1039 Almond Dr · Vinton, VA 24179

$304,000

3 bd · 2.0 ba · 1,394 sqft · SingleFamily public records · 3 Days on market

Built 1970 0.39 ac lot Est $252k · 20% over

---

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).

• Schools +6.4/10.0
• Livability +4.0/5.0
• Cash flow +3.6/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Updated 3-bedroom, 2-bath ranch offering comfortable one-level living with added space in the basement. This home features a functional layout with bright, inviting living areas and thoughtful updates throughout, creating a move-in ready feel. The main living spaces flow easily, making everyday living and entertaining simple and convenient. The sunroom provides the perfect spot to relax, unwind, or enjoy additional living space year-round with plenty of natural light. The basement adds even more flexibility, offering space for storage, a workshop, or the opportunity to finish for additional living area. Outside, you'll find room to enjoy the surroundings and make the space your own. Grab it

Key facts

• One-level living
• Sunroom
• Bright living areas

Tags

• ONE-LEVEL LIVING
• BRIGHT LIVING AREAS
• SUNROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $304k.

Deal economics

• At list price, monthly cash flow is $-911 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (53.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (57.0% below list).
• Recommended offer: $131k (57.0% below list) — sets the bar for 1% rule.
• Cap rate 2.7% vs local median 4.8% in Vinton — 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 80/100 on livability (#61 in VA, #1,742 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, 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: W.E. Cundiff Elementary (math 69% / reading 73%, grade A-, #303 of 1,108 statewide, top 28%, 490 students, 73% FRL); William Byrd Middle (math 68% / reading 74%, grade A, #77 of 342 statewide, top 23%, 827 students, 42% FRL); William Byrd High (math 77% / reading 89%, grade A, #33 of 319 statewide, top 11%, 1,142 students, 38% FRL) — zoned schools average 51% FRL vs 22% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 158 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 3 days on market — expect competitive offers; lowballing is unlikely to land.

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 $130,777 (57.0% 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 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.43% ✗
• Cap rate: 2.70%
• Cash-on-cash: -12.85%
• DSCR: 0.43
• GRM: 19.4

CMA / ARV

• ARV (on-the-fly): $252,314
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
655 Timberidge Rd	0.60mi	3/2.0	1,389 (-0%)	2mo	$254,900	$184	70
1036 Jeanette Ave	0.51mi	3/1.0	1,465 (+5%)	0mo	$245,000	$167	63
1029 Blakemore Cir	0.49mi	3/1.0	1,500 (+8%)	1mo	$225,000	$150	59
520 Chestnut St	0.75mi	3/2.0	1,412 (+1%)	6mo	$185,550	$131	58
1800 Hardy Rd	0.58mi	3/2.0	1,312 (-6%)	9mo	$292,000	$223	56
314 Lynn Haven Cir	0.68mi	3/2.5	1,535 (+10%)	4mo	$261,000	$170	46
503 Crofton Dr	0.71mi	3/1.5	1,500 (+8%)	12mo	$272,000	$181	42
1110 Mountain View Rd	0.69mi	3/2.0	1,188 (-15%)	14mo	$269,950	$227	32

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: -40.3%
• Equity multiple: -0.26×
• Total profit: $-107,381
• Equity at exit: $45,327

10-year hold

• IRR: -65.3%
• Equity multiple: -0.98×
• Total profit: $-168,556
• Equity at exit: $26,284

Cash invested: $85,120 (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 24179

• Active inventory: 158
• Price-to-rent: 19.4×

Monthly cashflow live

• Estimated rent: $1,308 high
• Mortgage (P&I): −$1,594
• Tax from tax record: −$224 /mo · $2,683/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $-911

Break-even live

Break-even rent $2,461

Max offer price $143,009

Occupancy floor —

Sensitivity live

Price	-10% $-739	-5% $-825	+0% $-911	+5% $-997	+10% $-1,083
Rent	-10% $-1,015	-5% $-963	+0% $-911	+5% $-860	+10% $-808
Rate	-1.0pp $-758	-0.5pp $-834	base $-911	+0.5pp $-990	+1.0pp $-1,070

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: $76,000
• Closing costs: $9,120
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
528 E Cleveland Ave Unit 5 Vinton, VA	2.0	1.0	889	$1,495	$1.68	44d	1	0.71mi
528 E Cleveland Ave Unit 6 Vinton, VA	2.0	1.0	875	$1,525	$1.74	44d	1	0.71mi
312 Bowman St Unit 212 Vinton, VA	2.0	1.0	1246	$850	$0.68	21d	1	0.85mi
317 Jefferson Ave Vinton, VA	2.0	1.0	980	$1,525	$1.56	44d	1	0.87mi
2802 Vinyard Ave NE Unit 2 Roanoke, VA	2.0	1.0	950	$1,295	$1.36	14d	1	1.24mi
2812 Vinyard Ave NE Unit 2 Roanoke, VA	2.0	1.0	950	$1,295	$1.36	21d	1	1.24mi
233 W Cleveland Ave Vinton, VA	2.0	1.0	1270	$1,250	$0.98	44d	1	1.27mi

Listing history 4 events

1. 2026-04-27
   status Pending
2. 2026-04-22
   listed $304,000 Active
3. 2026-01-14
   soldstatus $280,800
4. 1988-08-01
   soldstatus $80,800

ⓘ 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: $2,683 · $224/mo
• Projected year-2 tax: $2,683 · $224/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $15,693
• − Mortgage interest: −$17,029
• − Property taxes: −$2,683
• − Insurance: −$1,520
• − Repairs & maintenance: −$1,255
• − Management: −$1,255
• − Depreciation: −$8,844
• Taxable loss: −$16,893
• Est. tax savings @ 24.0%: +$4,054
• After-tax cash flow: $-6,882/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 — Vinton

• Score: 80/100
• State rank: #61
• US rank: #1742

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vinton, VA
• Population (ZIP): 18,834

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 (90%)
• Race & ethnicity: White 90% Two or more races 4% Black 3% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 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: ▼ -117.89%
• Current HPI: 186.9964
• Rent YoY: —
• Metro: —
• 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

+276.2% since first listed

4 events — show timeline

• 2026-04-27 Pending — MLSRV
• 2026-04-22 Listed $304,000 MLSRV
• 2026-01-14 Sold (Public Records) $280,800 Public Records
• 1988-08-01 Sold (Public Records) $80,800 Public Records

Property tax history

+4.8%/yr

Latest (2025): $2,683 · +6.9% YoY. Source: county tax records.