1516 7th St SE · Roanoke, VA 24013

$199,950

4 bd · 2.0 ba · 1,528 sqft · SingleFamily public records · 23 Days on market

Built 1925 4,791 sqft lot Est $154k · 30% over

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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).

• Cash flow +14.0/30.0
• DSCR +4.2/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 4-bedroom, 2-bathroom home in Roanoke, VA, brimming with potential for investors and homebuyers alike. This spacious property features light-filled living and dining areas, a functional kitchen, and a back yard all waiting for your final touches. Located in a neighborhood with easy access to amenities, schools, and transportation, it's ideal for a fix-and-flip project or a cash-flowing rental property. Roanoke's scenic beauty, friendly community, and rich history make it perfect for real estate investment. Property sold As-Is.

Key facts

• Inviting foyer
• Open floor plan
• Enclosed back porch

Tags

• BRICK 2 STORY
• OPEN FLOOR PLAN
• INVITING FOYER
• ENCLOSED BACK PORCH
• LAUNDRY AREA
• WALK UP ATTIC

Property features AI

Exterior

• Parking: 2 open parking spaces; Off-street parking
• Utilities: Has heating; Has cooling
• Home design: Residential property; Built in 1925
• Exterior features: Front porch

Interior

• Kitchen: Built-in microwave oven
• Bedrooms: 4 bedrooms
• Flooring: Tile flooring; Vinyl flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air gas heating; Has heating; Has cooling
• Interior features: 11 total rooms; Built-in microwave oven; Insulated doors; Clad windows; Storage

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $25 ($296/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 $171k (14.6% below list).
• Recommended offer: $171k (14.6% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 40% 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 $6k 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 23 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 16y 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.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $170,740 (14.6% below list)

Questions for the listing agent

1. Built in 1925 — 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: 0.85% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.53%
• DSCR: 1.02
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $154,328
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
816 Morrill Ave SE	0.13mi	3/1.5 (-1)	1,414 (-8%)	2mo	$45,000	$32	72
1227 Buena Vista Blvd SE	0.21mi	4/1.0	1,632 (+7%)	7mo	$169,900	$104	69
910 Ivy St SE	0.31mi	3/2.0 (-1)	1,418 (-7%)	2mo	$248,000	$175	66
1008 11th St SE	0.52mi	3/1.0 (-1)	1,533 (+0%)	6mo	$199,000	$130	61
624 Albemarle Ave SE	0.39mi	4/2.0	1,698 (+11%)	3mo	$65,000	$38	61
1222 Morningside St SE	0.39mi	3/2.0 (-1)	1,380 (-10%)	2mo	$256,950	$186	59
1021 Pechin Ave SE	0.17mi	3/2.0 (-1)	1,739 (+14%)	8mo	$96,575	$56	58
728 Bullitt Ave SE	0.58mi	3/2.0 (-1)	1,564 (+2%)	8mo	$95,000	$61	57
1111 Pechin Ave SE	0.20mi	3/2.0 (-1)	1,300 (-15%)	7mo	$218,000	$168	54
703 Elm Ave SE	0.49mi	3/2.0 (-1)	1,678 (+10%)	2mo	$169,900	$101	54
1160 Montrose Ave SE	0.59mi	3/1.0 (-1)	1,332 (-13%)	8mo	$130,000	$98	36
711 Stewart Ave SE	0.74mi	3/1.0 (-1)	1,364 (-11%)	6mo	$77,500	$57	34

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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-30,837
• Equity at exit: $29,813

10-year hold

• IRR: -7.0%
• Equity multiple: 0.56×
• Total profit: $-24,867
• Equity at exit: $17,288

Cash invested: $55,986 (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 24013

• Home prices YoY: -18.0%
• Active inventory: 77
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,707 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$192 /mo · $2,307/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $25

Break-even live

Break-even rent $1,676

Max offer price $199,950

Occupancy floor 94%

Sensitivity live

Price	-10% $138	-5% $81	+0% $25	+5% $-32	+10% $-88
Rent	-10% $-110	-5% $-43	+0% $25	+5% $92	+10% $160
Rate	-1.0pp $125	-0.5pp $76	base $25	+0.5pp $-27	+1.0pp $-80

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: $49,988
• Closing costs: $5,998
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
730 Murray Ave SE Roanoke, VA	3.0	1.0	1163	$1,525	$1.31	22d	1	0.36mi
730 Murray Ave SE Roanoke, VA	3.0	1.0	1163	$1,525	$1.31	45d	1	0.36mi
770 Riverland Rd SE Roanoke, VA	3.0	2.0	1200	$2,100	$1.75	45d	1	0.39mi
1015 12th St SE Roanoke, VA	3.0	1.0	1072	$923	$0.86	45d	1	0.65mi
909 13th St SE Roanoke, VA	3.0	1.0	1870	$1,199	$0.64	45d	1	0.77mi
1016 15th St SE #2 Roanoke, VA	3.0	1.5	1084	$995	$0.92	14d	1	0.85mi
1625 Padbury Ave SE Roanoke, VA	4.0	1.0	1210	$1,700	$1.40	14d	1	0.89mi
1922 Catawba St SE Roanoke, VA	4.0	1.0	1629	$2,000	$1.23	22d	1	0.96mi
1817 Dale Ave SE Roanoke, VA	3.0	1.0	1820	$2,100	$1.15	45d	1	1.00mi
119 18th St SE Roanoke, VA	4.0	2.0	2104	$1,500	$0.71	14d	1	1.24mi
1 23rd St SW #9 Roanoke, VA	3.0	2.0	1961	$2,150	$1.10	22d	1	1.37mi

Listing history 17 events

1. 2026-06-21
   days on market $199,950 Active 23 DOM
2. 2026-06-18
   days on market $199,950 Active 20 DOM
3. 2026-06-17
   days on market $199,950 Active 19 DOM
4. 2026-06-16
   days on market $199,950 Active 18 DOM
5. 2026-06-15
   days on market $199,950 Active 17 DOM
6. 2026-06-14
   days on market $199,950 Active 15 DOM
7. 2026-06-13
   pricedays on market $199,950 Active 14 DOM
8. 2026-06-10
   days on market $209,950 Active 12 DOM
9. 2026-06-09
   days on market $209,950 Active 11 DOM
10. 2026-06-08
    days on market $209,950 Active 10 DOM
11. 2026-06-05
    days on market $209,950 Active 6 DOM
12. 2026-06-03
    days on market $209,950 Active 5 DOM
13. 2026-06-02
    days on market $209,950 Active 4 DOM
14. 2026-06-01
    days on market $209,950 Active 3 DOM
15. 2026-05-31
    days on market $209,950 Active 2 DOM
16. 2026-05-30
    remarks 671-char remark
17. 2026-05-30
    listed $209,950 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: $2,307 · $192/mo
• Projected year-2 tax: $2,307 · $192/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 3/10 Moderate
• 🌡 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: $20,489
• − Mortgage interest: −$11,200
• − Property taxes: −$2,307
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,639
• − Management: −$1,639
• − Depreciation: −$5,817
• Taxable loss: −$3,114
• Est. tax savings @ 24.0%: +$747
• After-tax cash flow: $1,044/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

+233.3% since first listed

25 events — show timeline

• 2026-05-29 Listed $209,950 MLSRV
• 2025-03-07 Sold (MLS) $179,324 MLSRV
• 2025-03-07 Sold (MLS) $179,324 NRVMLS
• 2025-01-27 Pending — MLSRV
• 2025-01-26 Pending — NRVMLS
• 2025-01-03 Price Changed $179,000 MLSRV
• 2024-10-22 Listed $187,500 MLSRV
• 2024-10-22 Listed $187,500 NRVMLS
• 2022-12-02 Sold (MLS) $145,000 MLSRV
• 2022-10-31 Pending — MLSRV
• 2022-10-28 Relisted — MLSRV
• 2022-10-17 Pending — MLSRV
• 2022-10-07 Listed $150,000 MLSRV
• 2019-04-26 Sold (Public Records) $105,000 Public Records
• 2019-04-26 Sold (MLS) $105,000 MLSRV
• 2019-03-27 Listed $99,950 MLSRV
• 2019-01-24 Sold (Public Records) $48,000 Public Records
• 2019-01-24 Sold (MLS) $48,000 MLSRV
• 2018-12-26 Listed $59,950 MLSRV
• 2013-10-10 Sold (MLS) $24,500 MLSRV
• 2013-09-03 Listed $29,000 MLSRV
• 2011-06-24 Listing Removed — MLSRV
• 2010-12-03 Listed $38,000 MLSRV
• 2005-04-26 Sold (Public Records) $63,000 Public Records
• 2005-04-26 Sold (Public Records) $63,000 Public Records

Property tax history

+9.3%/yr

Latest (2025): $2,307 · +9.3% YoY. Source: county tax records.