5025 Salem Tpke NW · Roanoke, VA 24017

$147,950

2 bd · 1.0 ba · 835 sqft · SingleFamily public records · 5 Days on market

Built 1930 0.27 ac lot $177/sqft · 19% below area Est $184k · 19% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.3/30.0
• Schools +4.1/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• DSCR +2.6/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home has been remodeled down to the studs. Great kitchen w/ adjacent laundry area. New microwave. Huge living/great rm has pergo flooring. Replacement windows thru-out. Truly hard to find a nicer home in this price range. Sits well back from the street on a quiet access road. This is a wonderful opportunity for the first time homebuyer to get a 'move in ready' home. Large master bedroom

Key facts

• Spacious yard
• Quiet street
• One level living

Tags

• ONE LEVEL LIVING
• SPACIOUS YARD
• PRIME LOCATION
• QUIET STREET

Property features AI

Finance

• Other: Lot dimensions listed
• Financial info: Annual tax amount reported

Exterior

• Utilities: Has heating; Has cooling
• Home design: Residential property; Built in 1930
• Construction: Crawl space basement
• Exterior features: Front porch

Interior

• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Heat pump electric heating; Heat pump electric cooling
• Interior features: Fiberglass doors; 6 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $-107 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $129k (12.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (24.6% below list).
• Recommended offer: $112k (24.6% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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.
• Zoned schools: Westside Elementary (math 10% / reading 28%, grade F, #1,093 of 1,108 statewide, top 99%, 640 students, 98% FRL); Woodrow Wilson Middle (math 38% / reading 63%, grade C, #226 of 342 statewide, top 67%, 642 students, 99% 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: Rents rising fast (+5.7%/yr); 152 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 24y 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 $78k; list at $148k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $111,502 (24.6% 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 1930 — 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. 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?
6. 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?
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: 0.75% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.10%
• DSCR: 0.86
• GRM: 11.1

CMA / ARV

• ARV (median comp): $183,726
• List price: $147,950
• Delta: -19.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4924 Morwanda St NW	0.19mi	2/1.5	811 (-3%)	12mo	$176,000	$217	74
5011 Morwanda St NW	0.20mi	2/1.0	840 (+1%)	19mo	$133,000	$158	74
809 Ward St	0.32mi	2/1.0	774 (-7%)	2mo	$189,000	$244	71
724 Peck St NW	0.24mi	2/1.0	927 (+11%)	5mo	$199,900	$216	66
818 Peck St NW	0.33mi	2/1.0	844 (+1%)	22mo	$148,000	$175	65
4701 Oak Rd NW	0.45mi	2/1.0	895 (+7%)	16mo	$238,950	$267	54
940 Caldwell St NW	0.48mi	3/1.0 (+1)	953 (+14%)	17mo	$220,000	$231	35

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: -18.6%
• Equity multiple: 0.33×
• Total profit: $-27,669
• Equity at exit: $22,060

10-year hold

• IRR: -6.6%
• Equity multiple: 0.53×
• Total profit: $-19,338
• Equity at exit: $12,792

Cash invested: $41,426 (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: 152
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,115 high
• Mortgage (P&I): −$776
• Tax from tax record: −$150 /mo · $1,804/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $-107

Break-even live

Break-even rent $1,250

Max offer price $129,054

Occupancy floor —

Sensitivity live

Price	-10% $-23	-5% $-65	+0% $-107	+5% $-149	+10% $-191
Rent	-10% $-195	-5% $-151	+0% $-107	+5% $-63	+10% $-19
Rate	-1.0pp $-32	-0.5pp $-69	base $-107	+0.5pp $-145	+1.0pp $-184

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: $36,988
• Closing costs: $4,438
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
829 Westside Blvd NW Apt 2 Roanoke, VA	1.0	1.0	700	$895	$1.28	45d	1	0.76mi
817 Westside Blvd NW Unit A Roanoke, VA	1.0	1.0	525	$716	$1.36	22d	1	0.76mi
813 Westside Blvd NW Apt A Roanoke, VA	1.0	1.0	525	$716	$1.36	45d	1	0.77mi
809 Westside Blvd NW Apt C Roanoke, VA	1.0	1.0	525	$696	$1.33	45d	1	0.77mi
900 Camelot Dr Salem, VA	1.0–3.0	1.0–1.5	905	$1,532	$1.69	15d	10	0.78mi
3802 Panorama Ave NW #12 Roanoke, VA	3.0	1.0	1100	$995	$0.90	45d	1	0.88mi
3802 Panorama Ave NW #2 Roanoke, VA	2.0	1.0	900	$995	$1.11	45d	1	0.88mi
3802 Panorama Ave NW #6 Roanoke, VA	2.0	1.0	900	$1,050	$1.17	45d	1	0.88mi
4112 Virginia Ave NW Roanoke, VA	1.0	1.0	750	$850	$1.13	45d	1	0.92mi
4310 Tyree Rd NW Roanoke, VA	3.0	1.0	913	$1,650	$1.81	15d	1	0.95mi
1741 Pexton Ave Salem, VA	3.0	1.0	792	$1,452	$1.83	15d	1	1.12mi

Listing history 12 events

1. 2026-05-15
   listed $147,950 Active 495-char remark
2. 2007-03-15
   soldstatus $78,000 389-char remark

   Show marketing remark (389 chars)

   Home has been remodeled down to the studs. Great kitchen w/ adjacent laundry area. New microwave. Huge living/great rm has pergo flooring. Replacement windows thru-out. Truly hard to find a nicer home in this price range. Sits well back from the street on a quiet access road. This is a wonderful opportunity for the first time homebuyer to get a 'move in ready' home. Large master bedroom

3. 2007-03-13
   soldstatus $78,000
4. 2007-03-13
   soldstatus $78,000
5. 2007-01-31
   listed $79,950 389-char remark

   Show marketing remark (389 chars)

   Home has been remodeled down to the studs. Great kitchen w/ adjacent laundry area. New microwave. Huge living/great rm has pergo flooring. Replacement windows thru-out. Truly hard to find a nicer home in this price range. Sits well back from the street on a quiet access road. This is a wonderful opportunity for the first time homebuyer to get a 'move in ready' home. Large master bedroom

6. 2006-11-30
   historical
7. 2006-08-30
   listed $79,950
8. 2002-06-27
   soldstatus $18,000
9. 2002-06-24
   soldstatus $18,000
10. 2002-06-21
    listed $18,000
11. 1989-03-10
    soldstatus $16,000
12. 1983-04-19
    soldstatus $15,000

ⓘ 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: $1,804 · $150/mo
• Projected year-2 tax: $1,804 · $150/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: $13,380
• − Mortgage interest: −$8,288
• − Property taxes: −$1,804
• − Insurance: −$740
• − Repairs & maintenance: −$1,070
• − Management: −$1,070
• − Depreciation: −$4,304
• Taxable loss: −$3,896
• Est. tax savings @ 24.0%: +$935
• After-tax cash flow: $-349/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

+886.3% since first listed

13 events — show timeline

• 2026-05-20 Pending — MLSRV
• 2026-05-15 Listed $147,950 MLSRV
• 2007-03-15 Sold (MLS) $78,000 MLSRV
• 2007-03-13 Sold (Public Records) $78,000 Public Records
• 2007-03-13 Sold (Public Records) $78,000 Public Records
• 2007-01-31 Listed $79,950 MLSRV
• 2006-11-30 Listing Removed — MLSRV
• 2006-08-30 Listed $79,950 MLSRV
• 2002-06-27 Sold (MLS) $18,000 MLSRV
• 2002-06-24 Sold (Public Records) $18,000 Public Records
• 2002-06-21 Listed $18,000 MLSRV
• 1989-03-10 Sold (Public Records) $16,000 Public Records
• 1983-04-19 Sold (Public Records) $15,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $1,804 · +16.3% YoY. Source: county tax records.