1374 Gillette Ave SE · Roanoke, VA 24014

$215,370

3 bd · 1.0 ba · 1,300 sqft · SingleFamily public records · 213 Days on market

Built 1981 10,454 sqft lot $166/sqft · 17% above area Est $282k · 24% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +8.2/30.0
• Rent growth +4.7/5.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Occupied, lease ends 9/30/26.

Key facts

• 0.24 acre lot
• Built 1981
• Listed 213 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-199 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (16.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (25.9% below list).
• Recommended offer: $160k (25.9% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 4.2% in Roanoke — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+8.8%/yr); 155 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 113 units permitted in Roanoke city in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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

• It's been on market 213 days — a 12% lower offer ($190k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y 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 $79k; list at $215k implies a 173% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,587 (25.9% 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 213 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
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. 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: 0.74% ✗
• Cap rate: 5.18%
• Cash-on-cash: -3.97%
• DSCR: 0.82
• GRM: 11.2

CMA / ARV

• ARV (median comp): $282,324
• List price: $215,370
• Delta: -23.72%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1349 Rose Ave SE	0.16mi	3/1.5	1,239 (-5%)	10mo	$235,000	$190	75
2721 Garden City Blvd SE	0.46mi	3/1.0	1,316 (+1%)	3mo	$220,000	$167	74
1379 Craig Robertson Rd SE	0.08mi	3/2.0	1,208 (-7%)	11mo	$250,000	$207	72
2632 Bandy Rd SE	0.26mi	3/2.0	1,250 (-4%)	9mo	$264,000	$211	70
1359 Brooks Ave SE	0.10mi	3/2.0	1,171 (-10%)	11mo	$256,000	$219	66
1320 Eddington Rd SE	0.20mi	2/2.0 (-1)	1,214 (-7%)	7mo	$235,000	$194	65
1368 Craig Robertson Rd SE	0.05mi	2/1.0 (-1)	1,121 (-14%)	11mo	$243,500	$217	61
2776 Sunnyvale St	0.38mi	4/1.5 (+1)	1,380 (+6%)	14mo	$239,000	$173	53
2214 Brookside Ln SE	0.69mi	2/1.0 (-1)	1,305 (+0%)	14mo	$219,000	$168	51
3077 Woodway Rd	0.46mi	3/2.0	1,440 (+11%)	9mo	$279,000	$194	50
2111 Woodland Rd SE	0.68mi	3/2.0	1,140 (-12%)	1mo	$287,000	$252	42
2204 Brookside Ln SE	0.67mi	3/2.0	1,200 (-8%)	18mo	$205,000	$171	37

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.35×
• Total profit: $-39,161
• Equity at exit: $32,112

10-year hold

• IRR: -2.4%
• Equity multiple: 0.80×
• Total profit: $-12,043
• Equity at exit: $18,621

Cash invested: $60,304 (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 24014

• Rents YoY: 8.8%
• Active inventory: 155
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,596 high
• Mortgage (P&I): −$1,129
• Tax from tax record: −$241 /mo · $2,892/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $-199

Break-even live

Break-even rent $1,848

Max offer price $180,139

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: $53,842
• Closing costs: $6,461
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1922 Catawba St SE Roanoke, VA	4.0	1.0	1629	$2,000	$1.23	21d	1	0.68mi
1625 Padbury Ave SE Roanoke, VA	4.0	1.0	1210	$1,700	$1.40	13d	1	0.81mi
1816 Bennington St SE Roanoke, VA	2.0	1.5	938	$1,023	$1.09	21d	1	0.88mi
770 Riverland Rd SE Roanoke, VA	3.0	2.0	1200	$2,100	$1.75	43d	1	0.99mi
703 Riverland Rd SE Roanoke, VA	2.0	1.0	1000	$1,250	$1.25	43d	1	1.15mi
635 Riverland Rd SE Roanoke, VA	2.0	1.0	905	$1,250	$1.38	13d	1	1.17mi
1513 Morningside St SE Roanoke, VA	2.0	1.0	900	$1,200	$1.33	13d	1	1.23mi
520 Riverland Rd SE Roanoke, VA	2.0	1.0	948	$1,500	$1.58	43d	1	1.27mi

Listing history 25 events

1. 2026-06-18
   days on market $215,370 Active 213 DOM
2. 2026-06-17
   days on market $215,370 Active 212 DOM
3. 2026-06-16
   days on market $215,370 Active 211 DOM
4. 2026-06-15
   days on market $215,370 Active 210 DOM
5. 2026-06-14
   days on market $215,370 Active 208 DOM
6. 2026-06-13
   days on market $215,370 Active 207 DOM
7. 2026-06-10
   days on market $215,370 Active 205 DOM
8. 2026-06-09
   days on market $215,370 Active 204 DOM
9. 2026-06-08
   days on market $215,370 Active 203 DOM
10. 2026-06-05
    days on market $215,370 Active 199 DOM
11. 2026-06-03
    days on market $215,370 Active 198 DOM
12. 2026-06-02
    days on market $215,370 Active 197 DOM
13. 2026-06-01
    days on market $215,370 Active 196 DOM
14. 2026-05-31
    days on market $215,370 Active 195 DOM
15. 2026-05-30
    days on market $215,370 Active 194 DOM
16. 2026-02-06
    price $215,370 29-char remark

    Show marketing remark (29 chars)

    Occupied, lease ends 9/30/26.

17. 2026-01-05
    price $219,765 29-char remark

    Show marketing remark (29 chars)

    Occupied, lease ends 9/30/26.

18. 2025-11-17
    listed $224,250 Active 29-char remark

    Show marketing remark (29 chars)

    Occupied, lease ends 9/30/26.

19. 2017-03-29
    soldstatus $79,000
20. 2016-03-01
    historical
21. 2015-09-11
    listed $104,500
22. 2015-08-17
    historical
23. 2015-02-15
    listed $110,000
24. 2013-03-30
    historical
25. 2012-09-19
    listed $119,900

ⓘ 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: $2,892 · $241/mo
• Projected year-2 tax: $2,892 · $241/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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 19 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: $19,150
• − Mortgage interest: −$12,064
• − Property taxes: −$2,892
• − Insurance: −$1,077
• − Repairs & maintenance: −$1,532
• − Management: −$1,532
• − Depreciation: −$6,265
• Taxable loss: −$6,212
• Est. tax savings @ 24.0%: +$1,491
• After-tax cash flow: $-902/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): 15,300
• Household income: $70,381
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 209.0

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: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 7% Black 5% Hispanic / Latino 5% Asian 1%
• Common ancestry: Serbian 3% Slovak 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -344.06%
• Current HPI: 173.6728
• Rent YoY: ▲ 8.80%
• 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

+79.6% since first listed

10 events — show timeline

• 2026-02-06 Price Changed $215,370 MLSRV
• 2026-01-05 Price Changed $219,765 MLSRV
• 2025-11-17 Listed $224,250 MLSRV
• 2017-03-29 Sold (Public Records) $79,000 Public Records
• 2016-03-01 Listing Removed — MLSRV
• 2015-09-11 Listed $104,500 MLSRV
• 2015-08-17 Listing Removed — MLSRV
• 2015-02-15 Listed $110,000 MLSRV
• 2013-03-30 Listing Removed — MLSRV
• 2012-09-19 Listed $119,900 MLSRV

Property tax history

+6.9%/yr

Latest (2025): $2,892 · +4.1% YoY. Source: county tax records.