2605 Queens Way · Vinton, VA 24179

$324,950

3 bd · 2.0 ba · 1,180 sqft · SingleFamily public records · 4 Days on market

Built 2010 6,534 sqft lot Est $287k · 13% over $60/mo HOA · 4% of rent ↓ 52% since listing

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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).

• Schools +6.4/10.0
• Livability +4.0/5.0
• Cash flow +3.9/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.5/15.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Similar to photo. Brand new single-level living: get in now to select colors/finishes. Vaulted master and great room, 3Br/2Ba, open plan with 2-car garage.

Key facts

• Serene back porch
• Newly built
• Heat pump

Tags

• SERENE BACK PORCH
• NEWLY BUILT
• LVP FLOORING
• CEILING FANS
• MODERN APPLIANCES
• HEAT PUMP

Property features AI

Finance

• HOA & community: Homeowners association with a $60 monthly fee

Exterior

• Parking: Two covered parking spaces; Two open parking spaces
• Utilities: Has heating; Has cooling; Electric heat pump
• Home design: Residential property; Built in 2010
• Exterior features: Off-street parking

Interior

• Kitchen: Built-in microwave
• Bedrooms: Three bedrooms (all on the main level)
• Flooring: Carpet
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Heat pump (electric) for heating and cooling
• Interior features: Built-in microwave oven; Carpet flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-930 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $161k (50.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (53.9% below list).
• Recommended offer: $150k (53.9% below list) — sets the bar for 1% rule.
• Cap rate 2.9% vs local median 4.8% in Vinton — 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 80/100 on livability (#61 in VA, #1,742 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, commute F.
• 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: Herman L. Horn Elementary (math 57% / reading 72%, grade B, #416 of 1,108 statewide, top 41%, 407 students, 72% FRL); William Byrd Middle (math 68% / reading 74%, grade A, #77 of 342 statewide, top 23%, 827 students, 42% FRL); William Byrd High (math 77% / reading 89%, grade A, #33 of 319 statewide, top 11%, 1,142 students, 38% FRL) — zoned schools average 51% FRL vs 22% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 158 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 $10k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 16y 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 $165k; list at $325k implies a 97% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,641 (53.9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
6. 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.
7. 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.
8. 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: 0.46% ✗
• Cap rate: 2.86%
• Cash-on-cash: -12.26%
• DSCR: 0.45
• GRM: 18.1

CMA / ARV

• ARV (on-the-fly): $286,740
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2615 Queens Way	0.02mi	3/2.0	1,338 (+13%)	3mo	$325,000	$243	74

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -39.0%
• Equity multiple: -0.23×
• Total profit: $-111,926
• Equity at exit: $48,451

10-year hold

• IRR: -60.5%
• Equity multiple: -0.91×
• Total profit: $-173,948
• Equity at exit: $28,096

Cash invested: $90,986 (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 24179

• Active inventory: 158
• Price-to-rent: 18.1×

Monthly cashflow live

• Estimated rent: $1,496 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$212 /mo · $2,548/yr
• Insurance: −$135
• HOA: −$60
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $-930

Break-even live

Break-even rent $2,673

Max offer price $160,722

Occupancy floor —

Sensitivity live

Price	-10% $-746	-5% $-838	+0% $-930	+5% $-1,022	+10% $-1,114
Rent	-10% $-1,048	-5% $-989	+0% $-930	+5% $-871	+10% $-811
Rate	-1.0pp $-766	-0.5pp $-847	base $-930	+0.5pp $-1,014	+1.0pp $-1,100

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: $81,238
• Closing costs: $9,748
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $60 · $720/yr

Listing history 8 events

1. 2026-05-31
   status $324,950 Pending 4 DOM
2. 2026-05-30
   days on market $324,950 Active 4 DOM
3. 2026-05-26
   listed $324,950 Active
4. 2019-03-04
   soldstatus $165,000
5. 2010-12-28
   soldstatus $166,970 155-char remark

   Show marketing remark (155 chars)

   Similar to photo. Brand new single-level living: get in now to select colors/finishes. Vaulted master and great room, 3Br/2Ba, open plan with 2-car garage.

6. 2010-12-28
   soldstatus $34,000

   Show marketing remark (155 chars)

   Similar to photo. Brand new single-level living: get in now to select colors/finishes. Vaulted master and great room, 3Br/2Ba, open plan with 2-car garage.

7. 2010-06-28
   listed $164,950 155-char remark

   Show marketing remark (155 chars)

   Similar to photo. Brand new single-level living: get in now to select colors/finishes. Vaulted master and great room, 3Br/2Ba, open plan with 2-car garage.

8. 2010-02-19
   soldstatus $676,800

ⓘ 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: $2,548 · $212/mo
• Projected year-2 tax: $2,665 · $222/mo
• Expected delta: +$116/yr (+$10/mo · 4.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $17,957
• − Mortgage interest: −$18,202
• − Property taxes: −$2,548
• − Insurance: −$1,625
• − Repairs & maintenance: −$1,437
• − Management: −$1,437
• − HOA: −$720
• − Depreciation: −$9,453
• Taxable loss: −$17,465
• Est. tax savings @ 24.0%: +$4,191
• After-tax cash flow: $-6,964/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 — Vinton

• Score: 80/100
• State rank: #61
• US rank: #1742

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 18,834

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 (90%)
• Race & ethnicity: White 90% Two or more races 4% Black 3% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -117.89%
• Current HPI: 186.9964
• Rent YoY: —
• Metro: —
• 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

-52.0% since first listed

6 events — show timeline

• 2026-05-26 Listed $324,950 MLSRV
• 2019-03-04 Sold (Public Records) $165,000 Public Records
• 2010-12-28 Sold (Public Records) $34,000 Public Records
• 2010-12-28 Sold (MLS) $166,970 MLSRV
• 2010-06-28 Listed $164,950 MLSRV
• 2010-02-19 Sold (Public Records) $676,800 Public Records

Property tax history

+4.2%/yr

Latest (2025): $2,548 · +8.5% YoY. Source: county tax records.