5421 Yale Dr · Glenvar, VA 24153

$240,000

3 bd · 1.5 ba · 1,100 sqft · SingleFamily public records · 85 Days on market

Built 1965 0.39 ac lot

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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 +9.8/30.0
• ARV discount +7.5/15.0
• Schools +6.4/10.0
• Rent growth +4.0/5.0
• Livability +3.2/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ranch style home with mountain views perfect for first time home buyers or Investors. Large wooded fenced in lot on a dead end street. Carport was closed off and turned into a possible 4th bedroom/den. Some paint and updates would go a long way to make this the perfect home for a small family or first time home owner!

Key facts

• Large living room
• Family room
• Full basement

Tags

• BRICK RANCH
• LARGE LIVING ROOM
• FIREPLACE
• EAT-IN KITCHEN
• FAMILY ROOM
• FULL BASEMENT

Property features AI

Finance

• Financial info: Annual property tax around $2,092

Exterior

• Home design: Residential property; Built in 1965
• Exterior features: Lot of about 0.39 acres

Interior

• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Laminate flooring; Tile flooring; Wood flooring
• Bathrooms: 1 full bathroom; 1 half bathroom; Main-level bathroom included
• Heating & cooling: Heat pump (electric) for heating and cooling
• Interior features: 7 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-153 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (11.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (27.7% below list).
• Recommended offer: $173k (27.7% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 2.7% in Glenvar — 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 63/100 on livability (#387 in VA) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living A, housing B; Watch: amenities F, commute F, employment D-.
• 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: Glenvar Elementary (math 47% / reading 67%, grade C+, #597 of 1,108 statewide, top 57%, 347 students, 41% FRL); Glenvar Middle (math 70% / reading 76%, grade A, #58 of 342 statewide, top 17%, 430 students, 35% FRL); Glenvar High (math 87% / reading 92%, grade A+, #8 of 319 statewide, top 3%, 627 students, 32% FRL).
• Market conditions: Rents rising fast (+6.0%/yr); 271 active listings in the ZIP; 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 85 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 21y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $207k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $173,413 (27.7% 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 85 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.72% ✗
• Cap rate: 5.53%
• Cash-on-cash: -2.74%
• DSCR: 0.88
• GRM: 11.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.98% rent growth · sell at horizon

5-year hold

• IRR: -17.9%
• Equity multiple: 0.35×
• Total profit: $-43,359
• Equity at exit: $35,785

10-year hold

• IRR: -5.6%
• Equity multiple: 0.60×
• Total profit: $-27,204
• Equity at exit: $20,751

Cash invested: $67,200 (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 24153

• Rents YoY: 6.0%
• Active inventory: 271
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,734 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$165 /mo · $1,977/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $-153

Break-even live

Break-even rent $1,928

Max offer price $212,912

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-04-28
   status Pending
2. 2026-04-09
   price $240,000
3. 2026-01-30
   listed $260,000 Active
4. 2026-01-13
   soldstatus $206,757
5. 2022-02-16
   soldstatus $189,000 319-char remark

   Show marketing remark (319 chars)

   Ranch style home with mountain views perfect for first time home buyers or Investors. Large wooded fenced in lot on a dead end street. Carport was closed off and turned into a possible 4th bedroom/den. Some paint and updates would go a long way to make this the perfect home for a small family or first time home owner!

6. 2022-02-16
   soldstatus $189,000

   Show marketing remark (319 chars)

   Ranch style home with mountain views perfect for first time home buyers or Investors. Large wooded fenced in lot on a dead end street. Carport was closed off and turned into a possible 4th bedroom/den. Some paint and updates would go a long way to make this the perfect home for a small family or first time home owner!

7. 2021-11-11
   listed $189,000 319-char remark

   Show marketing remark (319 chars)

   Ranch style home with mountain views perfect for first time home buyers or Investors. Large wooded fenced in lot on a dead end street. Carport was closed off and turned into a possible 4th bedroom/den. Some paint and updates would go a long way to make this the perfect home for a small family or first time home owner!

8. 2016-04-01
   soldstatus $120,100 560-char remark

   Show marketing remark (560 chars)

   PRIVATE DEAD END STREET. LARGE WOODED LOT. NICE FAMILY HOME FEATURING 3 BEDROOMS, 1.5 BATHS LIVING ROOM W/ FP AND FULL BASEMENT. ''Contact Listing Agent for Seller disclosure form prior to writing an offer. Seller requires that potential buyers execute the disclosure and submit with their offer in order to be considered. '' FORM ATTACHED IN DOCUMENTS. BUYER TO VERIFY ALL INFORMATION. I MUST HAVE THE FORM ATTACHED IN DOCUMENTS SIGNED AND SENT WITH ANY OFFER BEFORE I CAN PUT IT IN. I ALSO NEED A COPY OF THE DEPOSIT CHECK AND PROOF OF FUNDS WITH ALL OFFERS.

9. 2015-06-22
   listed $119,900 560-char remark

   Show marketing remark (560 chars)

   PRIVATE DEAD END STREET. LARGE WOODED LOT. NICE FAMILY HOME FEATURING 3 BEDROOMS, 1.5 BATHS LIVING ROOM W/ FP AND FULL BASEMENT. ''Contact Listing Agent for Seller disclosure form prior to writing an offer. Seller requires that potential buyers execute the disclosure and submit with their offer in order to be considered. '' FORM ATTACHED IN DOCUMENTS. BUYER TO VERIFY ALL INFORMATION. I MUST HAVE THE FORM ATTACHED IN DOCUMENTS SIGNED AND SENT WITH ANY OFFER BEFORE I CAN PUT IT IN. I ALSO NEED A COPY OF THE DEPOSIT CHECK AND PROOF OF FUNDS WITH ALL OFFERS.

10. 2010-08-15
    historical
11. 2010-06-14
    listed $159,950
12. 2010-06-10
    historical
13. 2010-06-01
    listed $165,000
14. 2010-05-31
    historical
15. 2010-02-26
    listed $165,000
16. 2006-06-29
    soldstatus $159,000
17. 2005-08-31
    listed $159,000

ⓘ 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: $1,977 · $165/mo
• Projected year-2 tax: $1,977 · $165/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 4/10 Moderate 8 d/yr ≥98°F today · 21 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: $20,810
• − Mortgage interest: −$13,444
• − Property taxes: −$1,977
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,665
• − Management: −$1,665
• − Depreciation: −$6,982
• Taxable loss: −$6,122
• Est. tax savings @ 24.0%: +$1,469
• After-tax cash flow: $-371/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 — Glenvar

• Score: 63/100
• State rank: #387
• US rank: #15857

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Salem City · 38,914 people
• Metro: Roanoke, VA
• Population (ZIP): 38,914
• Household income: $74,260
• Rent vs Own: 28.7% rent · 71.3% own
• Severe rent burden: 1115.0

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 (84%)
• Race & ethnicity: White 84% Black 6% Hispanic / Latino 4% Two or more races 4% Asian 2%
• Common ancestry: Serbian 2% Slovak 2% Romanian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 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: ▼ -259.46%
• Current HPI: 170.8986
• Rent YoY: ▲ 5.98%
• 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

+50.9% since first listed

17 events — show timeline

• 2026-04-28 Pending — MLSRV
• 2026-04-09 Price Changed $240,000 MLSRV
• 2026-01-30 Listed $260,000 MLSRV
• 2026-01-13 Sold (Public Records) $206,757 Public Records
• 2022-02-16 Sold (Public Records) $189,000 Public Records
• 2022-02-16 Sold (MLS) $189,000 MLSRV
• 2021-11-11 Listed $189,000 MLSRV
• 2016-04-01 Sold (MLS) $120,100 MLSRV
• 2015-06-22 Listed $119,900 MLSRV
• 2010-08-15 Listing Removed — MLSRV
• 2010-06-14 Listed $159,950 MLSRV
• 2010-06-10 Listing Removed — MLSRV
• 2010-06-01 Listed $165,000 MLSRV
• 2010-05-31 Listing Removed — MLSRV
• 2010-02-26 Listed $165,000 MLSRV
• 2006-06-29 Sold (MLS) $159,000 MLSRV
• 2005-08-31 Listed $159,000 MLSRV

Property tax history

+2.4%/yr

Latest (2025): $1,977 · +4.6% YoY. Source: county tax records.