3625 Brandywine Ave · Cave Spring, VA 24018

$249,500

3 bd · 2.0 ba · 950 sqft · SingleFamily public records · 117 Days on market

Built 1962 7,405 sqft lot $263/sqft · 76% above area Est $255k · at est.

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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 +8.5/30.0
• ARV discount +8.4/15.0
• Schools +6.4/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Make your new home in this conveniently located SW Co. brick ranch w/ Green Valley Elementary and Hidden Valley Middle and High Schools. A large -500+sq ft- patio overlooks the fenced back yard. Spacious living room with built-in shelves , formal dining area-formerly 3rd 1st-floor bedroom-with built ins, an eat-in kitchen, 2 bedrooms and a full bath finish the first floor. You'll find a 3rd bedroom/office w/ walk-in closet and a 2nd full bath in the lower level along with a family room. The laundry along with the mechanical room completes the lower level. The home has replacement windows, recent new roof (2024), a newer heat pump (2024) and 200 amp electrical panel.

Key facts

• Fenced back yard
• Walk-in closet
• Large patio

Tags

• BRICK RANCH
• LARGE PATIO
• FENCED BACK YARD
• BUILT-IN SHELVES
• EAT-IN KITCHEN
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-217 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (15.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (30.3% below list).
• Recommended offer: $174k (30.3% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 3.4% in Cave Spring — 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 76/100 on livability (#113 in VA, #3,513 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living 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: Green Valley Elementary (math 63% / reading 75%, grade A-, #351 of 1,108 statewide, top 32%, 518 students, 43% FRL); Hidden Valley Middle (math 76% / reading 83%, grade A+, #28 of 342 statewide, top 8%, 578 students, 26% FRL); Hidden Valley High (math 90% / reading 92%, grade A+, #5 of 319 statewide, top 1%, 830 students, 24% FRL).
• Market conditions: Rents rising (+2.9%/yr); 339 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $7k 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

• It's been on market 117 days — a 9% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y 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 $56k; list at $250k implies a 342% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $173,994 (30.3% 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. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.70% ✗
• Cap rate: 5.25%
• Cash-on-cash: -3.73%
• DSCR: 0.83
• GRM: 11.9

CMA / ARV

• ARV (median comp): $254,568
• List price: $249,500
• Delta: -1.99%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3646 Martinell Ave	0.39mi	2/1.0 (-1)	930 (-2%)	17mo	$210,000	$226	55

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 · 2.88% rent growth · sell at horizon

5-year hold

• IRR: -22.7%
• Equity multiple: 0.22×
• Total profit: $-54,534
• Equity at exit: $37,201

10-year hold

• IRR: -17.4%
• Equity multiple: 0.05×
• Total profit: $-66,390
• Equity at exit: $21,572

Cash invested: $69,860 (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 24018

• Rents YoY: 2.9%
• Active inventory: 339
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,740 high
• Mortgage (P&I): −$1,308
• Tax from tax record: −$179 /mo · $2,154/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $-217

Break-even live

Break-even rent $2,015

Max offer price $211,115

Occupancy floor —

Sensitivity live

Price	-10% $-76	-5% $-147	+0% $-217	+5% $-288	+10% $-359
Rent	-10% $-355	-5% $-286	+0% $-217	+5% $-149	+10% $-80
Rate	-1.0pp $-92	-0.5pp $-154	base $-217	+0.5pp $-282	+1.0pp $-348

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: $62,375
• Closing costs: $7,485
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3709 Antietam Dr Roanoke, VA	2.0	1.0	1016	$1,899	$1.87	15d	1	0.21mi
3363 View Ave Roanoke, VA	3.0	1.0	1014	$1,895	$1.87	23d	1	0.31mi
4356 Old Garst Ml Rd Cave Spring, VA	1.0–2.0	1.0–1.5	889	$1,341	$1.51	15d	14	0.39mi
3501 Normandy Ln Roanoke, VA	2.0	1.0	925	$1,250	$1.35	15d	1	0.46mi
3464 Colonial Ave Roanoke, VA	2.0	1.0	1100	$1,495	$1.36	15d	5	0.73mi
2679 Beverly Blvd SW Roanoke, VA	3.0	1.0	1000	$1,623	$1.62	15d	1	0.97mi
3345 Circle Brook Dr Cave Spring, VA	1.0–3.0	1.0–2.0	997	$1,920	$1.92	15d	11	1.00mi
3215 Chaparral Dr Unit H Cave Spring, VA	2.0	2.0	750	$1,023	$1.36	45d	1	1.04mi
3101 Honeywood Ln Roanoke, VA	1.0–2.0	1.0–1.5	919	$1,690	$1.84	15d	7	1.09mi
3420 Chaparral Dr Roanoke, VA	1.0–2.0	1.0–2.0	895	$1,549	$1.73	15d	5	1.22mi
3366 Forest Ct Roanoke, VA	2.0	2.0	1027	$1,650	$1.61	23d	1	1.42mi
3368 Forest Ct Roanoke, VA	2.0	2.0	1027	$2,350	$2.29	15d	1	1.42mi
4630 Roxbury Ln Cave Spring, VA	1.0–2.0	1.0–1.5	930	$1,625	$1.75	15d	7	1.43mi

Listing history 20 events

1. 2026-06-22
   days on market $249,500 Active 117 DOM
2. 2026-06-18
   days on market $249,500 Active 114 DOM
3. 2026-06-17
   days on market $249,500 Active 113 DOM
4. 2026-06-16
   days on market $249,500 Active 112 DOM
5. 2026-06-15
   days on market $249,500 Active 111 DOM
6. 2026-06-14
   days on market $249,500 Active 109 DOM
7. 2026-06-13
   days on market $249,500 Active 108 DOM
8. 2026-06-10
   days on market $249,500 Active 106 DOM
9. 2026-06-09
   days on market $249,500 Active 105 DOM
10. 2026-06-08
    days on market $249,500 Active 104 DOM
11. 2026-06-05
    days on market $249,500 Active 100 DOM
12. 2026-06-02
    days on market $249,500 Active 98 DOM
13. 2026-06-01
    days on market $249,500 Active 97 DOM
14. 2026-05-31
    days on market $249,500 Active 96 DOM
15. 2026-05-30
    days on market $249,500 Active 95 DOM
16. 2026-02-24
    listed $249,500 Active 675-char remark

    Show marketing remark (675 chars)

    Make your new home in this conveniently located SW Co. brick ranch w/ Green Valley Elementary and Hidden Valley Middle and High Schools. A large -500+sq ft- patio overlooks the fenced back yard. Spacious living room with built-in shelves , formal dining area-formerly 3rd 1st-floor bedroom-with built ins, an eat-in kitchen, 2 bedrooms and a full bath finish the first floor. You'll find a 3rd bedroom/office w/ walk-in closet and a 2nd full bath in the lower level along with a family room. The laundry along with the mechanical room completes the lower level. The home has replacement windows, recent new roof (2024), a newer heat pump (2024) and 200 amp electrical panel.

17. 2011-07-12
    historical
18. 2010-10-29
    listed $129,950
19. 1989-08-01
    soldstatus $56,500
20. 1988-01-01
    soldstatus $31,500

ⓘ 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: $2,154 · $179/mo
• Projected year-2 tax: $2,154 · $179/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 ≥100°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,879
• − Mortgage interest: −$13,976
• − Property taxes: −$2,154
• − Insurance: −$1,248
• − Repairs & maintenance: −$1,670
• − Management: −$1,670
• − Depreciation: −$7,258
• Taxable loss: −$7,097
• Est. tax savings @ 24.0%: +$1,703
• After-tax cash flow: $-904/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 — Cave Spring

• Score: 76/100
• State rank: #113
• US rank: #3513

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cave Spring, VA
• County: Roanoke County · 67,305 people
• Metro: Roanoke, VA
• Population (ZIP): 38,720
• Household income: $90,885
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 495.0

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: Predominantly White (83%)
• Race & ethnicity: White 83% Asian 6% Hispanic / Latino 4% Two or more races 4% Black 4%
• Common ancestry: Italian 4% Slovak 3% Serbian 3%
• Foreign-born: 10% · Canada, China, Vietnam
• Languages at home: 86% English-only · Spanish 5% Other Indo-European 3% Other Asian/Pacific 1%

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: ▼ -266.18%
• Current HPI: 176.0558
• Rent YoY: ▲ 2.88%
• 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

+692.1% since first listed

5 events — show timeline

• 2026-02-24 Listed $249,500 MLSRV
• 2011-07-12 Listing Removed — MLSRV
• 2010-10-29 Listed $129,950 MLSRV
• 1989-08-01 Sold (Public Records) $56,500 Public Records
• 1988-01-01 Sold (Public Records) $31,500 Public Records

Property tax history

+4.1%/yr

Latest (2025): $2,154 · +8.8% YoY. Source: county tax records.