1238 Dale Ave SE · Roanoke, VA 24013

$110,000

3 bd · 1.0 ba · 1,068 sqft · SingleFamily public records · 77 Days on market

Built 1900 5,662 sqft lot $103/sqft · 9% below area Est $120k · 9% 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 +27.2/30.0
• ARV discount +11.4/15.0
• DSCR +9.5/10.0
• 1% rule +6.9/10.0
• 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

Great investment opportunity for this 3 bed 1 bath. Located in South East Roanoke. Will be vacant by 04/01/2026.

Key facts

• 5,662 sq ft lot
• Built 1900
• Listed 76 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $315 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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: 77 active listings in the ZIP; 32 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).
• This rent runs 31% 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 $761 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 $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 20y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $78k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.19% ✓
• Cap rate: 9.73%
• Cash-on-cash: 12.28%
• DSCR: 1.55
• GRM: 7.0

CMA / ARV

• ARV (median comp): $120,458
• List price: $110,000
• Delta: -8.68%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1014 Jamison Ave SE	0.25mi	2/1.0 (-1)	1,070 (+0%)	3mo	$45,000	$42	80
1213 Tazewell Ave SE	0.11mi	4/1.0 (+1)	1,100 (+3%)	10mo	$93,500	$85	77
1144 Tompkins Ave SE	0.41mi	3/1.0	1,043 (-2%)	2mo	$95,000	$91	75
1330 13 1/2 St SE	0.43mi	3/1.5	1,024 (-4%)	5mo	$162,500	$159	67
119 16th St SE	0.31mi	3/1.0	956 (-10%)	1mo	$105,000	$110	67
1514 Church Ave SE	0.21mi	3/1.0	1,200 (+12%)	6mo	$140,000	$117	64
120 10 1/2 St SE	0.30mi	3/1.0	939 (-12%)	5mo	$123,500	$132	62
1138 Murray Ave SE	0.21mi	2/1.0 (-1)	1,165 (+9%)	10mo	$149,000	$128	61
1124 Jamison Ave	0.16mi	3/2.5	1,206 (+13%)	6mo	$175,000	$145	60
1105 Montrose Ave SE	0.38mi	2/1.0 (-1)	1,203 (+13%)	3mo	$174,000	$145	54
1919 Clinton Ave SE	0.64mi	2/1.0 (-1)	1,020 (-4%)	11mo	$80,000	$78	49
1507 Gladstone Ave SE	0.48mi	2/1.0 (-1)	918 (-14%)	3mo	$149,000	$162	46

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: 1.9%
• Equity multiple: 1.07×
• Total profit: $2,247
• Equity at exit: $16,401

10-year hold

• IRR: 11.5%
• Equity multiple: 1.90×
• Total profit: $27,786
• Equity at exit: $9,511

Cash invested: $30,800 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,308 high
• Mortgage (P&I): −$577
• Tax from tax record: −$95 /mo · $1,145/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $315

Break-even live

Break-even rent $909

Max offer price $110,000

Occupancy floor 71%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 32 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	44d	1	0.17mi
1015 12th St SE Roanoke, VA	3.0	1.0	1072	$923	$0.86	44d	1	0.23mi
1605 Church Ave SE Roanoke, VA	2.0	1.0	776	$1,200	$1.55	14d	1	0.23mi
1016 15th St SE #2 Roanoke, VA	3.0	1.5	1084	$995	$0.92	14d	1	0.32mi
1905 Wise Ave SE Roanoke, VA	2.0	1.0	1044	$1,123	$1.08	14d	1	0.49mi
730 Murray Ave SE Roanoke, VA	3.0	1.0	1163	$1,525	$1.31	44d	1	0.59mi
730 Murray Ave SE Roanoke, VA	3.0	1.0	1163	$1,525	$1.31	21d	1	0.59mi
1513 Morningside St SE Roanoke, VA	2.0	1.0	900	$1,200	$1.33	14d	1	0.66mi
950 Morgan Ave SE Roanoke, VA	2.0	2.0	869	$1,550	$1.78	44d	1	0.88mi
439 Cedar Bluff Ave SE Roanoke, VA	2.0	1.0	716	$2,350	$3.28	14d	1	0.93mi
220 8th St Vinton, VA	2.0	1.0	850	$1,199	$1.41	13d	1	1.00mi
1708 Baldwin Ave NE Unit A Roanoke, VA	2.0	1.5	952	$1,550	$1.63	44d	1	1.00mi
339 Cedar Ave Vinton, VA	2.0	1.0	830	$1,200	$1.45	44d	1	1.06mi
1423 Varnell Ave NE Roanoke, VA	2.0	1.0	720	$1,650	$2.29	14d	1	1.09mi
420 Riverland Rd SE Roanoke, VA	2.0	1.0	834	$975	$1.17	21d	1	1.14mi
1816 Bennington St SE Roanoke, VA	2.0	1.5	938	$1,023	$1.09	21d	1	1.15mi
520 Riverland Rd SE Roanoke, VA	2.0	1.0	948	$1,500	$1.58	44d	1	1.17mi
233 W Cleveland Ave Vinton, VA	2.0	1.0	1270	$1,250	$0.98	44d	1	1.19mi
216 Patton Ave NW Unit 2 Roanoke, VA	2.0	1.0	1240	$1,025	$0.83	21d	1	1.21mi
635 Riverland Rd SE Roanoke, VA	2.0	1.0	905	$1,250	$1.38	14d	1	1.21mi
703 Riverland Rd SE Roanoke, VA	2.0	1.0	1000	$1,250	$1.25	44d	1	1.22mi
1712 Wayne St NE Roanoke, VA	2.0	1.0	826	$1,250	$1.51	21d	1	1.23mi
1824 Eastern Ave NE Roanoke, VA	2.0	1.0	863	$1,200	$1.39	44d	1	1.23mi
770 Riverland Rd SE Roanoke, VA	3.0	2.0	1200	$2,100	$1.75	44d	1	1.24mi
217 Mountain Ave SW Unit 217-2 Roanoke, VA	2.0	1.0	700	$945	$1.35	44d	1	1.26mi
1515 Dunbar St NW Roanoke, VA	3.0	2.0	1058	$1,623	$1.53	14d	1	1.27mi
1625 Padbury Ave SE Roanoke, VA	4.0	1.0	1210	$1,700	$1.40	14d	1	1.27mi
333 Harrison Ave NW Roanoke, VA	3.0	2.0	1186	$1,123	$0.95	21d	1	1.35mi
401 Rutherford Ave NW Roanoke, VA	3.0	1.0	1064	$1,450	$1.36	44d	1	1.36mi
355 Highland Ave SW Apt 1 Roanoke, VA	2.0	1.0	900	$1,150	$1.28	21d	1	1.41mi
100 Highland Rd Vinton, VA	1.0–2.0	1.0–2.0	665	$1,195	$1.80	13d	1	1.43mi
1119 Franklin Rd SW Unit BensonFranklin 05 Roanoke, VA	2.0	1.0	900	$1,297	$1.44	44d	1	1.45mi

Listing history 31 events

1. 2026-06-02
   days on market $110,000 Active 77 DOM
2. 2026-06-01
   days on market $110,000 Active 76 DOM
3. 2026-05-31
   days on market $110,000 Active 75 DOM
4. 2026-05-30
   days on market $110,000 Active 74 DOM
5. 2026-04-27
   price $110,000 112-char remark

   Show marketing remark (112 chars)

   Great investment opportunity for this 3 bed 1 bath. Located in South East Roanoke. Will be vacant by 04/01/2026.

6. 2026-04-07
   price $115,000 112-char remark

   Show marketing remark (112 chars)

   Great investment opportunity for this 3 bed 1 bath. Located in South East Roanoke. Will be vacant by 04/01/2026.

7. 2026-03-17
   listed $125,000 Active 112-char remark

   Show marketing remark (112 chars)

   Great investment opportunity for this 3 bed 1 bath. Located in South East Roanoke. Will be vacant by 04/01/2026.

8. 2024-01-20
   historical $1,100
9. 2023-12-19
   price $1,100
10. 2023-12-07
    price $1,200
11. 2023-12-01
    listed $1,300
12. 2023-11-15
    historical $1,300
13. 2023-11-02
    historical
14. 2023-10-07
    listed $1,300
15. 2023-10-05
    listed $140,000 Active
16. 2022-06-25
    price $1,300
17. 2022-03-18
    soldstatus $78,000
18. 2022-03-18
    soldstatus $78,000
19. 2021-11-23
    listed $105,000
20. 2020-12-18
    historical
21. 2020-10-29
    listed $64,000
22. 2018-05-29
    historical
23. 2018-01-01
    listed $60,000
24. 2017-12-01
    historical
25. 2017-11-02
    listed $63,000
26. 2010-05-17
    historical
27. 2009-05-22
    listed $64,950
28. 2006-06-07
    historical
29. 2006-02-07
    listed $55,000
30. 1998-05-28
    soldstatus $34,000
31. 1996-05-16
    soldstatus $18,900

ⓘ 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: $1,145 · $95/mo
• Projected year-2 tax: $1,145 · $95/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 ≥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: $15,697
• − Mortgage interest: −$6,162
• − Property taxes: −$1,145
• − Insurance: −$550
• − Repairs & maintenance: −$1,256
• − Management: −$1,256
• − Depreciation: −$3,200
• Taxable income: $2,128
• Est. tax owed @ 24.0%: −$511
• After-tax cash flow: $3,272/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

+482.0% since first listed

27 events — show timeline

• 2026-04-27 Price Changed $110,000 MLSRV
• 2026-04-07 Price Changed $115,000 MLSRV
• 2026-03-17 Listed $125,000 MLSRV
• 2024-01-20 Rental Removed $1,100 APPFOLIO
• 2023-12-19 Price Changed $1,100 APPFOLIO
• 2023-12-07 Price Changed $1,200 APPFOLIO
• 2023-12-01 Listed for Rent $1,300 APPFOLIO
• 2023-11-15 Rental Removed $1,300 APPFOLIO
• 2023-11-02 Listing Removed — MLSRV
• 2023-10-07 Listed for Rent $1,300 APPFOLIO
• 2023-10-05 Listed $140,000 MLSRV
• 2022-06-25 Price Changed $1,300 APPFOLIO
• 2022-03-18 Sold (Public Records) $78,000 Public Records
• 2022-03-18 Sold (MLS) $78,000 MLSRV
• 2021-11-23 Listed $105,000 MLSRV
• 2020-12-18 Listing Removed — MLSRV
• 2020-10-29 Listed $64,000 MLSRV
• 2018-05-29 Listing Removed — MLSRV
• 2018-01-01 Listed $60,000 MLSRV
• 2017-12-01 Listing Removed — MLSRV
• 2017-11-02 Listed $63,000 MLSRV
• 2010-05-17 Listing Removed — MLSRV
• 2009-05-22 Listed $64,950 MLSRV
• 2006-06-07 Listing Removed — MLSRV
• 2006-02-07 Listed $55,000 MLSRV
• 1998-05-28 Sold (Public Records) $34,000 Public Records
• 1996-05-16 Sold (Public Records) $18,900 Public Records

Property tax history

+10.5%/yr

Latest (2025): $1,145 · +9.1% YoY. Source: county tax records.