1524 Tazewell Ave SE · Roanoke, VA 24013

$169,000

3 bd · 1.0 ba · 1,428 sqft · SingleFamily public records · 9 Days on market

Built 1904 0.25 ac lot $118/sqft · 75% above area Est $145k · 17% over

---

Why this score? — see what drove the D- 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 +17.4/30.0
• DSCR +5.4/10.0
• Schools +4.1/10.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Investors, take note! This home has been successfully run as an Airbnb, and it would also make a great long-term rental property . .. or perhaps just a charming personal home, at a very affordable price. Nestled on a triple lot on the corner and surrounded by tall, leafy evergreens on all sides, this home feels peaceful, private and tucked-away. .. but it's still convenient to many amenities, including nearby Fallon Park Pool. Enjoy an oversized deck for summer grilling, a wonderful detached garage for storage & tinkering, plenty of space for off-street parking, plus many unique updates, from the paneled living room ceiling to the lovingly-applied staircase mosaic. It's your own littl

Key facts

• 0.25 acre lot
• Garage
• Built 1904

Property features AI

Finance

• Other: Lot approximately 0.25 acres; Parcel numbers: 4211720, 4211721, 4211722; Annual tax listed

Exterior

• Parking: Covered parking for 2 vehicles
• Utilities: Has heating; Has cooling
• Home design: Residential property; Built in 1904
• Exterior features: Public transport nearby; Restaurants nearby

Interior

• Bedrooms: 3 bedrooms
• Flooring: Wood flooring; Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air gas heating; Has cooling
• Interior features: Wood doors; Insulated, tilt-in windows; 10 total rooms; Wood and tile flooring; One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $126 ($2k/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 $150k (11.3% below list).
• Recommended offer: $150k (11.3% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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.
• Zoned schools: Fallon Park Elementary (math 33% / reading 42%, grade F, #931 of 1,108 statewide, top 84%, 533 students, 99% FRL); John P. Fishwick Middle (math 33% / reading 60%, grade D+, #264 of 342 statewide, top 77%, 501 students, 98% FRL); William Fleming High (math 66% / reading 68%, grade B, #185 of 319 statewide, top 61%, 1,911 students, 96% FRL) — zoned schools average 98% FRL vs 67% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 77 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 35% 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 $1k of loan paydown is wiped out by about $5k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $25k; list at $169k implies a 576% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1904 — 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 $149,836 (11.3% below list)

Questions for the listing agent

1. Built in 1904 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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 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: 0.89% ✗
• Cap rate: 7.19%
• Cash-on-cash: 3.20%
• DSCR: 1.14
• GRM: 9.4

CMA / ARV

• ARV (median comp): $144,627
• List price: $169,000
• Delta: 16.85%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 16th St SE	0.16mi	3/1.5	1,400 (-2%)	1mo	$180,000	$129	87
1215 Tazewell Ave SE	0.18mi	3/1.0	1,476 (+3%)	4mo	$82,500	$56	82
1417 Greenbrier Ave SE	0.25mi	3/1.5	1,560 (+9%)	3mo	$68,500	$44	68
1433 Gladstone Ave SE	0.55mi	2/1.0 (-1)	1,388 (-3%)	2mo	$95,500	$69	63
1818 Kenwood Blvd SE	0.41mi	3/1.0	1,552 (+9%)	4mo	$220,000	$142	63
1160 Montrose Ave SE	0.44mi	3/1.0	1,332 (-7%)	8mo	$130,000	$98	62
1008 11th St SE	0.51mi	3/1.0	1,533 (+7%)	6mo	$199,000	$130	59
1222 Morningside St SE	0.65mi	3/2.0	1,380 (-3%)	2mo	$256,950	$186	59
711 Stewart Ave SE	0.66mi	3/1.0	1,364 (-4%)	6mo	$77,500	$57	57
611 Church Ave SE	0.73mi	4/2.0 (+1)	1,472 (+3%)	1mo	$165,000	$112	51
728 Bullitt Ave SE	0.67mi	3/2.0	1,564 (+10%)	8mo	$95,000	$61	42
1332 Morningside St SE	0.68mi	2/1.0 (-1)	1,614 (+13%)	2mo	$119,900	$74	40

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: -11.3%
• Equity multiple: 0.59×
• Total profit: $-19,385
• Equity at exit: $25,198

10-year hold

• IRR: -2.1%
• Equity multiple: 0.86×
• Total profit: $-6,704
• Equity at exit: $14,612

Cash invested: $47,320 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,498 high
• Mortgage (P&I): −$886
• Tax from tax record: −$101 /mo · $1,208/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $126

Break-even live

Break-even rent $1,338

Max offer price $169,000

Occupancy floor 87%

Sensitivity live

Price	-10% $222	-5% $174	+0% $126	+5% $78	+10% $31
Rent	-10% $8	-5% $67	+0% $126	+5% $186	+10% $245
Rate	-1.0pp $211	-0.5pp $169	base $126	+0.5pp $83	+1.0pp $38

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1817 Dale Ave SE Roanoke, VA	3.0	1.0	1820	$2,100	$1.15	44d	1	0.21mi
909 13th St SE Roanoke, VA	3.0	1.0	1870	$1,199	$0.64	44d	1	0.25mi
1905 Wise Ave SE Roanoke, VA	2.0	1.0	1044	$1,123	$1.08	14d	1	0.31mi
1016 15th St SE #2 Roanoke, VA	3.0	1.5	1084	$995	$0.92	14d	1	0.33mi
1015 12th St SE Roanoke, VA	3.0	1.0	1072	$923	$0.86	44d	1	0.37mi
730 Murray Ave SE Roanoke, VA	3.0	1.0	1163	$1,525	$1.31	21d	1	0.76mi
730 Murray Ave SE Roanoke, VA	3.0	1.0	1163	$1,525	$1.31	44d	1	0.76mi
1513 Morningside St SE Roanoke, VA	2.0	1.0	900	$1,200	$1.33	14d	1	0.79mi
1708 Baldwin Ave NE Unit A Roanoke, VA	2.0	1.5	952	$1,550	$1.63	44d	1	0.83mi
233 W Cleveland Ave Vinton, VA	2.0	1.0	1270	$1,250	$0.98	44d	1	1.04mi
1816 Bennington St SE Roanoke, VA	2.0	1.5	938	$1,023	$1.09	21d	1	1.23mi
1515 Dunbar St NW Roanoke, VA	3.0	2.0	1058	$1,623	$1.53	14d	1	1.26mi
216 Patton Ave NW Unit 2 Roanoke, VA	2.0	1.0	1240	$1,025	$0.83	21d	1	1.28mi
520 Riverland Rd SE Roanoke, VA	2.0	1.0	948	$1,500	$1.58	44d	1	1.34mi
1625 Padbury Ave SE Roanoke, VA	4.0	1.0	1210	$1,700	$1.40	14d	1	1.34mi
635 Riverland Rd SE Roanoke, VA	2.0	1.0	905	$1,250	$1.38	14d	1	1.38mi
703 Riverland Rd SE Roanoke, VA	2.0	1.0	1000	$1,250	$1.25	44d	1	1.39mi
317 Jefferson Ave Vinton, VA	2.0	1.0	980	$1,525	$1.56	44d	1	1.41mi
770 Riverland Rd SE Roanoke, VA	3.0	2.0	1200	$2,100	$1.75	44d	1	1.41mi
2109 Colgate St NE Roanoke, VA	3.0	1.0	1240	$1,700	$1.37	14d	1	1.41mi
333 Harrison Ave NW Roanoke, VA	3.0	2.0	1186	$1,123	$0.95	21d	1	1.41mi
401 Rutherford Ave NW Roanoke, VA	3.0	1.0	1064	$1,450	$1.36	44d	1	1.42mi
1922 Catawba St SE Roanoke, VA	4.0	1.0	1629	$2,000	$1.23	21d	1	1.50mi

Listing history 9 events

1. 2026-06-14
   statusdays on market $169,000 Pending 9 DOM
2. 2026-06-13
   days on market $169,000 Active 8 DOM
3. 2026-06-10
   days on market $169,000 Active 6 DOM
4. 2026-06-09
   status $169,000 Active 5 DOM
5. 2026-05-11
   status Pending 735-char remark
6. 2026-05-06
   listed $169,000 Active 735-char remark
7. 2013-08-14
   soldstatus $25,000
8. 1997-03-27
   soldstatus $28,900
9. 1991-02-20
   soldstatus $21,000

ⓘ 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: $1,208 · $101/mo
• Projected year-2 tax: $1,386 · $115/mo
• Expected delta: +$177/yr (+$15/mo · 14.7%)

ⓘ 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: $17,980
• − Mortgage interest: −$9,467
• − Property taxes: −$1,208
• − Insurance: −$845
• − Repairs & maintenance: −$1,438
• − Management: −$1,438
• − Depreciation: −$4,916
• Taxable loss: −$1,333
• Est. tax savings @ 24.0%: +$320
• After-tax cash flow: $1,836/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

+704.8% since first listed

7 events — show timeline

• 2026-06-13 Pending — MLSRV
• 2026-06-09 Relisted — MLSRV
• 2026-05-11 Pending — MLSRV
• 2026-05-06 Listed $169,000 MLSRV
• 2013-08-14 Sold (Public Records) $25,000 Public Records
• 1997-03-27 Sold (Public Records) $28,900 Public Records
• 1991-02-20 Sold (Public Records) $21,000 Public Records

Property tax history

+8.7%/yr

Latest (2025): $1,208 · +18.3% YoY. Source: county tax records.