1240 Buena Vista Blvd SE · Roanoke, VA 24013

$119,950

2 bd · 1.0 ba · 978 sqft · SingleFamily public records · 36 Days on market

Built 1920 6,098 sqft lot $123/sqft · 16% below area Est $142k · 16% under

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Why this score? — see what drove the C 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 +20.8/30.0
• ARV discount +14.6/15.0
• DSCR +6.6/10.0
• 1% rule +5.1/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming and affordable home with easy access to downtown and Vinton! This property features a large covered front porch, plenty of back yard space for gardening or grilling out, hardwood floors, spacious kitchen and more. Close to city amenities such as public transportation, restaurants, and shopping. Tenants currently in place until 9/30/26.

Key facts

• Back yard space
• Spacious kitchen
• Hardwood floors

Tags

• LARGE COVERED FRONT PORCH
• BACK YARD SPACE
• HARDWOOD FLOORS
• SPACIOUS KITCHEN
• EASY ACCESS TO DOWNTOWN
• CLOSE TO CITY AMENITIES

Property features AI

Finance

• HOA & community: Community has public transport access and nearby restaurants

Exterior

• Parking: Two open parking spaces; Off-street parking
• Utilities: Has heating; Has cooling
• Home design: Residential property; Built in 1920
• Construction: Crawl space basement; Built in 1920
• Exterior features: Off-street parking; Lot approximately 0.14 acres

Interior

• Bedrooms: Two bedrooms total, one on the main level
• Flooring: Wood flooring
• Bathrooms: One full bathroom, on the main level
• Heating & cooling: Forced air gas heating; Has heating; Has cooling
• Interior features: Storage; Fiberglass and screen doors; Screen and storm windows; Wood flooring; Two total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $98 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: Morningside Elementary (math 37% / reading 52%, grade F, #827 of 1,108 statewide, top 77%, 240 students, 105% FRL); John P. Fishwick Middle (math 33% / reading 60%, grade D+, #264 of 342 statewide, top 77%, 501 students, 98% FRL); Patrick Henry High (math 57% / reading 77%, grade B, #185 of 319 statewide, top 61%, 2,005 students, 95% FRL) — zoned schools average 99% FRL vs 67% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 77 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k 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 36 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 25y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $21k; list at $120k implies a 471% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,351 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.01% ✓
• Cap rate: 7.94%
• Cash-on-cash: 5.87%
• DSCR: 1.26
• GRM: 8.2

CMA / ARV

• ARV (median comp): $142,398
• List price: $119,950
• Delta: -15.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
645 Montrose Ave SE	0.15mi	2/1.0	928 (-5%)	3mo	$165,000	$178	82
422 Arbor Ave SE	0.38mi	2/2.0	971 (-1%)	1mo	$205,000	$211	76
1412 9th St SE	0.14mi	2/1.0	892 (-9%)	9mo	$75,100	$84	72
1543 Buena Vista Blvd SE	0.32mi	3/1.5 (+1)	1,045 (+7%)	0mo	$180,000	$172	66
923 Morehead Ave SE	0.30mi	3/1.5 (+1)	923 (-6%)	6mo	$141,850	$154	65
1305 Penmar Ave SE	0.47mi	2/1.0	1,064 (+9%)	1mo	$105,000	$99	62
1144 Tompkins Ave SE	0.46mi	3/1.0 (+1)	1,043 (+7%)	2mo	$95,000	$91	61
1014 Jamison Ave SE	0.52mi	2/1.0	1,070 (+9%)	3mo	$45,000	$42	57
1330 13 1/2 St SE	0.57mi	3/1.5 (+1)	1,024 (+5%)	5mo	$162,500	$159	55
1507 Gladstone Ave SE	0.73mi	2/1.0	918 (-6%)	3mo	$149,000	$162	53
1241 Dale Ave SE	0.70mi	2/1.0	844 (-14%)	8mo	$102,000	$121	38
735 Riverland Rd SE	0.53mi	3/2.0 (+1)	1,120 (+14%)	9mo	$224,000	$200	35

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: -10.8%
• Equity multiple: 0.61×
• Total profit: $-13,165
• Equity at exit: $17,885

10-year hold

• IRR: -1.4%
• Equity multiple: 0.90×
• Total profit: $-3,279
• Equity at exit: $10,371

Cash invested: $33,586 (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 24013

• Home prices YoY: -18.0%
• Active inventory: 77
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,215 high
• Mortgage (P&I): −$629
• Tax from tax record: −$117 /mo · $1,402/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $98

Break-even live

Break-even rent $1,092

Max offer price $119,950

Occupancy floor 87%

Sensitivity live

Price	-10% $166	-5% $132	+0% $98	+5% $64	+10% $30
Rent	-10% $2	-5% $50	+0% $98	+5% $146	+10% $194
Rate	-1.0pp $158	-0.5pp $128	base $98	+0.5pp $67	+1.0pp $35

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: $29,988
• Closing costs: $3,598
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
601 Highland Ave SE Apt B Roanoke, VA	2.0	1.0	617	$975	$1.58	22d	1	0.32mi
950 Morgan Ave SE Roanoke, VA	2.0	2.0	869	$1,550	$1.78	44d	1	0.35mi
1513 Morningside St SE Roanoke, VA	2.0	1.0	900	$1,200	$1.33	14d	1	0.42mi
439 Cedar Bluff Ave SE Roanoke, VA	2.0	1.0	716	$2,350	$3.28	14d	1	0.44mi
520 Riverland Rd SE Roanoke, VA	2.0	1.0	948	$1,500	$1.58	44d	1	0.45mi
635 Riverland Rd SE Roanoke, VA	2.0	1.0	905	$1,250	$1.38	14d	1	0.47mi
703 Riverland Rd SE Roanoke, VA	2.0	1.0	1000	$1,250	$1.25	44d	1	0.48mi
420 Riverland Rd SE Roanoke, VA	2.0	1.0	834	$975	$1.17	22d	1	0.49mi
1015 12th St SE Roanoke, VA	3.0	1.0	1072	$923	$0.86	44d	1	0.55mi
922 12th St SE Unit A Roanoke, VA	2.0	1.0	800	$899	$1.12	44d	1	0.59mi
806 Stewart Ave SE Roanoke, VA	1.0	1.0	651	$875	$1.34	22d	1	0.62mi
1016 15th St SE #2 Roanoke, VA	3.0	1.5	1084	$995	$0.92	14d	1	0.78mi
1816 Bennington St SE Roanoke, VA	2.0	1.5	938	$1,023	$1.09	22d	1	0.89mi
217 Mountain Ave SW Unit 217-2 Roanoke, VA	2.0	1.0	700	$945	$1.35	44d	1	0.96mi
1605 Church Ave SE Roanoke, VA	2.0	1.0	776	$1,200	$1.55	14d	1	0.97mi
1119 Franklin Rd SW Unit BensonFranklin 05 Roanoke, VA	2.0	1.0	900	$1,297	$1.44	44d	1	1.05mi
110 Campbell Ave SW Unit 303 Roanoke, VA	1.0	1.0	780	$1,350	$1.73	22d	1	1.06mi
110 Campbell Ave SW Ste 206 Roanoke, VA	1.0	1.0	750	$1,300	$1.73	44d	1	1.06mi
110 Campbell Ave SW Unit 205 Roanoke, VA	1.0	1.0	800	$1,250	$1.56	44d	1	1.06mi
110 Campbell Ave SW Unit 203 Roanoke, VA	1.0	1.0	780	$1,045	$1.34	44d	1	1.06mi
355 Highland Ave SW Apt 1 Roanoke, VA	2.0	1.0	900	$1,150	$1.28	22d	1	1.08mi
356 Walnut Ave SW Unit F Roanoke, VA	1.0	1.0	850	$1,300	$1.53	44d	1	1.09mi
113 Norfolk Ave SW Unit 12 Roanoke, VA	1.0	1.0	700	$1,050	$1.50	22d	1	1.12mi
113 Norfolk Ave SW Unit 10 Roanoke, VA	1.0	1.0	700	$1,050	$1.50	14d	1	1.12mi
1716 Rutrough Rd SE Roanoke, VA	1.0–2.0	1.0	572	$1,275	$2.23	14d	6	1.16mi
1810 Rutrough Rd SE Roanoke, VA	2.0	1.0	777	$1,225	$1.58	22d	1	1.20mi
1905 Wise Ave SE Roanoke, VA	2.0	1.0	1044	$1,123	$1.08	14d	1	1.21mi
420 Allison Ave SW Apt 3 Roanoke, VA	1.0	1.0	723	$950	$1.31	22d	1	1.23mi
324 Salem Ave SW Apt 203 Roanoke, VA	1.0	1.5	770	$1,750	$2.27	44d	1	1.25mi
501 Allison Ave SW Apt 07 Roanoke, VA	2.0	1.0	629	$895	$1.42	44d	1	1.28mi
357 Salem Ave SW Apt 405 Roanoke, VA	1.0	1.0	544	$955	$1.76	22d	1	1.33mi
400 Salem Ave SW Unit 2A Roanoke, VA	1.0	1.0	744	$1,400	$1.88	14d	1	1.33mi
2202 Broadway Ave SW Unit C Roanoke, VA	1.0	1.0	1000	$1,200	$1.20	44d	1	1.48mi
505 6th St SW Unit 229 Roanoke, VA	1.0	1.0	800	$1,275	$1.59	45d	1	1.48mi

Listing history 11 events

1. 2026-06-03
   status $119,950 Pending 36 DOM
2. 2026-06-02
   days on market $119,950 Active 36 DOM
3. 2026-06-01
   days on market $119,950 Active 35 DOM
4. 2026-05-31
   days on market $119,950 Active 34 DOM
5. 2026-05-30
   days on market $119,950 Active 33 DOM
6. 2026-04-27
   listed $130,000 Active 346-char remark
7. 2004-08-23
   historical
8. 2004-07-15
   listed $49,950
9. 2001-10-08
   historical
10. 2001-08-03
    listed $59,950
11. 1987-05-04
    soldstatus $21,000

ⓘ 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: $1,402 · $117/mo
• Projected year-2 tax: $1,402 · $117/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 8/10 Severe FEMA zone X (unshaded) · 98% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 19 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: $14,585
• − Mortgage interest: −$6,719
• − Property taxes: −$1,402
• − Insurance: −$1,397
• − Repairs & maintenance: −$1,167
• − Management: −$1,167
• − Depreciation: −$3,489
• Taxable loss: −$756
• Est. tax savings @ 24.0%: +$182
• After-tax cash flow: $1,356/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): 8,026
• Household income: $51,290
• Rent vs Own: 56.3% rent · 43.7% own
• Severe rent burden: 345.0

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 0.59)
• Race & ethnicity: White 57% Black 29% Two or more races 9% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1% Cuban 2%
• Common ancestry: Slovak 2% Greek 1% German 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 6% Vietnamese 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: ▼ -49.00%
• Current HPI: 223.42
• Rent YoY: —
• 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

+471.2% since first listed

8 events — show timeline

• 2026-06-02 Pending — MLSRV
• 2026-05-29 Price Changed $119,950 MLSRV
• 2026-04-27 Listed $130,000 MLSRV
• 2004-08-23 Listing Removed — MLSRV
• 2004-07-15 Listed $49,950 MLSRV
• 2001-10-08 Listing Removed — MLSRV
• 2001-08-03 Listed $59,950 MLSRV
• 1987-05-04 Sold (Public Records) $21,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $1,402 · +18.8% YoY. Source: county tax records.