701 Commander Unit A & B · Hollins, VA 24012

$310,000

None bd · None ba · — sqft · Condo · 6 Days on market

Built 1972

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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).

• ARV discount +7.5/15.0
• Schools +6.4/10.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Cash flow +1.8/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brick Duplex licated in desirable North Co. location. Each unit boasts approximately 1111 sq. ft. of living space with 2BR/1BA, living room, eat in kitchen and Rec. room with full walkout basement. Laundry hookups in both units. Both units currently leased, Unit A is month to month and rents for $500/month and Unit B lease expires 10/1/2021 and rents for $700/month. Currently owner pays for water and lawn care only, tenants pay everything else.

Key facts

• Walkout basement
• Flex space
• Large yard

Tags

• WALKOUT BASEMENT
• EXTRA LARGE FAMILY ROOM
• FLEX SPACE
• LARGE YARD
• CLOSE PROXIMITY TO I81

Property features AI

Finance

• Other: Two total units; Directions: South on Williamson Rd, right onto Commander Dr., property on the right
• Financial info: Listed price provided separately (not included per instructions); Annual tax amount not included per instructions; Owner pays water, management, and lawn care
• HOA & community: HOA information not provided

Exterior

• Parking: Parking details not specified
• Security: Security features not specified
• Utilities: Water service (owner pays water); Utilities otherwise not detailed
• Home design: Duplex (multi-family property); Built in 1972
• Construction: Construction details not specified; Year built 1972
• Exterior features: Lot approximately 0.3 acres

Interior

• Kitchen: Kitchen details not specified
• Bedrooms: Total of 2 units (bedroom counts per unit not specified)
• Flooring: Flooring details not specified
• Bathrooms: Bathroom counts not specified
• Heating & cooling: Forced air electric heating; Has cooling
• Interior features: Two-unit layout (duplex)
• Laundry & utility: Management and maintenance responsibilities handled by owner (owner pays management and lawn care)

What this means for you Summary

Snapshot

• This is a condo listed at $310k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (54.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (60.2% below list).
• Recommended offer: $123k (60.2% below list) — sets the bar for 1% rule.
• Cap rate 1.8% vs local median 3.9% in Hollins — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 75/100 on livability (#126 in VA, #4,055 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Roanoke County Public School District (suburban): math 71% / reading 78% proficiency, ranked #9 of 131 in VA (top 7%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Burlington Elementary (math 47% / reading 62%, grade C, #650 of 1,108 statewide, top 62%, 483 students, 78% FRL); Northside Middle (math 63% / reading 68%, grade A-, #116 of 342 statewide, top 35%, 627 students, 53% FRL); Northside High (math 80% / reading 87%, grade A, #30 of 319 statewide, top 10%, 950 students, 47% FRL) — zoned schools average 60% FRL vs 22% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+10.5%/yr); 194 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 360 units permitted in Roanoke County in 2024 (228 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 $9k of value loss. Plan a longer hold.
• Roanoke County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 $190k; list at $310k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,269 (60.2% 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 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.40% ✗
• Cap rate: 1.77%
• Cash-on-cash: -16.15%
• DSCR: 0.28
• GRM: 21.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -42.9%
• Equity multiple: -0.36×
• Total profit: $-118,124
• Equity at exit: $46,222

10-year hold

• IRR: -43.9%
• Equity multiple: -0.95×
• Total profit: $-168,966
• Equity at exit: $26,803

Cash invested: $86,800 (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: 21.0×

Monthly cashflow live

• Estimated rent: $1,233 high
• Mortgage (P&I): −$1,626
• Tax est. 1.5%: −$388 /mo · $4,650/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $-1,169

Break-even live

Break-even rent $2,712

Max offer price $140,914

Occupancy floor —

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6154 Darby Rd Unit 18 Roanoke, VA	1.0	1.0	550	$900	$1.64	43d	1	0.10mi
6525 Greenway Dr Roanoke, VA	1.0–3.0	1.0–1.5	1071	$1,470	$1.37	13d	14	0.32mi
6491 Carefree Ln Roanoke, VA	2.0	1.0	—	$1,225	—	13d	1	0.58mi
713 Lakeview Cir Roanoke, VA	2.0	1.0	854	$1,425	$1.67	13d	1	0.59mi
6503 Carefree Ln Apt 19 Hollins, VA	1.0	1.0	735	$1,090	$1.48	43d	1	0.60mi
6500 Carefree Ln Apt 13 Hollins, VA	2.0	1.0	1100	$1,125	$1.02	13d	1	0.63mi
7114 South Dr Roanoke, VA	3.0	1.0	1060	$1,750	$1.65	21d	1	0.80mi
807 Whitney Ave NW Unit 302B Roanoke, VA	1.0	1.0	650	$795	$1.22	43d	1	0.87mi
812 Whitney Ave NW Roanoke, VA	2.0	1.0	825	$1,100	$1.33	13d	1	0.91mi
5125 Airport Rd NW Roanoke, VA	3.0	1.0	1000	$1,695	$1.70	13d	1	0.96mi
617 Hershberger Rd NW Roanoke, VA	3.0	1.0	—	$1,495	—	13d	1	0.98mi
6441 Archcrest Dr Hollins, VA	1.0–2.0	1.0–2.0	932	$1,549	$1.66	13d	8	1.04mi
855 Hugh Ave Roanoke, VA	2.0	1.0	1076	$1,125	$1.05	13d	1	1.19mi
3126 Yardley Dr NW Roanoke, VA	2.0	1.0	—	$1,495	—	13d	1	1.35mi
4823 Rutgers St NW Roanoke, VA	1.0–3.0	1.0	771	$1,199	$1.56	13d	5	1.37mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: waterlandscaping
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-06-15
   status $310,000 Pending 6 DOM
2. 2026-06-15
   days on market $310,000 Active 6 DOM
3. 2026-06-14
   days on market $310,000 Active 4 DOM
4. 2026-06-13
   days on market $310,000 Active 3 DOM
5. 2026-06-10
   remarks 699-char remark
6. 2026-06-10
   listed $310,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 17 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: $14,792
• − Mortgage interest: −$17,365
• − Property taxes: −$4,650
• − Insurance: −$1,550
• − Repairs & maintenance: −$1,183
• − Management: −$1,183
• − Depreciation: −$9,018
• Taxable loss: −$20,157
• Est. tax savings @ 24.0%: +$4,838
• After-tax cash flow: $-9,184/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 County Public School District
• NCES district ID: 5103330
• Math proficiency: 71% ▼ -19.00%
• Reading proficiency: 78% ▼ -6.00%
• Median HH income: $60,526
• Composite: 64.08/100
• National rank: #578
• State rank: #9 of 131 in VA

Livability — Hollins

• Score: 75/100
• State rank: #126
• US rank: #4055

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment B+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hollins, VA
• County: Roanoke City · 101,625 people
• City population: 29,212
• 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): 98,162 people
• By 2030: 99,793 · +1.7%
• By 2040: 101,965 · +3.9%
• By 2050: 103,328 · +5.3%
• By 2075: 108,641 · +10.7%
• By 2100: 104,845 · +6.8%

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 R (+22.5) · D 38.2% · R 60.7% · Other 1.1%
• 2008→2024 swing: -1.4pp toward R · 2008: -21.1pp · 2024: -22.5pp
• All cycles: 2024: R+22.5 2020: R+21.8 2016: R+28.1 2012: R+25.6 2008: R+21.1

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

+72.3% since first listed

3 events — show timeline

• 2026-06-09 Listed $310,000 MLSRV
• 2021-07-15 Sold (MLS) $190,000 MLSRV
• 2021-04-13 Listed $179,950 MLSRV