1430 Forest Park Blvd NW · Roanoke, VA 24017

$80,000

3 bd · 1.0 ba · 1,061 sqft · SingleFamily public records · 1 Days on market

Built 1949 0.31 ac lot Est $138k · 42% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.1/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice 3 BR home w/ detached garage and large, level fenced yard. Refinished hardwood floors, new heating and cooling systems, electrical upgrade, fresh paint, new gutters and downspouts, eat-in kitchen, laundry/mudroom and attic for storage space.

Key facts

• 0.31 acre lot
• Garage
• Built 1949

Property features AI

Finance

• Other: Property listed as residential single-family
• Financial info: Tax amount reported (information available but not included per instructions)
• HOA & community: Information not provided

Exterior

• Parking: Detached concrete garage with 1 garage space
• Security: Information not provided
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; One story
• Construction: Above-grade finished area reported (1,061); Construction details not provided
• Exterior features: Fenced yard

Interior

• Kitchen: Appliances not separately listed
• Bedrooms: Information not provided
• Flooring: Information not provided
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating system specified
• Interior features: Electric water heater; Total of 5 rooms
• Laundry & utility: Washer/dryer details not provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $617 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 15.6% vs local median 4.2% in Roanoke — 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 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); William Fleming High (math 66% / reading 68%, grade B, #185 of 319 statewide, top 61%, 1,911 students, 96% FRL) — zoned schools average 97% FRL vs 67% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.7%/yr); 151 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 113 units permitted in Roanoke city in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 5.7% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 25y 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 $65k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1949 — 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 $80,000

Questions for the listing agent

1. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.79% ✓
• Cap rate: 15.55%
• Cash-on-cash: 33.06%
• DSCR: 2.47
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $137,930
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1301 Greenlane Rd NW	0.24mi	3/1.0	1,019 (-4%)	17mo	$100,000	$98	68
3052 Ferncliff Ave NW	0.57mi	3/1.0	1,060 (-0%)	10mo	$225,000	$212	65
825 30th St NW	0.59mi	3/1.0	1,055 (-1%)	8mo	$172,000	$163	65
2764 Clifton St NW	0.22mi	2/2.0 (-1)	1,058 (-0%)	19mo	$70,000	$66	64
1513 Aspen St NW	0.35mi	3/1.0	1,143 (+8%)	8mo	$198,950	$174	64
2415 Delaware Ave NW	0.56mi	3/1.0	1,028 (-3%)	5mo	$144,950	$141	64
1415 Fresno St NW	0.14mi	2/1.0 (-1)	914 (-14%)	6mo	$114,000	$125	61
2623 New York Ave NW	0.47mi	2/1.0 (-1)	1,008 (-5%)	5mo	$86,250	$86	60
1502 Fresno St NW	0.28mi	2/1.0 (-1)	936 (-12%)	7mo	$223,000	$238	56
2919 Melrose Ave NW	0.51mi	2/1.0 (-1)	1,009 (-5%)	16mo	$80,000	$79	50
1418 22nd St St NW	0.68mi	3/1.0	925 (-13%)	2mo	$120,700	$130	45

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: 31.2%
• Equity multiple: 2.36×
• Total profit: $30,361
• Equity at exit: $11,928

10-year hold

• IRR: 39.8%
• Equity multiple: 5.22×
• Total profit: $94,484
• Equity at exit: $6,917

Cash invested: $22,400 (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: 151
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,435 high
• Mortgage (P&I): −$420
• Tax from tax record: −$64 /mo · $764/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $617

Break-even live

Break-even rent $654

Max offer price $80,000

Occupancy floor 52%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1331 Dudley St NW Roanoke, VA	2.0	1.0	700	$1,500	$2.14	13d	1	0.29mi
2608 Florida Ave NW Roanoke, VA	3.0	1.0	1394	$1,600	$1.15	20d	1	0.43mi
2731 Cove Rd NW Roanoke, VA	3.0	2.5	1427	$1,523	$1.07	43d	1	0.49mi
3340 Hershberger Rd NW Roanoke, VA	2.0	1.0	924	$1,050	$1.14	43d	1	0.51mi
2744 Melrose Ave NW Roanoke, VA	1.0–2.0	1.0–1.5	936	$1,045	$1.12	13d	7	0.56mi
733 29th St NW Roanoke, VA	2.0–3.0	2.0	1022	$1,625	$1.59	13d	4	0.72mi
3533 Ferncliff Ave NW Roanoke, VA	1.0–3.0	1.0	980	$1,426	$1.46	13d	11	0.88mi
2801 Hershberger Rd NW Roanoke, VA	1.0–2.0	1.0–2.0	956	$1,965	$2.06	13d	14	0.97mi
1920 Melrose Ave NW Roanoke, VA	2.0	1.0	768	$950	$1.24	43d	1	1.06mi
2215 Montauk Rd NW Roanoke, VA	1.0–2.0	1.0–1.5	653	$1,425	$2.18	13d	5	1.16mi
3802 Panorama Ave NW #12 Roanoke, VA	3.0	1.0	1100	$995	$0.90	43d	1	1.22mi
3802 Panorama Ave NW #2 Roanoke, VA	2.0	1.0	900	$995	$1.11	43d	1	1.22mi
3802 Panorama Ave NW #6 Roanoke, VA	2.0	1.0	900	$1,050	$1.17	43d	1	1.22mi
1533 Rugby Blvd NW Roanoke, VA	3.0	1.0	1500	$1,475	$0.98	43d	1	1.22mi
1531 Syracuse Ave NW Roanoke, VA	3.0	1.0	1488	$1,675	$1.13	43d	1	1.22mi
4310 Tyree Rd NW Roanoke, VA	3.0	1.0	913	$1,650	$1.81	13d	1	1.32mi
2318 Highland Farm Rd NW Roanoke, VA	2.0–3.0	1.0–1.5	1208	$1,450	$1.20	13d	4	1.40mi
1716 Empress Dr NW Roanoke, VA	1.0–2.0	1.0	671	$1,040	$1.55	13d	1	1.44mi

Listing history 5 events

1. 2026-06-18
   days on marketlisting id $80,000 Active 1 DOM
2. 2026-06-18
   days on market $80,000 Active 3 DOM
3. 2026-06-17
   days on market $80,000 Active 2 DOM
4. 2026-06-16
   remarks 135-char remark
5. 2026-06-16
   listed $80,000 Active 1 DOM

ⓘ 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: $764 · $64/mo
• Projected year-2 tax: $764 · $64/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: $17,221
• − Mortgage interest: −$4,481
• − Property taxes: −$764
• − Insurance: −$400
• − Repairs & maintenance: −$1,378
• − Management: −$1,378
• − Depreciation: −$2,327
• Taxable income: $6,493
• Est. tax owed @ 24.0%: −$1,558
• After-tax cash flow: $5,848/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

+384.8% since first listed

19 events — show timeline

• 2026-06-16 Listed $80,000 NRVMLS
• 2009-07-28 Sold (Public Records) $65,000 Public Records
• 2009-07-27 Sold (MLS) $65,000 MLSRV
• 2009-06-22 Listed $72,500 MLSRV
• 2009-04-17 Sold (MLS) $36,000 MLSRV
• 2009-03-10 Listed $45,000 MLSRV
• 2008-04-08 Listing Removed — MLSRV
• 2007-10-16 Listed $79,950 MLSRV
• 2007-07-09 Listing Removed — MLSRV
• 2007-03-26 Listed $74,950 MLSRV
• 2007-01-12 Sold (MLS) $52,900 MLSRV
• 2006-12-27 Sold (Public Records) $52,900 Public Records
• 2006-12-19 Listed $58,900 MLSRV
• 2006-12-01 Listing Removed — MLSRV
• 2006-09-25 Listed $58,900 MLSRV
• 2002-02-12 Listing Removed — MLSRV
• 2001-09-15 Listed $40,000 MLSRV
• 1997-07-28 Sold (Public Records) $49,000 Public Records
• 1996-10-09 Sold (Public Records) $16,500 Public Records

Property tax history

+1.5%/yr

Latest (2025): $764 · -22.9% YoY. Source: county tax records.