2725 Lofton Rd SW · Roanoke, VA 24015

$299,950

3 bd · 2.0 ba · 1,786 sqft · SingleFamily public records · 16 Days on market

Built 1957 10,454 sqft lot Est $280k · 7% 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 +17.6/30.0
• DSCR +5.5/10.0
• ARV discount +4.4/15.0
• Rent growth +4.1/5.0
• Schools +4.1/10.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming & Cozy family home, well maintained & loved through generations in the highly desirable Grandin Court Neighborhood. Step into this timeless gem, with a family room perfect for family gatherings with plenty of natural light, views of the beautiful neighborhood & a fireplace for relaxation & cozy winter nights. The open kitchen & dining area is perfect for sharing a meal & time with family & friends. The 3 spacious bedrooms provide comfort & privacy with a full hall bath adjacent to the bedrooms, with a full bath in the primary bedroom for additional privacy & convenience. A walkout finished basement with fireplace has ample room

Key facts

• Large front yard
• Backyard
• Family room

Tags

• GRANDIN COURT NEIGHBORHOOD
• FAMILY ROOM
• OPEN KITCHEN
• FINISHED BASEMENT
• LARGE FRONT YARD
• BACKYARD

Property features AI

Finance

• Other: Lot size approximately 0.24 acres

Exterior

• Parking: Street parking
• Utilities: Electric-powered heating system; Has cooling
• Home design: Residential property
• Construction: Built in 1957
• Exterior features: Public transport access nearby; Trail access

Interior

• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced air electric heating; Has heating; Has cooling
• Interior features: 8 total rooms; 2 fireplaces

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/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 $267k (10.9% below list).
• Recommended offer: $267k (10.9% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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: Grandin Court Elementary (math 87% / reading 87%, grade A+, #37 of 1,108 statewide, top 4%, 370 students, 100% FRL); Woodrow Wilson Middle (math 38% / reading 63%, grade C, #226 of 342 statewide, top 67%, 642 students, 99% 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 (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 68% at this address vs 49% district-wide (+19 pts) — the actual schools serving this property are materially stronger than the Roanoke City Public School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+6.4%/yr); 121 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; 113 units permitted in Roanoke city in 2024 (0 in 5+ unit buildings).
• At $2,673/mo this rent would consume 46% of the median local household income ($70k/yr) (locally 525% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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

• It's been on market 16 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $267,293 (10.9% below list)

Questions for the listing agent

1. Built in 1957 — 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. 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: 0.89% ✗
• Cap rate: 7.24%
• Cash-on-cash: 3.40%
• DSCR: 1.15
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $280,402
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2554 Alberta Ave SW	0.26mi	3/2.0	1,876 (+5%)	4mo	$295,000	$157	76
3108 Spring Rd SW	0.29mi	3/1.5	1,658 (-7%)	4mo	$275,000	$166	69
2529 Oregon Ave SW	0.31mi	4/1.5 (+1)	1,874 (+5%)	2mo	$361,950	$193	69
2508 Alberta Ave SW	0.35mi	3/1.5	1,995 (+12%)	1mo	$309,250	$155	61
2316 Fairway Dr SW	0.61mi	3/1.5	1,888 (+6%)	0mo	$318,000	$168	60
3038 Dover Dr SW	0.41mi	3/2.5	1,981 (+11%)	2mo	$300,000	$151	59
2219 Langdon Rd SW	0.64mi	3/1.5	1,610 (-10%)	2mo	$245,000	$152	50
2539 Brambleton Ave SW	0.47mi	3/1.0	2,000 (+12%)	4mo	$198,950	$99	50
2312 Kipling St SW	0.51mi	3/2.0	2,045 (+14%)	4mo	$375,000	$183	49
3041 Timberlane Ave	0.57mi	4/2.5 (+1)	1,970 (+10%)	5mo	$305,000	$155	45
2715 Creston Ave SW	0.56mi	3/1.0	2,028 (+14%)	4mo	$299,900	$148	44
3001 Timberlane Ave	0.56mi	4/3.0 (+1)	2,006 (+12%)	0mo	$325,000	$162	44

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: -7.5%
• Equity multiple: 0.71×
• Total profit: $-24,117
• Equity at exit: $44,724

10-year hold

• IRR: 5.6%
• Equity multiple: 1.47×
• Total profit: $39,643
• Equity at exit: $25,934

Cash invested: $83,986 (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 24015

• Rents YoY: 6.4%
• Active inventory: 121
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,673 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$176 /mo · $2,111/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$561
• Net cashflow: $238

Break-even live

Break-even rent $2,372

Max offer price $299,950

Occupancy floor 86%

Sensitivity live

Price	-10% $408	-5% $323	+0% $238	+5% $153	+10% $68
Rent	-10% $27	-5% $132	+0% $238	+5% $343	+10% $449
Rate	-1.0pp $389	-0.5pp $314	base $238	+0.5pp $160	+1.0pp $81

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: $74,988
• Closing costs: $8,998
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2911 Evergreen Ln SW Roanoke, VA	4.0	3.5	2240	$3,195	$1.43	22d	1	0.32mi
2917 Evergreen Ln SW Roanoke, VA	4.0	3.5	2240	$3,195	$1.43	22d	1	0.32mi
2923 Evergreen Ln SW Roanoke, VA	4.0	3.5	2240	$3,195	$1.43	22d	1	0.32mi
3419 Evergreen Ln SW Roanoke, VA	4.0	3.5	2240	$3,195	$1.43	45d	1	0.33mi
3427 Evergreen Ln SW Roanoke, VA	4.0	3.5	2240	$3,195	$1.43	45d	1	0.33mi
3423 Evergreen Ln SW Roanoke, VA	4.0	3.5	2240	$3,195	$1.43	45d	1	0.34mi
3711 Crescent Ridge Dr SW Roanoke, VA	4.0	2.5	2232	$2,899	$1.30	22d	1	0.66mi
3602 Colonial Green Cir SW Roanoke, VA	3.0	2.5	1670	$2,622	$1.57	14d	1	0.70mi
2615 Laburnum Ave SW Roanoke, VA	2.0	1.5	1323	$1,825	$1.38	22d	1	0.78mi
2615 Laburnum Ave SW Roanoke, VA	2.0	1.5	1323	$1,800	$1.36	45d	1	0.78mi
1668 Brandon Ave SW Roanoke, VA	3.0	1.0	1552	$1,849	$1.19	45d	1	1.00mi
3345 Circle Brook Dr Cave Spring, VA	1.0–3.0	1.0–2.0	997	$1,920	$1.92	14d	11	1.17mi
1709 Sherwood Ave SW Roanoke, VA	2.0	1.0	1271	$1,650	$1.30	45d	1	1.30mi

Listing history 11 events

1. 2026-06-21
   days on market $299,950 Active 16 DOM
2. 2026-06-18
   days on market $299,950 Active 13 DOM
3. 2026-06-17
   days on market $299,950 Active 12 DOM
4. 2026-06-16
   days on market $299,950 Active 11 DOM
5. 2026-06-15
   days on market $299,950 Active 10 DOM
6. 2026-06-14
   days on market $299,950 Active 8 DOM
7. 2026-06-13
   days on market $299,950 Active 7 DOM
8. 2026-06-10
   days on market $299,950 Active 5 DOM
9. 2026-06-09
   days on market $299,950 Active 4 DOM
10. 2026-06-08
    remarks 663-char remark
11. 2026-06-08
    listed $299,950 Active 3 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: $2,111 · $176/mo
• Projected year-2 tax: $2,460 · $205/mo
• Expected delta: +$349/yr (+$29/mo · 16.5%)

ⓘ 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 ≥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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,075
• − Mortgage interest: −$16,802
• − Property taxes: −$2,111
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,566
• − Management: −$2,566
• − Depreciation: −$8,726
• Taxable loss: −$2,195
• Est. tax savings @ 24.0%: +$527
• After-tax cash flow: $3,380/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

1 event — show timeline

• 2026-06-03 Listed $299,950 MLSRV

Property tax history

+11.1%/yr

Latest (2025): $2,111 · +0.2% YoY. Source: county tax records.