1131 Loudon Ave NW · Roanoke, VA 24017

$180,000

4 bd · 1.0 ba · 1,652 sqft · SingleFamily public records · 35 Days on market

Built 1925 3,484 sqft lot $109/sqft · 128% above area Est $158k · 14% over

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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 +19.5/30.0
• DSCR +6.2/10.0
• 1% rule +4.3/10.0
• Schools +4.1/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• ARV discount +1.2/15.0
• Appreciation +0.0/10.0

Listing remarks

Classic 4-square home on corner lot in the heart of Roanoke. This has a spacious interior with a wide stairway and generous sized bedrooms. It is move-in ready. Recent updates include a newer roof and a convenient rear entry laundry room located off the back entrance. Enjoy a covered front porch and rear off street parking. Perfect as a primary residence or a strong investment opportunity. Don't miss the added advantage of owner financing that can make homeownership or investing more attainable.

Key facts

• Covered front porch
• Newer roof
• Spacious interior

Tags

• CORNER LOT
• SPACIOUS INTERIOR
• NEWER ROOF
• REAR ENTRY LAUNDRY ROOM
• COVERED FRONT PORCH
• REAR OFF STREET PARKING

Property features AI

Exterior

• Parking: Off-street parking
• Home design: Residential property; Built in 1925
• Construction: Crawl space basement
• Exterior features: Front porch

Interior

• Bedrooms: 4 bedrooms
• Flooring: Laminate flooring; Vinyl flooring; Wood flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air gas heating; Has cooling
• Interior features: Wood doors; Storm windows; Storage

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (7.3% below list).
• Recommended offer: $167k (7.3% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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: Highland Park Elementary (math 57% / reading 67%, grade B, #480 of 1,108 statewide, top 46%, 398 students, 100% FRL); James Madison Middle (math 41% / reading 68%, grade B-, #194 of 342 statewide, top 60%, 580 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); 151 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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 42% 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 $1k of loan paydown is wiped out by about $5k 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 35 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y 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 $20k; list at $180k implies a 800% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $166,948 (7.3% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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: 0.93% ✗
• Cap rate: 7.65%
• Cash-on-cash: 4.86%
• DSCR: 1.22
• GRM: 9.0

CMA / ARV

• ARV (median comp): $157,983
• List price: $180,000
• Delta: 13.94%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1229 Loudon Ave NW	0.09mi	4/2.0	1,790 (+8%)	2mo	$180,000	$101	76
1230 Orange Ave NW	0.31mi	4/2.0	1,736 (+5%)	2mo	$110,000	$63	72
806 Fairfax Ave NW	0.33mi	4/2.0	1,694 (+2%)	10mo	$210,000	$124	68
711 Mcdowell Ave NW	0.49mi	4/2.0	1,600 (-3%)	1mo	$121,000	$76	67
1506 Rorer Ave SW	0.58mi	4/1.5	1,660 (+0%)	7mo	$140,000	$84	64
515 Patton Ave NW	0.56mi	3/1.0 (-1)	1,602 (-3%)	5mo	$68,500	$43	60
1115 Orange Ave NW	0.33mi	3/1.5 (-1)	1,487 (-10%)	6mo	$100,835	$68	56
821 12th St NW	0.37mi	3/1.0 (-1)	1,508 (-9%)	9mo	$85,500	$57	56
1721 Hanover Ave NW	0.62mi	4/1.0	1,785 (+8%)	10mo	$179,500	$101	49
1211 Hanover Ave NW	0.39mi	3/2.0 (-1)	1,461 (-12%)	8mo	$67,000	$46	47
1632 Carroll Ave NW	0.69mi	4/2.0	1,812 (+10%)	6mo	$215,000	$119	43
1218 Grayson Ave NW	0.62mi	3/1.0 (-1)	1,414 (-14%)	10mo	$172,620	$122	34

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: -6.0%
• Equity multiple: 0.77×
• Total profit: $-11,538
• Equity at exit: $26,839

10-year hold

• IRR: 6.4%
• Equity multiple: 1.53×
• Total profit: $26,766
• Equity at exit: $15,563

Cash invested: $50,400 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,669 high
• Mortgage (P&I): −$944
• Tax from tax record: −$96 /mo · $1,148/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $204

Break-even live

Break-even rent $1,411

Max offer price $180,000

Occupancy floor 83%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
821 12th St NW Roanoke, VA	3.0	2.0	1508	$1,625	$1.08	43d	1	0.39mi
1017 Ferdinand Ave SW Roanoke, VA	4.0	2.5	2248	$1,795	$0.80	43d	1	0.65mi
333 Harrison Ave NW Roanoke, VA	3.0	2.0	1186	$1,123	$0.95	21d	1	0.67mi
401 Rutherford Ave NW Roanoke, VA	3.0	1.0	1064	$1,450	$1.36	43d	1	0.68mi
1115 Grayson Ave NW Roanoke, VA	4.0	2.0	1094	$2,300	$2.10	43d	1	0.68mi
1609 Chapman Ave SW Unit B Roanoke, VA	4.0	1.0	1400	$1,545	$1.10	21d	1	0.73mi
1630 Patterson Ave SW Unit B Roanoke, VA	3.0	1.0	1200	$1,395	$1.16	43d	1	0.74mi
1533 Rugby Blvd NW Roanoke, VA	3.0	1.0	1500	$1,475	$0.98	43d	1	0.83mi
1531 Syracuse Ave NW Roanoke, VA	3.0	1.0	1488	$1,675	$1.13	43d	1	0.88mi
1515 Dunbar St NW Roanoke, VA	3.0	2.0	1058	$1,623	$1.53	13d	1	1.11mi
911 Lafayette Blvd NW Roanoke, VA	5.0	1.0	2030	$1,416	$0.70	21d	1	1.26mi
2608 Florida Ave NW Roanoke, VA	3.0	1.0	1394	$1,600	$1.15	21d	1	1.43mi
733 29th St NW Roanoke, VA	2.0–3.0	2.0	1022	$1,625	$1.59	13d	4	1.44mi

Listing history 24 events

1. 2026-06-18
   days on market $180,000 Active 35 DOM
2. 2026-06-17
   days on market $180,000 Active 34 DOM
3. 2026-06-16
   days on market $180,000 Active 33 DOM
4. 2026-06-15
   days on market $180,000 Active 32 DOM
5. 2026-06-14
   days on market $180,000 Active 30 DOM
6. 2026-06-13
   days on market $180,000 Active 29 DOM
7. 2026-06-10
   days on market $180,000 Active 27 DOM
8. 2026-06-09
   days on market $180,000 Active 26 DOM
9. 2026-06-08
   days on market $180,000 Active 25 DOM
10. 2026-06-05
    days on market $180,000 Active 21 DOM
11. 2026-06-03
    days on market $180,000 Active 20 DOM
12. 2026-06-02
    days on market $180,000 Active 19 DOM
13. 2026-06-01
    days on market $180,000 Active 18 DOM
14. 2026-05-31
    days on market $180,000 Active 17 DOM
15. 2026-05-30
    days on market $180,000 Active 16 DOM
16. 2026-05-14
    listed $180,000 Active 500-char remark
17. 2026-05-04
    historical $1,900
18. 2026-05-03
    historical
19. 2025-12-06
    listed $1,900
20. 2025-11-09
    listed $180,000 Active
21. 2020-08-01
    historical
22. 2020-06-30
    listed $179,950
23. 2013-09-05
    soldstatus $20,000
24. 2013-06-14
    listed $24,500

ⓘ 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: $1,148 · $96/mo
• Projected year-2 tax: $1,476 · $123/mo
• Expected delta: +$328/yr (+$27/mo · 28.5%)

ⓘ 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 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: $20,034
• − Mortgage interest: −$10,083
• − Property taxes: −$1,148
• − Insurance: −$900
• − Repairs & maintenance: −$1,603
• − Management: −$1,603
• − Depreciation: −$5,236
• Taxable loss: −$539
• Est. tax savings @ 24.0%: +$129
• After-tax cash flow: $2,580/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

+634.7% since first listed

9 events — show timeline

• 2026-05-14 Listed $180,000 MLSRV
• 2026-05-04 Rental Removed $1,900 MLSRV
• 2026-05-03 Listing Removed — MLSRV
• 2025-12-06 Listed for Rent $1,900 MLSRV
• 2025-11-09 Listed $180,000 MLSRV
• 2020-08-01 Listing Removed — MLSRV
• 2020-06-30 Listed $179,950 MLSRV
• 2013-09-05 Sold (MLS) $20,000 MLSRV
• 2013-06-14 Listed $24,500 MLSRV

Property tax history

+12.1%/yr

Latest (2025): $1,148 · +18.5% YoY. Source: county tax records.