336 Tazewell Ave SE · Roanoke, VA 24013

$157,565

3 bd · 2.0 ba · 2,148 sqft · Other public records · 415 Days on market

Built 1900 4,400 sqft lot Est $237k · 34% under

---

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 +26.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +6.3/10.0
• 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 MLS

Close to downtown and public transportation. Great multi-family investment opportunity in downtown Roanoke. Vacant, text LA to schedule showing with property management.

Key facts

• Close to downtown
• 4,400 sq ft lot
• Built 1900

Tags

• CLOSE TO DOWNTOWN
• PUBLIC TRANSPORTATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $158k.

Deal economics

• At list price, monthly cash flow is $395 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $158k).
• Recommended offer: $139k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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: Fallon Park Elementary (math 33% / reading 42%, grade F, #931 of 1,108 statewide, top 84%, 533 students, 99% FRL); John P. Fishwick Middle (math 33% / reading 60%, grade D+, #264 of 342 statewide, top 77%, 501 students, 98% FRL); William Fleming High (math 66% / reading 68%, grade B, #185 of 319 statewide, top 61%, 1,911 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: 77 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 88% 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 ($51k/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 415 days — a 12% lower offer ($139k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $138,657 (12.0% below list)

Questions for the listing agent

1. It's been on market 415 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.13% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.75%
• DSCR: 1.48
• GRM: 7.4

CMA / ARV

• ARV (median comp): $237,369
• List price: $157,565
• Delta: -33.62%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-387
• Equity at exit: $23,493

10-year hold

• IRR: 9.4%
• Equity multiple: 1.72×
• Total profit: $31,978
• Equity at exit: $13,623

Cash invested: $44,118 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,777 high
• Mortgage (P&I): −$826
• Tax from tax record: −$117 /mo · $1,399/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $395

Break-even live

Break-even rent $1,277

Max offer price $157,565

Occupancy floor 73%

Sensitivity live

Price	-10% $484	-5% $440	+0% $395	+5% $351	+10% $306
Rent	-10% $255	-5% $325	+0% $395	+5% $465	+10% $536
Rate	-1.0pp $475	-0.5pp $435	base $395	+0.5pp $354	+1.0pp $313

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: $39,391
• Closing costs: $4,727
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
909 13th St SE Roanoke, VA	3.0	1.0	1870	$1,199	$0.64	45d	1	0.72mi
430 Day Ave SW Unit A Roanoke, VA	2.0	1.0	1444	$1,650	$1.14	45d	1	0.84mi
1817 Dale Ave SE Roanoke, VA	3.0	1.0	1820	$2,100	$1.15	45d	1	0.96mi
606 Riverland Rd SE Unit Roanoke Roanoke, VA	3.0	2.0	2300	$1,950	$0.85	45d	1	0.96mi
119 18th St SE Roanoke, VA	4.0	2.0	2104	$1,500	$0.71	15d	1	0.99mi
602 Elm Ave Unit B Roanoke, VA	2.0	1.0	1804	$1,250	$0.69	45d	1	1.03mi
770 Riverland Rd SE Unit A Roanoke, VA	4.0	3.0	2400	$3,200	$1.33	45d	1	1.15mi
1017 Ferdinand Ave SW Roanoke, VA	4.0	2.5	2248	$1,795	$0.80	45d	1	1.36mi

Listing history 28 events

1. 2026-06-21
   days on market $157,565 Active 415 DOM
2. 2026-06-18
   days on market $157,565 Active 412 DOM
3. 2026-06-17
   days on market $157,565 Active 411 DOM
4. 2026-06-16
   days on market $157,565 Active 410 DOM
5. 2026-06-15
   days on market $157,565 Active 409 DOM
6. 2026-06-14
   days on market $157,565 Active 407 DOM
7. 2026-06-13
   days on market $157,565 Active 406 DOM
8. 2026-06-10
   days on market $157,565 Active 404 DOM
9. 2026-06-09
   days on market $157,565 Active 403 DOM
10. 2026-06-08
    days on market $157,565 Active 402 DOM
11. 2026-06-05
    days on market $157,565 Active 398 DOM
12. 2026-06-03
    days on market $157,565 Active 397 DOM
13. 2026-06-02
    days on market $157,565 Active 396 DOM
14. 2026-06-01
    days on market $157,565 Active 395 DOM
15. 2026-05-31
    days on market $157,565 Active 394 DOM
16. 2026-05-30
    days on market $157,565 Active 393 DOM
17. 2026-02-05
    price $157,565 169-char remark

    Show marketing remark (169 chars)

    Close to downtown and public transportation. Great multi-family investment opportunity in downtown Roanoke. Vacant, text LA to schedule showing with property management.

18. 2026-01-05
    price $160,780 169-char remark

    Show marketing remark (169 chars)

    Close to downtown and public transportation. Great multi-family investment opportunity in downtown Roanoke. Vacant, text LA to schedule showing with property management.

19. 2025-11-12
    price $164,062 169-char remark

    Show marketing remark (169 chars)

    Close to downtown and public transportation. Great multi-family investment opportunity in downtown Roanoke. Vacant, text LA to schedule showing with property management.

20. 2025-10-08
    price $167,410 169-char remark

    Show marketing remark (169 chars)

    Close to downtown and public transportation. Great multi-family investment opportunity in downtown Roanoke. Vacant, text LA to schedule showing with property management.

21. 2025-09-03
    price $170,826 169-char remark

    Show marketing remark (169 chars)

    Close to downtown and public transportation. Great multi-family investment opportunity in downtown Roanoke. Vacant, text LA to schedule showing with property management.

22. 2025-08-08
    price $174,313 169-char remark

    Show marketing remark (169 chars)

    Close to downtown and public transportation. Great multi-family investment opportunity in downtown Roanoke. Vacant, text LA to schedule showing with property management.

23. 2025-06-26
    price $177,870 169-char remark

    Show marketing remark (169 chars)

    Close to downtown and public transportation. Great multi-family investment opportunity in downtown Roanoke. Vacant, text LA to schedule showing with property management.

24. 2025-05-02
    listed $181,500 Active 169-char remark

    Show marketing remark (169 chars)

    Close to downtown and public transportation. Great multi-family investment opportunity in downtown Roanoke. Vacant, text LA to schedule showing with property management.

25. 2020-11-23
    soldstatus $3,113,580
26. 2019-03-15
    soldstatus $50,001
27. 1996-03-28
    soldstatus $43,000
28. 1989-10-26
    soldstatus $32,500

ⓘ 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: $1,399 · $117/mo
• Projected year-2 tax: $1,399 · $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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 20 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: $21,322
• − Mortgage interest: −$8,826
• − Property taxes: −$1,399
• − Insurance: −$788
• − Repairs & maintenance: −$1,706
• − Management: −$1,706
• − Depreciation: −$4,584
• Taxable income: $2,314
• Est. tax owed @ 24.0%: −$555
• After-tax cash flow: $4,187/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

+384.8% since first listed

12 events — show timeline

• 2026-02-05 Price Changed $157,565 MLSRV
• 2026-01-05 Price Changed $160,780 MLSRV
• 2025-11-12 Price Changed $164,062 MLSRV
• 2025-10-08 Price Changed $167,410 MLSRV
• 2025-09-03 Price Changed $170,826 MLSRV
• 2025-08-08 Price Changed $174,313 MLSRV
• 2025-06-26 Price Changed $177,870 MLSRV
• 2025-05-02 Listed $181,500 MLSRV
• 2020-11-23 Sold (Public Records) $3,113,580 Public Records
• 2019-03-15 Sold (Public Records) $50,001 Public Records
• 1996-03-28 Sold (Public Records) $43,000 Public Records
• 1989-10-26 Sold (Public Records) $32,500 Public Records

Property tax history

+6.5%/yr

Latest (2025): $1,399 · +15.0% YoY. Source: county tax records.