106 Windward Dr SW #106 · Roanoke, VA 24018

$297,500

3 bd · 3.0 ba · 1,096 sqft · Townhouse public records · 69 Days on market

Built 1983 $271/sqft · 92% above area Est $310k · at est. $531/mo HOA · 34% of rent

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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).

• ARV discount +9.4/15.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Cash flow +1.7/30.0
• 1% rule +0.2/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated end unit townhouse with 2192 Sq Ft of finished space, finished basement has a separate kitchen, fireplaced, bedroom and full bath. Covered deck that walks out to the side yard, new stainless appliances, Gas log fireplace and tons of storage. Private patio entrance. Currently tenant occupied and not available until June 1

Key facts

• $531 HOA
• Community pool
• Built 1983

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $298k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $97k (67.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (48.0% below list).
• Recommended offer: $97k (67.3% below list) — sets the bar for cash-flow.
• Cap rate 1.7% vs local median 4.2% in Roanoke — 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 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 (+2.9%/yr); 333 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $2k of loan paydown is wiped out by about $9k 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 69 days — a 6% lower offer ($280k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 26y ago; this cycle's ask has dropped $38k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $215k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,225 (67.3% 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 69 days. Have you received any prior offers? Is the seller open to a 67% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.52% ✗
• Cap rate: 1.72%
• Cash-on-cash: -16.33%
• DSCR: 0.27
• GRM: 16.0

CMA / ARV

• ARV (median comp): $310,483
• List price: $297,500
• Delta: -4.18%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
409 Windward Dr SW #409	0.08mi	2/2.0 (-1)	1,131 (+3%)	16mo	$240,000	$212	69
127 Windward Dr SW #127	0.02mi	2/2.0 (-1)	1,188 (+8%)	10mo	$155,000	$130	68
203 Windward Dr SW	0.06mi	2/2.0 (-1)	1,125 (+3%)	23mo	$258,500	$230	64
408 Windward Dr SW	0.08mi	2/2.0 (-1)	1,131 (+3%)	24mo	$240,000	$212	62
3621 Timberline Trl	0.49mi	2/2.0 (-1)	1,000 (-9%)	6mo	$175,000	$175	49

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: -48.3%
• Equity multiple: -0.45×
• Total profit: $-120,394
• Equity at exit: $44,358

10-year hold

• IRR: -93.4%
• Equity multiple: -1.37×
• Total profit: $-197,737
• Equity at exit: $25,722

Cash invested: $83,300 (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: 333
• Price-to-rent: 16.0×

Monthly cashflow live

• Estimated rent: $1,546 high
• Mortgage (P&I): −$1,560
• Tax from tax record: −$140 /mo · $1,677/yr
• Insurance: −$124
• HOA: −$531
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $-1,134

Break-even live

Break-even rent $2,981

Max offer price $97,225

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: $74,375
• Closing costs: $8,925
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3101 Honeywood Ln Roanoke, VA	1.0–2.0	1.0–1.5	919	$1,690	$1.84	13d	7	0.09mi
3345 Circle Brook Dr Cave Spring, VA	1.0–3.0	1.0–2.0	997	$1,920	$1.92	13d	11	0.21mi
3464 Colonial Ave Roanoke, VA	2.0	1.0	1100	$1,495	$1.36	13d	5	0.45mi
726 Townside Rd SW Unit 2 Roanoke, VA	2.0	1.0	760	$900	$1.18	43d	1	0.59mi
726 Townside Rd SW Roanoke, VA	2.0	1.0	760	$900	$1.18	21d	1	0.59mi
708 Townside Rd SW Roanoke, VA	3.0	1.0	881	$1,100	$1.25	43d	1	0.59mi
708 Townside Rd SW Unit 9 Roanoke, VA	2.0	1.0	760	$1,000	$1.32	43d	1	0.59mi
708 Townside Rd SW Unit 2 Roanoke, VA	2.0	1.0	760	$900	$1.18	43d	1	0.59mi
716 Townside Rd SW Unit 7 Roanoke, VA	2.0	1.0	760	$900	$1.18	21d	1	0.60mi
702 Townside Rd SW Roanoke, VA	2.0	1.0	760	$1,000	$1.32	43d	1	0.61mi
737 Townside Rd SW Unit 39 Roanoke, VA	2.0	1.0	900	$900	$1.00	43d	1	0.62mi
729 Townside Rd SW Roanoke, VA	2.0	1.0	760	$900	$1.18	21d	1	0.62mi
729 Townside Rd SW Apt 34 Roanoke, VA	2.0	1.0	760	$900	$1.18	43d	1	0.62mi
729 Townside Rd SW Apt 26 Roanoke, VA	2.0	1.0	760	$975	$1.28	43d	1	0.62mi
711 Townside Rd SW Unit 9 Roanoke, VA	2.0	1.0	760	$900	$1.18	21d	1	0.63mi
711 Townside Rd SW Unit 7 Roanoke, VA	3.0	1.0	881	$1,100	$1.25	44d	1	0.63mi
5260 Crossbow Cir Unit 8A Roanoke, VA	2.0	2.0	1178	$1,450	$1.23	21d	1	0.88mi
3215 Chaparral Dr Unit H Cave Spring, VA	2.0	2.0	750	$1,023	$1.36	43d	1	0.93mi
3363 View Ave Roanoke, VA	3.0	1.0	1014	$1,895	$1.87	21d	1	0.96mi
3620 Manassas Dr Roanoke, VA	3.0	1.5	1200	$2,300	$1.92	43d	1	1.06mi
3709 Antietam Dr Roanoke, VA	2.0	1.0	1016	$1,899	$1.87	13d	1	1.16mi
3420 Chaparral Dr Roanoke, VA	1.0–2.0	1.0–2.0	895	$1,549	$1.73	13d	5	1.33mi
3273 Forest Ridge Rd Roanoke, VA	2.0	2.0	1252	$1,850	$1.48	21d	1	1.39mi
2679 Beverly Blvd SW Roanoke, VA	3.0	1.0	1000	$1,623	$1.62	13d	1	1.40mi
3366 Forest Ct Roanoke, VA	2.0	2.0	1027	$1,650	$1.61	21d	1	1.46mi
3368 Forest Ct Roanoke, VA	2.0	2.0	1027	$2,350	$2.29	13d	1	1.46mi

HOA detail

• Monthly dues: $531 · $6,372/yr
• Likely covers: gas

Listing history 34 events

1. 2026-06-18
   days on market $297,500 Active 69 DOM
2. 2026-06-17
   days on market $297,500 Active 68 DOM
3. 2026-06-16
   days on market $297,500 Active 67 DOM
4. 2026-06-15
   days on market $297,500 Active 66 DOM
5. 2026-06-14
   days on market $297,500 Active 64 DOM
6. 2026-06-13
   days on market $297,500 Active 63 DOM
7. 2026-06-10
   days on market $297,500 Active 61 DOM
8. 2026-06-09
   days on market $297,500 Active 60 DOM
9. 2026-06-08
   days on market $297,500 Active 59 DOM
10. 2026-06-05
    days on market $297,500 Active 55 DOM
11. 2026-06-03
    days on market $297,500 Active 54 DOM
12. 2026-06-02
    days on market $297,500 Active 53 DOM
13. 2026-06-01
    days on market $297,500 Active 52 DOM
14. 2026-05-31
    days on market $297,500 Active 51 DOM
15. 2026-05-30
    days on market $297,500 Active 50 DOM
16. 2026-05-19
    price $297,500 330-char remark

    Show marketing remark (330 chars)

    Updated end unit townhouse with 2192 Sq Ft of finished space, finished basement has a separate kitchen, fireplaced, bedroom and full bath. Covered deck that walks out to the side yard, new stainless appliances, Gas log fireplace and tons of storage. Private patio entrance. Currently tenant occupied and not available until June 1

17. 2026-04-10
    listed $335,000 Active 330-char remark

    Show marketing remark (330 chars)

    Updated end unit townhouse with 2192 Sq Ft of finished space, finished basement has a separate kitchen, fireplaced, bedroom and full bath. Covered deck that walks out to the side yard, new stainless appliances, Gas log fireplace and tons of storage. Private patio entrance. Currently tenant occupied and not available until June 1

18. 2022-10-28
    soldstatus $215,000 Closed 600-char remark

    Show marketing remark (600 chars)

    Very well maintained condo in windward with 3 bedrooms and 3 full baths. This condo features large eat-in kitchen with a new refrigerator and new oven. All 3 bathrooms have been remodeled with tasteful and quality finishes. New carpets were just installed in the 2 bedrooms on main level. Lower level has huge family room with kitchenette, bedroom, full bath, and laundry room. On the exterior there is a private fenced in front patio area with pavers. Off the rear of the condo there is a large deck. Ownership of condo grants access to the common pool. HOA includes water, sewer, and trash removal.

19. 2022-10-03
    status Pending 600-char remark

    Show marketing remark (600 chars)

    Very well maintained condo in windward with 3 bedrooms and 3 full baths. This condo features large eat-in kitchen with a new refrigerator and new oven. All 3 bathrooms have been remodeled with tasteful and quality finishes. New carpets were just installed in the 2 bedrooms on main level. Lower level has huge family room with kitchenette, bedroom, full bath, and laundry room. On the exterior there is a private fenced in front patio area with pavers. Off the rear of the condo there is a large deck. Ownership of condo grants access to the common pool. HOA includes water, sewer, and trash removal.

20. 2022-09-16
    listed $225,000 Active 600-char remark

    Show marketing remark (600 chars)

    Very well maintained condo in windward with 3 bedrooms and 3 full baths. This condo features large eat-in kitchen with a new refrigerator and new oven. All 3 bathrooms have been remodeled with tasteful and quality finishes. New carpets were just installed in the 2 bedrooms on main level. Lower level has huge family room with kitchenette, bedroom, full bath, and laundry room. On the exterior there is a private fenced in front patio area with pavers. Off the rear of the condo there is a large deck. Ownership of condo grants access to the common pool. HOA includes water, sewer, and trash removal.

21. 2020-08-18
    soldstatus $164,820
22. 2020-06-19
    listed $162,500
23. 2019-11-15
    soldstatus $139,900
24. 2019-09-19
    listed $139,900
25. 2007-11-01
    historical
26. 2007-08-21
    listed $154,950
27. 2007-06-16
    historical
28. 2007-04-16
    listed $159,950
29. 2005-12-31
    historical
30. 2005-11-20
    listed $168,000
31. 2005-10-12
    historical
32. 2005-04-08
    listed $168,000
33. 2001-12-27
    soldstatus $103,000
34. 2000-10-18
    listed $99,950

ⓘ 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: $1,677 · $140/mo
• Projected year-2 tax: $2,440 · $203/mo
• Expected delta: +$762/yr (+$64/mo · 45.5%)

ⓘ 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 ≥99°F today · 20 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: $18,549
• − Mortgage interest: −$16,665
• − Property taxes: −$1,677
• − Insurance: −$1,488
• − Repairs & maintenance: −$1,484
• − Management: −$1,484
• − HOA: −$6,372
• − Depreciation: −$8,655
• Taxable loss: −$19,275
• Est. tax savings @ 24.0%: +$4,626
• After-tax cash flow: $-8,979/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 County · 67,305 people
• City population: 168,930
• 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): 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 (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 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: ▼ -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

+197.6% since first listed

19 events — show timeline

• 2026-05-19 Price Changed $297,500 MLSRV
• 2026-04-10 Listed $335,000 MLSRV
• 2022-10-28 Sold (MLS) $215,000 MLSRV
• 2022-10-03 Pending — MLSRV
• 2022-09-16 Listed $225,000 MLSRV
• 2020-08-18 Sold (MLS) $164,820 MLSRV
• 2020-06-19 Listed $162,500 MLSRV
• 2019-11-15 Sold (MLS) $139,900 MLSRV
• 2019-09-19 Listed $139,900 MLSRV
• 2007-11-01 Listing Removed — MLSRV
• 2007-08-21 Listed $154,950 MLSRV
• 2007-06-16 Listing Removed — MLSRV
• 2007-04-16 Listed $159,950 MLSRV
• 2005-12-31 Listing Removed — MLSRV
• 2005-11-20 Listed $168,000 MLSRV
• 2005-10-12 Listing Removed — MLSRV
• 2005-04-08 Listed $168,000 MLSRV
• 2001-12-27 Sold (MLS) $103,000 MLSRV
• 2000-10-18 Listed $99,950 MLSRV