1730 Orange Ave NW · Roanoke, VA 24017

$138,950

3 bd · 1.0 ba · 1,516 sqft · SingleFamily public records · 67 Days on market

Built 1925 6,534 sqft lot $92/sqft · at area comps Est $135k · 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 +25.4/30.0
• DSCR +8.4/10.0
• 1% rule +6.2/10.0
• ARV discount +6.0/15.0
• 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

Full of potential, 1730 Orange Ave is ready for its next chapter! This 3BR, 1.5BA fixer upper offers a solid layout and great bones--perfect for buyers or investors looking to add value and make it their own. Imagine transforming this space into something truly special, designed to fit your style and vision. Conveniently located near shopping, dining, and everyday essentials. Whether you're building equity or creating your dream home, this is an opportunity you don't want to miss. Being sold as-is--bring your ideas and unlock the possibilities!

Key facts

• Solid layout
• Conveniently located
• 6,534 sq ft lot

Tags

• SOLID LAYOUT
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $320 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $131k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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: Rents rising fast (+5.7%/yr); 151 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $960 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.
• At projected returns (-3.0% appreciation + 5.7% rent growth), your $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $98k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $130,612 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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: 1.12% ✓
• Cap rate: 9.06%
• Cash-on-cash: 9.88%
• DSCR: 1.44
• GRM: 7.4

CMA / ARV

• ARV (median comp): $134,609
• List price: $138,950
• Delta: 3.23%
• 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
1625 Moorman Ave NW	0.17mi	2/1.0 (-1)	1,422 (-6%)	7mo	$90,000	$63	70
821 12th St NW	0.52mi	3/1.0	1,508 (-0%)	9mo	$85,500	$57	67
1115 Orange Ave NW	0.55mi	3/1.5	1,487 (-2%)	6mo	$100,835	$68	65
1522 Andrews Rd NW	0.57mi	3/2.0	1,510 (-0%)	10mo	$160,000	$106	61
1211 Hanover Ave NW	0.49mi	3/2.0	1,461 (-4%)	8mo	$67,000	$46	61
1801 Franwill Ave NW	0.34mi	4/2.0 (+1)	1,663 (+10%)	1mo	$280,000	$168	58
2407 Maryland Ave NW	0.54mi	4/2.0 (+1)	1,464 (-3%)	6mo	$170,100	$116	55
1107 14th St NW	0.38mi	2/1.0 (-1)	1,372 (-10%)	9mo	$137,000	$100	54
2315 Salem Tpke NW	0.49mi	2/1.0 (-1)	1,363 (-10%)	9mo	$132,000	$97	48
1224 Thomas Ave NW	0.57mi	3/2.0	1,344 (-11%)	4mo	$108,000	$80	47
1230 Orange Ave NW	0.43mi	4/2.0 (+1)	1,736 (+14%)	2mo	$110,000	$63	45
1025 Mercer Ave NW	0.65mi	3/1.0	1,296 (-14%)	6mo	$50,000	$39	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 · 5.71% rent growth · sell at horizon

5-year hold

• IRR: 1.5%
• Equity multiple: 1.06×
• Total profit: $2,256
• Equity at exit: $20,718

10-year hold

• IRR: 13.5%
• Equity multiple: 2.21×
• Total profit: $47,180
• Equity at exit: $12,014

Cash invested: $38,906 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,561 high
• Mortgage (P&I): −$729
• Tax from tax record: −$126 /mo · $1,512/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $320

Break-even live

Break-even rent $1,155

Max offer price $138,950

Occupancy floor 74%

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: $34,738
• Closing costs: $4,168
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1533 Rugby Blvd NW Roanoke, VA	3.0	1.0	1500	$1,475	$0.98	43d	1	0.48mi
821 12th St NW Roanoke, VA	3.0	2.0	1508	$1,625	$1.08	43d	1	0.53mi
1531 Syracuse Ave NW Roanoke, VA	3.0	1.0	1488	$1,675	$1.13	43d	1	0.55mi
1007 Gilmer Ave NW Roanoke, VA	2.0	2.0	1187	$1,175	$0.99	21d	1	0.68mi
1115 Grayson Ave NW Roanoke, VA	4.0	2.0	1094	$2,300	$2.10	43d	1	0.69mi
1630 Patterson Ave SW Unit B Roanoke, VA	3.0	1.0	1200	$1,395	$1.16	43d	1	0.83mi
813 Gilmer Ave NW Roanoke, VA	2.0	1.0	1050	$1,322	$1.26	21d	1	0.84mi
2608 Florida Ave NW Roanoke, VA	3.0	1.0	1394	$1,600	$1.15	21d	1	0.84mi
1609 Chapman Ave SW Unit B Roanoke, VA	4.0	1.0	1400	$1,545	$1.10	21d	1	0.86mi
2744 Melrose Ave NW Roanoke, VA	1.0–2.0	1.0–1.5	936	$1,045	$1.12	13d	7	0.88mi
733 29th St NW Roanoke, VA	2.0–3.0	2.0	1022	$1,625	$1.59	13d	4	0.93mi
701 Salem Ave SW Roanoke, VA	2.0	1.0	1250	$1,950	$1.56	43d	1	1.05mi
2731 Cove Rd NW Roanoke, VA	3.0	2.5	1427	$1,523	$1.07	43d	1	1.10mi
1017 Ferdinand Ave SW Roanoke, VA	4.0	2.5	2248	$1,795	$0.80	43d	1	1.11mi
401 Rutherford Ave NW Roanoke, VA	3.0	1.0	1064	$1,450	$1.36	43d	1	1.17mi
333 Harrison Ave NW Roanoke, VA	3.0	2.0	1186	$1,123	$0.95	21d	1	1.18mi
216 Patton Ave NW Unit 2 Roanoke, VA	2.0	1.0	1240	$1,025	$0.83	21d	1	1.33mi
602 Elm Ave Unit B Roanoke, VA	2.0	1.0	1804	$1,250	$0.69	43d	1	1.43mi
1515 Dunbar St NW Roanoke, VA	3.0	2.0	1058	$1,623	$1.53	13d	1	1.47mi
430 Day Ave SW Unit A Roanoke, VA	2.0	1.0	1444	$1,650	$1.14	43d	1	1.48mi

Listing history 23 events

1. 2026-06-18
   days on market $138,950 Active 67 DOM
2. 2026-06-17
   days on market $138,950 Active 66 DOM
3. 2026-06-16
   days on market $138,950 Active 65 DOM
4. 2026-06-15
   days on market $138,950 Active 64 DOM
5. 2026-06-14
   days on market $138,950 Active 62 DOM
6. 2026-06-13
   days on market $138,950 Active 61 DOM
7. 2026-06-10
   days on market $138,950 Active 59 DOM
8. 2026-06-09
   days on market $138,950 Active 58 DOM
9. 2026-06-08
   days on market $138,950 Active 57 DOM
10. 2026-06-05
    days on market $138,950 Active 53 DOM
11. 2026-06-03
    days on market $138,950 Active 52 DOM
12. 2026-06-02
    days on market $138,950 Active 51 DOM
13. 2026-06-01
    days on market $138,950 Active 50 DOM
14. 2026-05-31
    days on market $138,950 Active 49 DOM
15. 2026-05-30
    days on market $138,950 Active 48 DOM
16. 2026-05-05
    price $138,950 550-char remark

    Show marketing remark (550 chars)

    Full of potential, 1730 Orange Ave is ready for its next chapter! This 3BR, 1.5BA fixer upper offers a solid layout and great bones--perfect for buyers or investors looking to add value and make it their own. Imagine transforming this space into something truly special, designed to fit your style and vision. Conveniently located near shopping, dining, and everyday essentials. Whether you're building equity or creating your dream home, this is an opportunity you don't want to miss. Being sold as-is--bring your ideas and unlock the possibilities!

17. 2026-04-11
    listed $139,950 Active 550-char remark

    Show marketing remark (550 chars)

    Full of potential, 1730 Orange Ave is ready for its next chapter! This 3BR, 1.5BA fixer upper offers a solid layout and great bones--perfect for buyers or investors looking to add value and make it their own. Imagine transforming this space into something truly special, designed to fit your style and vision. Conveniently located near shopping, dining, and everyday essentials. Whether you're building equity or creating your dream home, this is an opportunity you don't want to miss. Being sold as-is--bring your ideas and unlock the possibilities!

18. 2022-09-22
    soldstatus $97,500 Closed 151-char remark

    Show marketing remark (151 chars)

    NICE CORNER LOT 3 BEDROOM STARTER HOME WITH 1 FULL BATH AND 1 HALF BATH IN THE NORTHWEST MELROSE AREA - FORMER HOME OF THE MELROSE NEIGHBORHOOD FORUM

19. 2022-09-22
    soldstatus $95,000

    Show marketing remark (151 chars)

    NICE CORNER LOT 3 BEDROOM STARTER HOME WITH 1 FULL BATH AND 1 HALF BATH IN THE NORTHWEST MELROSE AREA - FORMER HOME OF THE MELROSE NEIGHBORHOOD FORUM

20. 2022-09-22
    soldstatus $95,000

    Show marketing remark (151 chars)

    NICE CORNER LOT 3 BEDROOM STARTER HOME WITH 1 FULL BATH AND 1 HALF BATH IN THE NORTHWEST MELROSE AREA - FORMER HOME OF THE MELROSE NEIGHBORHOOD FORUM

21. 2022-08-09
    status Pending 151-char remark

    Show marketing remark (151 chars)

    NICE CORNER LOT 3 BEDROOM STARTER HOME WITH 1 FULL BATH AND 1 HALF BATH IN THE NORTHWEST MELROSE AREA - FORMER HOME OF THE MELROSE NEIGHBORHOOD FORUM

22. 2022-07-06
    listed $97,500 Active 151-char remark

    Show marketing remark (151 chars)

    NICE CORNER LOT 3 BEDROOM STARTER HOME WITH 1 FULL BATH AND 1 HALF BATH IN THE NORTHWEST MELROSE AREA - FORMER HOME OF THE MELROSE NEIGHBORHOOD FORUM

23. 1997-10-28
    soldstatus $25,846

ⓘ 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: $1,512 · $126/mo
• Projected year-2 tax: $1,512 · $126/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: $18,729
• − Mortgage interest: −$7,783
• − Property taxes: −$1,512
• − Insurance: −$695
• − Repairs & maintenance: −$1,498
• − Management: −$1,498
• − Depreciation: −$4,042
• Taxable income: $1,700
• Est. tax owed @ 24.0%: −$408
• After-tax cash flow: $3,437/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

+437.6% since first listed

8 events — show timeline

• 2026-05-05 Price Changed $138,950 MLSRV
• 2026-04-11 Listed $139,950 MLSRV
• 2022-09-22 Sold (Public Records) $95,000 Public Records
• 2022-09-22 Sold (Public Records) $95,000 Public Records
• 2022-09-22 Sold (MLS) $97,500 MLSRV
• 2022-08-09 Pending — MLSRV
• 2022-07-06 Listed $97,500 MLSRV
• 1997-10-28 Sold (Public Records) $25,846 Public Records

Property tax history

+25.4%/yr

Latest (2025): $1,512 · +16.1% YoY. Source: county tax records.