	3/1.0	1,476 (+3%)	4mo	$82,500	$56	75
1222 Morningside St SE	0.37mi	3/2.0	1,380 (-4%)	2mo	$256,950	$186	75
611 Church Ave SE	0.39mi	4/2.0 (+1)	1,472 (+2%)	1mo	$165,000	$112	72
1008 11th St SE	0.20mi	3/1.0	1,533 (+7%)	6mo	$199,000	$130	71
711 Stewart Ave SE	0.27mi	3/1.0	1,364 (-5%)	6mo	$77,500	$57	70
117 16th St SE	0.53mi	3/1.5	1,400 (-3%)	1mo	$180,000	$129	68
816 Morrill Ave SE	0.55mi	3/1.5	1,414 (-2%)	2mo	$45,000	$32	67
1417 Greenbrier Ave SE	0.46mi	3/1.5	1,560 (+8%)	3mo	$68,500	$44	60
1433 Gladstone Ave SE	0.60mi	2/1.0 (-1)	1,388 (-4%)	2mo	$95,500	$69	56
1332 Morningside St SE	0.45mi	2/1.0 (-1)	1,614 (+12%)	2mo	$119,900	$74	48
1818 Kenwood Blvd SE	0.70mi	3/1.0	1,552 (+8%)	4mo	$220,000	$142	47
1018 Morehead Ave SE	0.74mi	3/2.0	1,232 (-14%)	1mo	$260,000	$211	41

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: 34.8%
• Equity multiple: 2.48×
• Total profit: $29,326
• Equity at exit: $10,586

10-year hold

• IRR: 41.7%
• Equity multiple: 4.93×
• Total profit: $78,181
• Equity at exit: $6,139

Cash invested: $19,880 (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 24013

• Home prices YoY: -18.0%
• Active inventory: 77
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,438 high
• Mortgage (P&I): −$372
• Tax from tax record: −$93 /mo · $1,122/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $641

Break-even live

Break-even rent $627

Max offer price $71,001

Occupancy floor 50%

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: $17,750
• Closing costs: $2,130
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1015 12th St SE Roanoke, VA	3.0	1.0	1072	$923	$0.86	43d	1	0.26mi
909 13th St SE Roanoke, VA	3.0	1.0	1870	$1,199	$0.64	43d	1	0.28mi
730 Murray Ave SE Roanoke, VA	3.0	1.0	1163	$1,525	$1.31	20d	1	0.37mi
730 Murray Ave SE Roanoke, VA	3.0	1.0	1163	$1,525	$1.31	43d	1	0.37mi
1016 15th St SE #2 Roanoke, VA	3.0	1.5	1084	$995	$0.92	13d	1	0.50mi
1817 Dale Ave SE Roanoke, VA	3.0	1.0	1820	$2,100	$1.15	43d	1	0.54mi
1513 Morningside St SE Roanoke, VA	2.0	1.0	900	$1,200	$1.33	13d	1	0.63mi
1905 Wise Ave SE Roanoke, VA	2.0	1.0	1044	$1,123	$1.08	13d	1	0.74mi
520 Riverland Rd SE Roanoke, VA	2.0	1.0	948	$1,500	$1.58	43d	1	0.94mi
635 Riverland Rd SE Roanoke, VA	2.0	1.0	905	$1,250	$1.38	13d	1	1.00mi
703 Riverland Rd SE Roanoke, VA	2.0	1.0	1000	$1,250	$1.25	43d	1	1.01mi
770 Riverland Rd SE Roanoke, VA	3.0	2.0	1200	$2,100	$1.75	43d	1	1.05mi
216 Patton Ave NW Unit 2 Roanoke, VA	2.0	1.0	1240	$1,025	$0.83	20d	1	1.06mi
355 Highland Ave SW Apt 1 Roanoke, VA	2.0	1.0	900	$1,150	$1.28	20d	1	1.16mi
1816 Bennington St SE Roanoke, VA	2.0	1.5	938	$1,023	$1.09	20d	1	1.16mi
1119 Franklin Rd SW Unit BensonFranklin 05 Roanoke, VA	2.0	1.0	900	$1,297	$1.44	43d	1	1.19mi
333 Harrison Ave NW Roanoke, VA	3.0	2.0	1186	$1,123	$0.95	20d	1	1.21mi
1515 Dunbar St NW Roanoke, VA	3.0	2.0	1058	$1,623	$1.53	13d	1	1.23mi
401 Rutherford Ave NW Roanoke, VA	3.0	1.0	1064	$1,450	$1.36	43d	1	1.23mi
1708 Baldwin Ave NE Unit A Roanoke, VA	2.0	1.5	952	$1,550	$1.63	43d	1	1.25mi
430 Day Ave SW Unit A Roanoke, VA	2.0	1.0	1444	$1,650	$1.14	43d	1	1.26mi
1625 Padbury Ave SE Roanoke, VA	4.0	1.0	1210	$1,700	$1.40	13d	1	1.28mi
1922 Catawba St SE Roanoke, VA	4.0	1.0	1629	$2,000	$1.23	20d	1	1.41mi
233 W Cleveland Ave Vinton, VA	2.0	1.0	1270	$1,250	$0.98	43d	1	1.45mi
602 Elm Ave Unit B Roanoke, VA	2.0	1.0	1804	$1,250	$0.69	43d	1	1.45mi

Listing history 21 events

1. 2026-06-13
   statusdays on market $71,001 Pending 152 DOM
2. 2026-06-10
   days on market $71,001 Active 150 DOM
3. 2026-06-09
   days on market $71,001 Active 149 DOM
4. 2026-06-08
   days on market $71,001 Active 148 DOM
5. 2026-06-05
   days on market $71,001 Active 144 DOM
6. 2026-06-03
   days on market $71,001 Active 143 DOM
7. 2026-06-02
   days on market $71,001 Active 142 DOM
8. 2026-06-01
   days on market $71,001 Active 141 DOM
9. 2026-05-31
   days on market $71,001 Active 140 DOM
10. 2026-05-30
    days on market $71,001 Active 139 DOM
11. 2026-02-06
    price $71,001 28-char remark

    Show marketing remark (28 chars)

    Occupied - Lease end 7/31/26

12. 2026-02-04
    status Active 28-char remark

    Show marketing remark (28 chars)

    Occupied - Lease end 7/31/26

13. 2025-12-11
    status Pending 28-char remark

    Show marketing remark (28 chars)

    Occupied - Lease end 7/31/26

14. 2025-11-14
    listed $72,450 Active 28-char remark

    Show marketing remark (28 chars)

    Occupied - Lease end 7/31/26

15. 2021-06-02
    soldstatus $416,700
16. 2001-07-06
    historical
17. 2000-07-07
    listed $59,500
18. 1999-05-05
    soldstatus $15,500
19. 1999-05-05
    soldstatus $15,500
20. 1992-09-14
    soldstatus $18,000
21. 1981-01-27
    soldstatus $17,900

ⓘ 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: $1,122 · $93/mo
• Projected year-2 tax: $1,122 · $93/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 · 19 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: $17,257
• − Mortgage interest: −$3,977
• − Property taxes: −$1,122
• − Insurance: −$355
• − Repairs & maintenance: −$1,381
• − Management: −$1,381
• − Depreciation: −$2,065
• Taxable income: $6,977
• Est. tax owed @ 24.0%: −$1,674
• After-tax cash flow: $6,014/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): 8,026
• Household income: $51,290
• Rent vs Own: 56.3% rent · 43.7% own
• Severe rent burden: 345.0

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 57% Black 29% Two or more races 9% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1% Cuban 2%
• Common ancestry: Slovak 2% Greek 1% German 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 6% Vietnamese 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: ▼ -49.00%
• Current HPI: 223.42
• Rent YoY: —
• 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

+296.7% since first listed

11 events — show timeline

• 2026-02-06 Price Changed $71,001 MLSRV
• 2026-02-04 Relisted — MLSRV
• 2025-12-11 Pending — MLSRV
• 2025-11-14 Listed $72,450 MLSRV
• 2021-06-02 Sold (Public Records) $416,700 Public Records
• 2001-07-06 Listing Removed — MLSRV
• 2000-07-07 Listed $59,500 MLSRV
• 1999-05-05 Sold (Public Records) $15,500 Public Records
• 1999-05-05 Sold (Public Records) $15,500 Public Records
• 1992-09-14 Sold (Public Records) $18,000 Public Records
• 1981-01-27 Sold (Public Records) $17,900 Public Records

Property tax history

+5.2%/yr

Latest (2025): $1,122 · +12.7% YoY. Source: county tax records.