1334 Morton Ave SE · Roanoke, VA 24013

$94,300

1 bd · 1.0 ba · 893 sqft · SingleFamily public records · 44 Days on market

Built 1900 4,356 sqft lot $106/sqft · 38% below area Est $153k · 38% under

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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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +7.1/10.0
• 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

This house has great potential for investment property! Large fenced lot. One parking spot in front with potential parking in the back. New refrigerator and stove. Refinished hardwood and new LVP flooring. Front flower bed is currently growing mint - perfect for cooking or adding to a delicious drink. Property is being sold AS-IS. Currently vacant, but was being rented for $1,000/month.

Key facts

• 4,356 sq ft lot
• Built 1900
• Listed 44 days

Property features AI

Exterior

• Home design: Residential property; Built in 1900
• Construction: Original construction from 1900
• Exterior features: 0.1 acre lot (approximately 4,356 sq ft)

Interior

• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Baseboard electric heating
• Interior features: Crawl space basement

🏷️ Possibly a rental listed for sale. The $94,300 price doesn't fit this home's estimated sale value (~$152,966) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $94k.

Deal economics

• At list price, monthly cash flow is $247 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $94k).
• Recommended offer: $91k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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: 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); Patrick Henry High (math 57% / reading 77%, grade B, #185 of 319 statewide, top 61%, 2,005 students, 95% FRL) — zoned schools average 97% 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; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $652 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 + 3.0% rent growth), your $26k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 19y 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 1900 — 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 $91,471 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. 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: 1.21% ✓
• Cap rate: 9.43%
• Cash-on-cash: 11.21%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (median comp): $152,966
• List price: $94,300
• Delta: -38.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1507 Gladstone Ave SE	0.16mi	2/1.0 (+1)	918 (+3%)	3mo	$149,000	$162	80
1465 Greenbrier Ave SE	0.26mi	2/1.0 (+1)	857 (-4%)	10mo	$153,333	$179	67
1318 Dale Ave SE	0.32mi	2/1.0 (+1)	856 (-4%)	8mo	$70,000	$82	66
1241 Dale Ave SE	0.31mi	2/1.0 (+1)	844 (-6%)	8mo	$102,000	$121	64
1412 9th St SE	0.58mi	2/1.0 (+1)	892 (-0%)	9mo	$75,100	$84	61
2228 Eastland Ave SE	0.68mi	2/1.0 (+1)	915 (+2%)	1mo	$190,100	$208	58
1521 Church Ave SE	0.47mi	2/1.0 (+1)	810 (-9%)	9mo	$140,000	$173	50
1554 Riverdale Rd SE	0.73mi	2/1.0 (+1)	837 (-6%)	10mo	$175,000	$209	42
1919 Clinton Ave SE	0.43mi	2/1.0 (+1)	1,020 (+14%)	11mo	$80,000	$78	42
1542 Langhorne St SE	0.43mi	2/1.0 (+1)	1,018 (+14%)	14mo	$155,000	$152	40
670 Morrill Ave SE	0.73mi	2/1.0 (+1)	774 (-13%)	2mo	$109,000	$141	37
126 10 1/2 St SE	0.61mi	2/1.0 (+1)	791 (-11%)	14mo	$110,000	$139	36

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: 0.4%
• Equity multiple: 1.02×
• Total profit: $449
• Equity at exit: $14,060

10-year hold

• IRR: 10.1%
• Equity multiple: 1.78×
• Total profit: $20,692
• Equity at exit: $8,153

Cash invested: $26,404 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,137 high
• Mortgage (P&I): −$495
• Tax from tax record: −$117 /mo · $1,409/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $247

Break-even live

Break-even rent $824

Max offer price $94,300

Occupancy floor 73%

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: $23,575
• Closing costs: $2,829
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
922 12th St SE Unit A Roanoke, VA	2.0	1.0	800	$899	$1.12	43d	1	0.24mi
1513 Morningside St SE Roanoke, VA	2.0	1.0	900	$1,200	$1.33	13d	1	0.38mi
1605 Church Ave SE Roanoke, VA	2.0	1.0	776	$1,200	$1.55	13d	1	0.46mi
950 Morgan Ave SE Roanoke, VA	2.0	2.0	869	$1,550	$1.78	43d	1	0.64mi
1905 Wise Ave SE Roanoke, VA	2.0	1.0	1044	$1,123	$1.08	13d	1	0.64mi
806 Stewart Ave SE Roanoke, VA	1.0	1.0	651	$875	$1.34	21d	1	0.67mi
1816 Bennington St SE Roanoke, VA	2.0	1.5	938	$1,023	$1.09	21d	1	0.80mi
601 Highland Ave SE Apt B Roanoke, VA	2.0	1.0	617	$975	$1.58	21d	1	0.83mi
439 Cedar Bluff Ave SE Roanoke, VA	2.0	1.0	716	$2,350	$3.28	13d	1	0.98mi
339 Cedar Ave Vinton, VA	2.0	1.0	830	$1,200	$1.45	43d	1	1.00mi
220 8th St Vinton, VA	2.0	1.0	850	$1,199	$1.41	13d	1	1.04mi
321 9th St #6 Vinton, VA	1.0	1.0	546	$696	$1.27	43d	1	1.08mi
520 Riverland Rd SE Roanoke, VA	2.0	1.0	948	$1,500	$1.58	43d	1	1.09mi
635 Riverland Rd SE Roanoke, VA	2.0	1.0	905	$1,250	$1.38	13d	1	1.11mi
703 Riverland Rd SE Roanoke, VA	2.0	1.0	1000	$1,250	$1.25	43d	1	1.11mi
420 Riverland Rd SE Roanoke, VA	2.0	1.0	834	$975	$1.17	21d	1	1.12mi
1708 Baldwin Ave NE Unit A Roanoke, VA	2.0	1.5	952	$1,550	$1.63	43d	1	1.13mi
16 Church Ave SW Unit 103 Roanoke, VA	—	1.0	612	$795	$1.30	13d	1	1.24mi
1716 Rutrough Rd SE Roanoke, VA	1.0–2.0	1.0	572	$999	$1.75	13d	6	1.24mi
1810 Rutrough Rd SE Roanoke, VA	2.0	1.0	777	$1,225	$1.58	21d	1	1.28mi
1423 Varnell Ave NE Roanoke, VA	2.0	1.0	720	$1,650	$2.29	13d	1	1.33mi
110 Campbell Ave SW Unit 203 Roanoke, VA	1.0	1.0	780	$1,045	$1.34	43d	1	1.34mi
110 Campbell Ave SW Ste 206 Roanoke, VA	1.0	1.0	750	$1,300	$1.73	43d	1	1.34mi
110 Campbell Ave SW Unit 205 Roanoke, VA	1.0	1.0	800	$1,250	$1.56	43d	1	1.34mi
110 Campbell Ave SW Unit 303 Roanoke, VA	1.0	1.0	780	$1,350	$1.73	21d	1	1.34mi
113 Norfolk Ave SW Unit 10 Roanoke, VA	1.0	1.0	700	$1,050	$1.50	13d	1	1.36mi
113 Norfolk Ave SW Unit 12 Roanoke, VA	1.0	1.0	700	$1,050	$1.50	21d	1	1.36mi
1824 Eastern Ave NE Roanoke, VA	2.0	1.0	863	$1,200	$1.39	43d	1	1.38mi
1415 15th St NE Roanoke, VA	1.0	1.0	566	$995	$1.76	13d	1	1.40mi
317 Jefferson Ave Vinton, VA	2.0	1.0	980	$1,525	$1.56	43d	1	1.41mi
217 Mountain Ave SW Unit 217-2 Roanoke, VA	2.0	1.0	700	$945	$1.35	43d	1	1.42mi
100 Highland Rd Vinton, VA	1.0–2.0	1.0–2.0	665	$1,025	$1.54	13d	1	1.42mi
538 Chestnut St Vinton, VA	1.0	1.0	675	$950	$1.41	13d	1	1.43mi
301 E Cleveland Ave Unit 1 Vinton, VA	1.0	1.0	650	$1,050	$1.62	43d	1	1.44mi
410 Jefferson Ave Unit D Vinton, VA	1.0	1.0	650	$900	$1.38	21d	1	1.48mi

Listing history 30 events

1. 2026-06-18
   days on market $94,300 Active 44 DOM
2. 2026-06-17
   days on market $94,300 Active 43 DOM
3. 2026-06-16
   days on market $94,300 Active 42 DOM
4. 2026-06-15
   days on market $94,300 Active 41 DOM
5. 2026-06-14
   days on market $94,300 Active 39 DOM
6. 2026-06-13
   days on market $94,300 Active 38 DOM
7. 2026-06-10
   days on market $94,300 Active 36 DOM
8. 2026-06-09
   days on market $94,300 Active 35 DOM
9. 2026-06-08
   days on market $94,300 Active 34 DOM
10. 2026-06-05
    days on market $94,300 Active 30 DOM
11. 2026-06-03
    days on market $94,300 Active 29 DOM
12. 2026-06-02
    days on market $94,300 Active 28 DOM
13. 2026-06-01
    days on market $94,300 Active 27 DOM
14. 2026-05-31
    days on market $94,300 Active 26 DOM
15. 2026-05-30
    days on market $94,300 Active 25 DOM
16. 2026-05-05
    listed $94,300 Active 414-char remark
17. 2023-08-08
    soldstatus $109,950 Closed 390-char remark

    Show marketing remark (390 chars)

    This house has great potential for investment property! Large fenced lot. One parking spot in front with potential parking in the back. New refrigerator and stove. Refinished hardwood and new LVP flooring. Front flower bed is currently growing mint - perfect for cooking or adding to a delicious drink. Property is being sold AS-IS. Currently vacant, but was being rented for $1,000/month.

18. 2023-07-10
    status Pending 390-char remark

    Show marketing remark (390 chars)

    This house has great potential for investment property! Large fenced lot. One parking spot in front with potential parking in the back. New refrigerator and stove. Refinished hardwood and new LVP flooring. Front flower bed is currently growing mint - perfect for cooking or adding to a delicious drink. Property is being sold AS-IS. Currently vacant, but was being rented for $1,000/month.

19. 2023-07-07
    listed $109,950 Active 390-char remark

    Show marketing remark (390 chars)

    This house has great potential for investment property! Large fenced lot. One parking spot in front with potential parking in the back. New refrigerator and stove. Refinished hardwood and new LVP flooring. Front flower bed is currently growing mint - perfect for cooking or adding to a delicious drink. Property is being sold AS-IS. Currently vacant, but was being rented for $1,000/month.

20. 2021-04-09
    soldstatus $180,000
21. 2018-09-11
    soldstatus $37,000

    Show marketing remark (161 chars)

    This house has great potential for investment property! 3 Bedrooms, 1 Full Bath. Large fenced lot, potential parking in the back. Bring offers, seller motivated.

22. 2018-06-25
    listed $42,000

    Show marketing remark (161 chars)

    This house has great potential for investment property! 3 Bedrooms, 1 Full Bath. Large fenced lot, potential parking in the back. Bring offers, seller motivated.

23. 2010-05-25
    soldstatus $34,000
24. 2010-03-25
    listed $34,950
25. 2009-10-04
    historical
26. 2009-06-26
    listed $38,500
27. 2008-03-31
    historical
28. 2008-01-10
    listed $55,000
29. 2007-12-22
    historical
30. 2007-06-22
    listed $59,950

ⓘ 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: $1,409 · $117/mo
• Projected year-2 tax: $1,409 · $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 4/10 Moderate FEMA zone X (unshaded) · 24% 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: $13,640
• − Mortgage interest: −$5,282
• − Property taxes: −$1,409
• − Insurance: −$472
• − Repairs & maintenance: −$1,091
• − Management: −$1,091
• − Depreciation: −$2,743
• Taxable income: $1,551
• Est. tax owed @ 24.0%: −$372
• After-tax cash flow: $2,588/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

+57.3% since first listed

15 events — show timeline

• 2026-05-05 Listed $94,300 MLSRV
• 2023-08-08 Sold (MLS) $109,950 MLSRV
• 2023-07-10 Pending — MLSRV
• 2023-07-07 Listed $109,950 MLSRV
• 2021-04-09 Sold (Public Records) $180,000 Public Records
• 2018-09-11 Sold (MLS) $37,000 MLSRV
• 2018-06-25 Listed $42,000 MLSRV
• 2010-05-25 Sold (MLS) $34,000 MLSRV
• 2010-03-25 Listed $34,950 MLSRV
• 2009-10-04 Listing Removed — MLSRV
• 2009-06-26 Listed $38,500 MLSRV
• 2008-03-31 Listing Removed — MLSRV
• 2008-01-10 Listed $55,000 MLSRV
• 2007-12-22 Listing Removed — MLSRV
• 2007-06-22 Listed $59,950 MLSRV

Property tax history

+12.6%/yr

Latest (2025): $1,409 · +12.3% YoY. Source: county tax records.