1745 Roanoke Ave Ave SW · Roanoke, VA 24015

$89,900

3 bd · 2.0 ba · 1,002 sqft · SingleFamily public records · 7 Days on market

Built 1953 7,841 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Rent growth +4.1/5.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Fixer upper located in Roanoke Va. “For the first 30-day period listing this property, the seller will only accept offers from Owner-Occupant Buyers, governmental entities, including their instrumentalities, and Nonprofit Organizations. ” Seller does not pay for closing costs which include but are not limited to buyer attorney's fees, title insurance premiums, transfer taxes, other title company misc charges property taxes, etc. Seller does not prorate taxes or pay any delinquent taxes or liens. Please make sure that buyers are aware of this when presenting offer. Home is full of debris which may or may not be removed. Please use caution when entering the property. Selling as i

Key facts

• 7,841 sq ft lot
• Built 1953
• Listed 7 days

Property features AI

Exterior

• Utilities: Sewer: Other
• Home design: Single-story residential property
• Construction: Vinyl siding
• Exterior features: Composition roof

Interior

• Bathrooms: 1 full bathroom
• Interior features: Crawl space basement; 5 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $351 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 11.0% 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.
• Market conditions: Rents rising fast (+6.4%/yr); 120 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $622 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 6.4% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $89,900

Questions for the listing agent

1. Built in 1953 — 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. 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.
6. 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.
7. 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: 1.44% ✓
• Cap rate: 10.98%
• Cash-on-cash: 16.73%
• DSCR: 1.74
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $236,472
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1827 Roanoke Ave SW	0.04mi	3/2.0	1,044 (+4%)	1mo	$214,900	$206	90
2213 Russell Ave SW	0.32mi	2/1.0 (-1)	1,053 (+5%)	10mo	$205,000	$195	59
2262 Mountain View Ter SW	0.56mi	3/1.0	937 (-6%)	2mo	$250,000	$267	58
1141 Valley Ave SW	0.69mi	2/1.0 (-1)	867 (-14%)	20mo	$205,000	$236	20

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: 11.9%
• Equity multiple: 1.49×
• Total profit: $12,378
• Equity at exit: $13,404

10-year hold

• IRR: 23.5%
• Equity multiple: 3.37×
• Total profit: $59,772
• Equity at exit: $7,773

Cash invested: $25,172 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,290 high
• Mortgage (P&I): −$471
• Tax from tax record: −$159 /mo · $1,913/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $351

Break-even live

Break-even rent $846

Max offer price $89,900

Occupancy floor 68%

Sensitivity live

Price	-10% $402	-5% $376	+0% $351	+5% $325	+10% $300
Rent	-10% $249	-5% $300	+0% $351	+5% $402	+10% $453
Rate	-1.0pp $396	-0.5pp $374	base $351	+0.5pp $328	+1.0pp $304

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1813 Oxford Ave SW Roanoke, VA	2.0	1.0	800	$1,200	$1.50	44d	1	0.14mi
1517 Lexington Ave SW Unit 3 Roanoke, VA	2.0	1.0	813	$1,025	$1.26	44d	1	0.15mi
1517 Lexington Ave SW Unit 1 Roanoke, VA	2.0	1.0	813	$1,050	$1.29	44d	1	0.15mi
1609 Chapman Ave SW Unit B Roanoke, VA	4.0	1.0	1400	$1,545	$1.10	21d	1	0.30mi
1630 Patterson Ave SW Unit B Roanoke, VA	3.0	1.0	1200	$1,395	$1.16	44d	1	0.30mi
1825 Patterson Ave SW Unit B Roanoke, VA	2.0	1.0	1000	$850	$0.85	44d	1	0.32mi
1701 Westover Ave SW Roanoke, VA	1.0–2.0	1.0	876	$1,045	$1.19	44d	4	0.35mi
2210 Berkley Ave SW Roanoke, VA	2.0	1.0	700	$995	$1.42	44d	1	0.51mi
2251 Mountain View Ter SW Roanoke, VA	2.0	1.0	830	$988	$1.19	44d	1	0.57mi
2216 Memorial Ave SW Unit 2218 Roanoke, VA	2.0	1.0	1000	$1,200	$1.20	44d	1	0.60mi
1219 Valley Ave SW Roanoke, VA	2.0	2.0	840	$1,750	$2.08	21d	1	0.63mi
1215 Valley Ave SW Roanoke, VA	2.0	2.0	840	$1,650	$1.96	21d	1	0.63mi
1106 Campbell Ave SW Roanoke, VA	2.0	1.0	850	$950	$1.12	14d	1	0.66mi
1732 Grandin Rd SW Unit 57 Roanoke, VA	2.0	1.0	814	$1,045	$1.28	44d	1	0.67mi
1732 Grandin Rd SW Roanoke, VA	2.0	1.0	814	$980	$1.20	21d	1	0.67mi
1732 Grandin Rd SW Apt 55 Roanoke, VA	2.0	1.0	814	$995	$1.22	44d	1	0.67mi
1716 Grandin Rd SW Unit 7 Roanoke, VA	2.0	1.0	1000	$1,025	$1.02	44d	1	0.67mi
2307 Memorial Ave SW Roanoke, VA	2.0	1.5	1100	$1,035	$0.94	14d	1	0.68mi
1709 Sherwood Ave SW Roanoke, VA	2.0	1.0	1271	$1,650	$1.30	44d	1	0.70mi
2325 Memorial Ave SW Unit 6 Roanoke, VA	2.0	1.0	1050	$1,125	$1.07	21d	1	0.72mi
2325 Memorial Avenue SW Roanoke, VA	1.0–2.0	1.0	925	$1,225	$1.32	14d	3	0.72mi
10 12 1/2 St SW Roanoke, VA	3.0	1.5	999	$1,023	$1.02	44d	1	0.75mi
1520 Sherwood Ave SW Roanoke, VA	2.0	1.0	900	$1,500	$1.67	14d	1	0.79mi
1331 Main St SW Roanoke, VA	2.0	1.0	877	$1,023	$1.17	21d	1	0.90mi
1924 Arden Rd SW Roanoke, VA	2.0	1.0	1008	$1,550	$1.54	44d	1	0.95mi
802 Rorer Ave SW Apt A Roanoke, VA	2.0	1.0	820	$895	$1.09	44d	1	0.95mi
1920 Melrose Ave NW Roanoke, VA	2.0	1.0	768	$950	$1.24	44d	1	1.05mi
743 Suburban Ave SW Unit Suburban 745 Roanoke, VA	2.0	1.0	1134	$1,100	$0.97	14d	1	1.06mi
701 Salem Ave SW Roanoke, VA	2.0	1.0	1250	$1,950	$1.56	44d	1	1.06mi
2601 Westover Ave SW Roanoke, VA	2.0	1.0	828	$940	$1.14	45d	1	1.08mi
711 Suburban Ave SW Roanoke, VA	2.0	1.5	910	$1,050	$1.15	21d	1	1.09mi
1301 Burks St SW Unit 204 Roanoke, VA	2.0	1.0	794	$890	$1.12	44d	1	1.10mi
2627 Westover Ave SW Roanoke, VA	2.0	1.0	828	$1,015	$1.23	45d	1	1.13mi
1116 Fairfax Ave NW Roanoke, VA	2.0	1.0	800	$1,400	$1.75	21d	1	1.14mi
2633 Westover Ave SW Roanoke, VA	2.0	1.0	828	$1,045	$1.26	14d	1	1.15mi
2633 Westover Ave SW Unit 1 Roanoke, VA	2.0	1.0	828	$1,045	$1.26	21d	1	1.15mi
1007 Gilmer Ave NW Roanoke, VA	2.0	2.0	1187	$1,175	$0.99	21d	1	1.16mi
2432 Brandon Ave SW Roanoke, VA	2.0	1.0	1015	$1,275	$1.26	44d	1	1.16mi
733 29th St NW Roanoke, VA	2.0–3.0	2.0	1022	$1,625	$1.59	14d	4	1.20mi
813 Gilmer Ave NW Roanoke, VA	2.0	1.0	1050	$1,322	$1.26	21d	1	1.26mi

Listing history 7 events

1. 2026-06-18
   days on market $89,900 Active 7 DOM
2. 2026-06-17
   days on market $89,900 Active 6 DOM
3. 2026-06-16
   days on market $89,900 Active 5 DOM
4. 2026-06-15
   days on market $89,900 Active 4 DOM
5. 2026-06-14
   days on market $89,900 Active 2 DOM
6. 2026-06-13
   remarks 687-char remark
7. 2026-06-13
   listed $89,900 Active 1 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: $1,913 · $159/mo
• Projected year-2 tax: $1,913 · $159/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 ≥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: $15,482
• − Mortgage interest: −$5,036
• − Property taxes: −$1,913
• − Insurance: −$450
• − Repairs & maintenance: −$1,239
• − Management: −$1,239
• − Depreciation: −$2,615
• Taxable income: $2,991
• Est. tax owed @ 24.0%: −$718
• After-tax cash flow: $3,493/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

• 2026-06-11 Listed $89,900 MHPCAR

Property tax history

+14.3%/yr

Latest (2025): $1,913 · +2.5% YoY. Source: county tax records.