2217 Ross Ln SW · Roanoke, VA 24015

$289,950

2 bd · 2.0 ba · 1,454 sqft · SingleFamily public records · 4 Days on market

Built 1947 8,276 sqft lot Est $321k · 10% under

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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 +11.9/15.0
• Cash flow +4.8/30.0
• Rent growth +4.1/5.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• 1% rule +0.1/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Equal Opportunity Housing. Licensed in Virginia.

Key facts

• Brick patio
• New roof
• Garden space

Tags

• NEW ROOF
• RADON MITIGATION SYSTEM
• BRICK PATIO
• GARDEN SPACE

Property features AI

Finance

• HOA & community: Public transport access nearby; Nearby restaurants

Exterior

• Parking: 1 covered parking space
• Utilities: Has heating; Has cooling
• Home design: Residential property; Built in 1947
• Exterior features: Front porch; Rear porch; 0.19 acre lot

Interior

• Bedrooms: 3 bedrooms total; 1 bedroom on the main level
• Flooring: Tile flooring; Wood flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Gas radiator heating; Cooling system present
• Interior features: 10 total rooms; Fiberglass and insulated doors; Insulated, tilt-in windows; Tile and wood flooring; One fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-706 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (43.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (48.9% below list).
• Recommended offer: $148k (48.9% below list) — sets the bar for 1% rule.
• Cap rate 3.4% 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.
• Zoned schools: Fishburn Park Elementary (math 47% / reading 67%, grade C+, #597 of 1,108 statewide, top 57%, 292 students, 104% FRL); James Madison Middle (math 41% / reading 68%, grade B-, #194 of 342 statewide, top 60%, 580 students, 96% FRL); Patrick Henry High (math 57% / reading 77%, grade B, #185 of 319 statewide, top 61%, 2,005 students, 95% FRL) — zoned schools average 98% FRL vs 67% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.4%/yr); 120 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 26y 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 $188k; list at $290k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,134 (48.9% 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. Built in 1947 — 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: 0.51% ✗
• Cap rate: 3.37%
• Cash-on-cash: -10.44%
• DSCR: 0.54
• GRM: 16.3

CMA / ARV

• ARV (on-the-fly): $321,334
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1027 Windsor Ave SW	0.66mi	3/2.5 (+1)	1,443 (-1%)	10mo	$348,000	$241	53
2807 Bluefield Blvd SW	0.57mi	3/2.0 (+1)	1,404 (-3%)	14mo	$310,000	$221	51
2440 Guilford Ave SW	0.62mi	3/1.5 (+1)	1,412 (-3%)	16mo	$269,000	$191	46
2523 Brambleton Ave SW	0.65mi	2/1.0	1,337 (-8%)	8mo	$270,000	$202	46
1921 Sheffield Rd SW	0.44mi	3/2.5 (+1)	1,624 (+12%)	18mo	$375,000	$231	38
2708 Guilford Ave SW	0.56mi	3/2.0 (+1)	1,631 (+12%)	21mo	$350,000	$215	32

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 · 6.39% rent growth · sell at horizon

5-year hold

• IRR: -31.9%
• Equity multiple: -0.07×
• Total profit: $-86,794
• Equity at exit: $43,232

10-year hold

• IRR: -24.7%
• Equity multiple: -0.36×
• Total profit: $-110,735
• Equity at exit: $25,070

Cash invested: $81,186 (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 24015

• Rents YoY: 6.4%
• Active inventory: 120
• Price-to-rent: 16.3×

Monthly cashflow live

• Estimated rent: $1,481 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$235 /mo · $2,821/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $-706

Break-even live

Break-even rent $2,375

Max offer price $165,198

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: $72,488
• Closing costs: $8,698
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1668 Brandon Ave SW Roanoke, VA	3.0	1.0	1552	$1,849	$1.19	43d	1	0.18mi
1520 Sherwood Ave SW Roanoke, VA	2.0	1.0	900	$1,500	$1.67	13d	1	0.37mi
1709 Sherwood Ave SW Roanoke, VA	2.0	1.0	1271	$1,650	$1.30	43d	1	0.43mi
1716 Grandin Rd SW Unit 7 Roanoke, VA	2.0	1.0	1000	$1,025	$1.02	43d	1	0.51mi
1933 Windsor Ave SW Unit 4 Roanoke, VA	1.0	1.0	1000	$1,800	$1.80	43d	1	0.57mi
1924 Arden Rd SW Roanoke, VA	2.0	1.0	1008	$1,550	$1.54	43d	1	0.65mi
1701 Westover Ave SW Roanoke, VA	1.0–2.0	1.0	876	$1,045	$1.19	43d	4	0.79mi
2432 Brandon Ave SW Roanoke, VA	2.0	1.0	1015	$1,275	$1.26	43d	1	0.88mi
2610 Colonial Ave SW Roanoke, VA	3.0	1.0	1104	$1,500	$1.36	43d	1	0.89mi
2216 Memorial Ave SW Unit 2218 Roanoke, VA	2.0	1.0	1000	$1,200	$1.20	43d	1	0.92mi
1602 Memorial Ave SW Roanoke, VA	1.0	1.0	1250	$1,800	$1.44	43d	1	0.93mi
743 Suburban Ave SW Unit Suburban 745 Roanoke, VA	2.0	1.0	1134	$1,100	$0.97	13d	1	0.96mi
2615 Laburnum Ave SW Roanoke, VA	2.0	1.5	1323	$1,800	$1.36	43d	1	0.99mi
2615 Laburnum Ave SW Roanoke, VA	2.0	1.5	1323	$1,825	$1.38	20d	1	0.99mi
2307 Memorial Ave SW Roanoke, VA	2.0	1.5	1100	$1,035	$0.94	13d	1	1.01mi
2325 Memorial Avenue SW Roanoke, VA	1.0–2.0	1.0	925	$1,225	$1.32	13d	3	1.04mi
711 Suburban Ave SW Roanoke, VA	2.0	1.5	910	$1,050	$1.15	20d	1	1.04mi
2325 Memorial Ave SW Unit 6 Roanoke, VA	2.0	1.0	1050	$1,125	$1.07	20d	1	1.04mi
1331 Main St SW Roanoke, VA	2.0	1.0	877	$1,023	$1.17	20d	1	1.10mi
2679 Beverly Blvd SW Roanoke, VA	3.0	1.0	1000	$1,623	$1.62	13d	1	1.12mi
737 Townside Rd SW Unit 39 Roanoke, VA	2.0	1.0	900	$900	$1.00	43d	1	1.15mi
711 Townside Rd SW Unit 7 Roanoke, VA	3.0	1.0	881	$1,100	$1.25	44d	1	1.18mi
3602 Colonial Green Cir SW Roanoke, VA	3.0	2.5	1670	$2,622	$1.57	13d	1	1.20mi
708 Townside Rd SW Roanoke, VA	3.0	1.0	881	$1,100	$1.25	43d	1	1.21mi
2601 Westover Ave SW Unit 1 Roanoke, VA	1.0	1.0	1275	$970	$0.76	43d	1	1.26mi
2429 Avenham Ave SW Unit 7 Roanoke, VA	3.0	2.5	1536	$2,000	$1.30	20d	1	1.35mi
1630 Patterson Ave SW Unit B Roanoke, VA	3.0	1.0	1200	$1,395	$1.16	43d	1	1.40mi
3345 Circle Brook Dr Cave Spring, VA	1.0–3.0	1.0–2.0	997	$1,540	$1.54	13d	11	1.43mi
1825 Patterson Ave SW Unit B Roanoke, VA	2.0	1.0	1000	$850	$0.85	43d	1	1.44mi
2202 Broadway Ave SW Unit C Roanoke, VA	1.0	1.0	1000	$1,200	$1.20	43d	1	1.49mi

Listing history 20 events

1. 2026-05-20
   listed $289,950 Active
2. 2020-10-23
   soldstatus $188,500
3. 2020-10-20
   soldstatus $188,500 48-char remark

   Show marketing remark (48 chars)

   Equal Opportunity Housing. Licensed in Virginia.

4. 2020-08-25
   listed $185,000 48-char remark

   Show marketing remark (48 chars)

   Equal Opportunity Housing. Licensed in Virginia.

5. 2019-06-12
   soldstatus $169,400 263-char remark

   Show marketing remark (263 chars)

   This well maintained little gem just needs a little polish to make it really stand out again. Hardwood floors, gas log fireplace, fenced yard and a dry basement! 3 bedrooms, 1-1/2 baths and a Florida room too in a beautiful, established, SW Roanoke neighborhood.

6. 2019-06-12
   soldstatus $169,400

   Show marketing remark (263 chars)

   This well maintained little gem just needs a little polish to make it really stand out again. Hardwood floors, gas log fireplace, fenced yard and a dry basement! 3 bedrooms, 1-1/2 baths and a Florida room too in a beautiful, established, SW Roanoke neighborhood.

7. 2019-04-24
   listed $162,900 263-char remark

   Show marketing remark (263 chars)

   This well maintained little gem just needs a little polish to make it really stand out again. Hardwood floors, gas log fireplace, fenced yard and a dry basement! 3 bedrooms, 1-1/2 baths and a Florida room too in a beautiful, established, SW Roanoke neighborhood.

8. 2007-08-17
   soldstatus $172,500
9. 2007-07-18
   soldstatus $172,500
10. 2007-06-27
    listed $172,500
11. 2004-07-30
    soldstatus $148,950
12. 2004-07-23
    soldstatus $148,950
13. 2004-07-23
    soldstatus $148,950
14. 2004-06-03
    listed $148,950
15. 2003-05-29
    soldstatus $134,950
16. 2003-03-30
    listed $134,950
17. 2000-07-28
    soldstatus $112,000
18. 2000-06-06
    listed $112,000
19. 1996-07-29
    soldstatus $92,500
20. 1990-12-17
    soldstatus $80,000

ⓘ 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: $2,821 · $235/mo
• Projected year-2 tax: $2,821 · $235/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 ≥100°F today · 19 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: $17,776
• − Mortgage interest: −$16,242
• − Property taxes: −$2,821
• − Insurance: −$1,450
• − Repairs & maintenance: −$1,422
• − Management: −$1,422
• − Depreciation: −$8,435
• Taxable loss: −$14,016
• Est. tax savings @ 24.0%: +$3,364
• After-tax cash flow: $-5,111/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): 15,865
• Household income: $69,831
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 525.0

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% Two or more races 7% Black 5% Hispanic / Latino 5% Asian 2%
• Common ancestry: Italian 5% Slovak 3% Serbian 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 2% Tagalog/Filipino 1% Other Indo-European 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: ▼ -333.83%
• Current HPI: 192.3108
• Rent YoY: ▲ 6.39%
• 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

+262.4% since first listed

20 events — show timeline

• 2026-05-20 Listed $289,950 MLSRV
• 2020-10-23 Sold (Public Records) $188,500 Public Records
• 2020-10-20 Sold (MLS) $188,500 MLSRV
• 2020-08-25 Listed $185,000 MLSRV
• 2019-06-12 Sold (Public Records) $169,400 Public Records
• 2019-06-12 Sold (MLS) $169,400 MLSRV
• 2019-04-24 Listed $162,900 MLSRV
• 2007-08-17 Sold (MLS) $172,500 MLSRV
• 2007-07-18 Sold (Public Records) $172,500 Public Records
• 2007-06-27 Listed $172,500 MLSRV
• 2004-07-30 Sold (MLS) $148,950 MLSRV
• 2004-07-23 Sold (Public Records) $148,950 Public Records
• 2004-07-23 Sold (Public Records) $148,950 Public Records
• 2004-06-03 Listed $148,950 MLSRV
• 2003-05-29 Sold (MLS) $134,950 MLSRV
• 2003-03-30 Listed $134,950 MLSRV
• 2000-07-28 Sold (MLS) $112,000 MLSRV
• 2000-06-06 Listed $112,000 MLSRV
• 1996-07-29 Sold (Public Records) $92,500 Public Records
• 1990-12-17 Sold (Public Records) $80,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $2,821 · +4.0% YoY. Source: county tax records.