2251 Moir St NE · Roanoke, VA 24012

$214,950

2 bd · 1.0 ba · 884 sqft · SingleFamily public records · 54 Days on market

Built 1952 4,356 sqft lot $243/sqft · 55% above area Est $186k · 16% over ↓ 7% since listing

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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 +7.4/30.0
• Rent growth +5.0/5.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• 1% rule +0.9/10.0
• ARV discount +0.4/15.0
• Appreciation +0.0/10.0

Listing remarks

Located on two lots. Nice Brick Ranch on Cul-de-sac. Side Covered Porch, attic storage and super view of Vinton. Property is Sold AS IS condition. Seller will not make any repairs.

Key facts

• 4,356 sq ft lot
• 2 parking spots
• Built 1952

Property features AI

Exterior

• Parking: 2 open parking spaces; Off-street parking
• Utilities: Electric heat pump for heating and cooling
• Home design: Residential property
• Construction: Built in 1952
• Exterior features: Off-street parking

Interior

• Bedrooms: 4 bedrooms total; 2 main-level bedrooms
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 1 full bathroom; 1 main-level bathroom
• Heating & cooling: Heat pump (electric) for heating and cooling
• Interior features: Insulated doors; Insulated, tilt-in windows; Storage

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-273 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $167k (22.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (40.8% below list).
• Recommended offer: $127k (40.8% below list) — sets the bar for 1% rule.

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); Breckinridge Middle (math 23% / reading 52%, grade F, #315 of 342 statewide, top 93%, 624 students, 99% 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: Rents rising fast (+10.5%/yr); 196 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $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 54 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $127,254 (40.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
3. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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.
9. 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.
10. 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: 0.59% ✗
• Cap rate: 4.77%
• Cash-on-cash: -5.44%
• DSCR: 0.76
• GRM: 14.1

CMA / ARV

• ARV (median comp): $185,577
• List price: $214,950
• Delta: 15.83%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1807 Archbold Ave NE	0.50mi	2/1.0	876 (-1%)	1mo	$156,600	$179	75
302 9th St	0.31mi	2/1.0	868 (-2%)	10mo	$236,900	$273	74
1503 23rd St NE	0.59mi	2/1.0	902 (+2%)	3mo	$145,000	$161	67
1424 Varnell Ave NE	0.71mi	2/1.0	875 (-1%)	5mo	$198,000	$226	61
1424 Varnell Ave NE	0.71mi	2/1.0	875 (-1%)	7mo	$195,880	$224	59
1928 Archbold Ave NE	0.52mi	2/1.0	828 (-6%)	9mo	$208,500	$252	58
1416 Archbold Ave NE	0.66mi	2/1.0	866 (-2%)	9mo	$91,000	$105	58
1448 Archbold Ave NE	0.62mi	2/1.0	930 (+5%)	6mo	$199,950	$215	58
1427 Varnell Ave NE	0.68mi	2/1.5	960 (+9%)	2mo	$205,000	$214	50
1417 Varnell Ave NE	0.71mi	2/1.5	960 (+9%)	4mo	$213,000	$222	48
1419 Varnell Ave NE	0.70mi	2/1.5	960 (+9%)	10mo	$207,000	$216	43
1443 Varnell Ave NE	0.67mi	2/2.0	1,003 (+14%)	6mo	$200,000	$199	38

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -21.1%
• Equity multiple: 0.24×
• Total profit: $-45,595
• Equity at exit: $32,050

10-year hold

• IRR: -7.1%
• Equity multiple: 0.47×
• Total profit: $-31,914
• Equity at exit: $18,585

Cash invested: $60,186 (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 24012

• Rents YoY: 10.5%
• Active inventory: 196
• Price-to-rent: 14.1×

Monthly cashflow live

• Estimated rent: $1,273 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$61 /mo · $737/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $-273

Break-even live

Break-even rent $1,618

Max offer price $166,743

Occupancy floor —

Sensitivity live

Price	-10% $-151	-5% $-212	+0% $-273	+5% $-334	+10% $-395
Rent	-10% $-373	-5% $-323	+0% $-273	+5% $-223	+10% $-172
Rate	-1.0pp $-165	-0.5pp $-218	base $-273	+0.5pp $-329	+1.0pp $-385

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: $53,738
• Closing costs: $6,448
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1824 Eastern Ave NE Roanoke, VA	2.0	1.0	863	$1,200	$1.39	45d	1	0.28mi
321 9th St #6 Vinton, VA	1.0	1.0	546	$696	$1.27	45d	1	0.31mi
1708 Baldwin Ave NE Unit A Roanoke, VA	2.0	1.5	952	$1,550	$1.63	45d	1	0.33mi
220 8th St Vinton, VA	2.0	1.0	850	$1,199	$1.41	14d	1	0.33mi
100 Highland Rd Vinton, VA	1.0–2.0	1.0–2.0	665	$1,195	$1.80	14d	1	0.35mi
339 Cedar Ave Vinton, VA	2.0	1.0	830	$1,200	$1.45	45d	1	0.55mi
1415 15th St NE Roanoke, VA	1.0	1.0	566	$995	$1.76	14d	1	0.61mi
2802 Vinyard Ave NE Unit 2 Roanoke, VA	2.0	1.0	950	$1,295	$1.36	14d	1	0.63mi
2812 Vinyard Ave NE Unit 2 Roanoke, VA	2.0	1.0	950	$1,295	$1.36	22d	1	0.65mi
1423 Varnell Ave NE Roanoke, VA	2.0	1.0	720	$1,650	$2.29	14d	1	0.67mi
301 E Cleveland Ave Unit 1 Vinton, VA	1.0	1.0	650	$1,050	$1.62	45d	1	0.77mi
1905 Wise Ave SE Roanoke, VA	2.0	1.0	1044	$1,123	$1.08	14d	1	0.81mi
317 Jefferson Ave Vinton, VA	2.0	1.0	980	$1,525	$1.56	45d	1	0.82mi
410 Jefferson Ave Unit D Vinton, VA	1.0	1.0	650	$900	$1.38	22d	1	0.86mi
314 Bowman St Vinton, VA	1.0	1.0	728	$1,050	$1.44	45d	1	0.87mi
3006 Hickory Woods Dr NE Roanoke, VA	1.0–3.0	1.0–2.0	922	$1,608	$1.74	14d	20	0.92mi
528 E Cleveland Ave Unit 5 Vinton, VA	2.0	1.0	889	$1,495	$1.68	45d	1	0.93mi
528 E Cleveland Ave Unit 8 Vinton, VA	2.0	1.0	786	$1,395	$1.77	45d	1	0.93mi
528 E Cleveland Ave Unit 6 Vinton, VA	2.0	1.0	875	$1,525	$1.74	45d	1	0.93mi
528 E Cleveland Ave Unit 3 Vinton, VA	2.0	1.0	787	$1,475	$1.87	22d	1	0.93mi
538 Chestnut St Vinton, VA	1.0	1.0	675	$950	$1.41	14d	1	0.95mi
851 E Washington Ave Unit A-8 Vinton, VA	2.0	1.0	800	$1,200	$1.50	14d	1	0.97mi
855 E Washington Ave Vinton, VA	2.0	1.0	800	$1,200	$1.50	45d	1	1.01mi
855 E Washington Ave Vinton, VA	2.0	1.0	750	$1,200	$1.60	22d	1	1.01mi
856 Coolbrook Rd Unit 5 Vinton, VA	2.0	1.0	750	$1,100	$1.47	45d	1	1.03mi
1605 Church Ave SE Roanoke, VA	2.0	1.0	776	$1,200	$1.55	14d	1	1.07mi
916 Kyle Ave NE Roanoke, VA	2.0	1.0	642	$2,250	$3.50	14d	1	1.09mi
3343 Glade Creek Blvd NE Roanoke, VA	1.0–3.0	1.0–2.0	1131	$1,802	$1.59	14d	28	1.13mi
826 Hardy Rd Unit 826-9 Vinton, VA	1.0	1.0	700	$840	$1.20	45d	1	1.21mi
1016 15th St SE #2 Roanoke, VA	3.0	1.5	1084	$995	$0.92	14d	1	1.23mi
922 12th St SE Unit A Roanoke, VA	2.0	1.0	800	$899	$1.12	45d	1	1.42mi
1015 12th St SE Roanoke, VA	3.0	1.0	1072	$923	$0.86	45d	1	1.44mi
1630 Wayne St NE Roanoke, VA	1.0	1.0	750	$950	$1.27	14d	1	1.46mi
1712 Wayne St NE Roanoke, VA	2.0	1.0	826	$1,250	$1.51	22d	1	1.47mi

Listing history 18 events

1. 2026-06-21
   days on market $214,950 Active 54 DOM
2. 2026-06-18
   days on market $214,950 Active 51 DOM
3. 2026-06-17
   days on market $214,950 Active 50 DOM
4. 2026-06-16
   days on market $214,950 Active 49 DOM
5. 2026-06-15
   days on market $214,950 Active 48 DOM
6. 2026-06-14
   days on market $214,950 Active 46 DOM
7. 2026-06-13
   days on market $214,950 Active 45 DOM
8. 2026-06-10
   days on market $214,950 Active 43 DOM
9. 2026-06-09
   days on market $214,950 Active 42 DOM
10. 2026-06-08
    pricedays on market $214,950 Active 41 DOM
11. 2026-06-05
    days on market $224,950 Active 37 DOM
12. 2026-06-03
    days on market $224,950 Active 36 DOM
13. 2026-06-02
    days on market $224,950 Active 35 DOM
14. 2026-06-01
    days on market $224,950 Active 34 DOM
15. 2026-05-31
    days on market $224,950 Active 33 DOM
16. 2026-05-30
    days on market $224,950 Active 32 DOM
17. 2026-05-14
    price $224,950 180-char remark
18. 2026-04-28
    listed $229,950 Active 180-char remark

ⓘ 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: $737 · $61/mo
• Projected year-2 tax: $1,763 · $147/mo
• Expected delta: +$1,026/yr (+$85/mo · 139.2%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,270
• − Mortgage interest: −$12,041
• − Property taxes: −$737
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,222
• − Management: −$1,222
• − Depreciation: −$6,253
• Taxable loss: −$7,278
• Est. tax savings @ 24.0%: +$1,747
• After-tax cash flow: $-1,528/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): 28,235
• Household income: $52,973
• Rent vs Own: 47.2% rent · 52.8% own
• Severe rent burden: 1360.0

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 60% Black 16% Hispanic / Latino 14% Two or more races 13% Asian 4%
• Hispanic origin (detail): Mexican 4% Dominican 1%
• Common ancestry: Romanian 2% Slovak 2% Serbian 1%
• Foreign-born: 11% · Canada, Vietnam, Jamaica
• Languages at home: 84% English-only · Spanish 11% Other Asian/Pacific 2% Vietnamese 2%

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: ▼ -137.94%
• Current HPI: 186.9007
• Rent YoY: ▲ 10.46%
• 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

-6.5% since first listed

3 events — show timeline

• 2026-06-05 Price Changed $214,950 MLSRV
• 2026-05-14 Price Changed $224,950 MLSRV
• 2026-04-28 Listed $229,950 MLSRV

Property tax history

+1.4%/yr

Latest (2025): $737 · +0.5% YoY. Source: county tax records.