2529 Derwent Dr SW · Roanoke, VA 24015

$299,750

3 bd · 1.0 ba · 1,394 sqft · SingleFamily public records · 3 Days on market

Built 1948 8,276 sqft lot $215/sqft · 52% above area Est $301k · at est.

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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).

• ARV discount +7.6/15.0
• Cash flow +4.5/30.0
• Rent growth +4.1/5.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Absolutely adorable cottage perfectly located in Roanoke convenient to restaurants, public transport, shopping, and a quick hop over to main commuting roads. This charming cottage has a fenced in yard ready for your littles (the four legged kind too), a back porch ready for nights by a fire pit, gleaming hardwood floors, a master bedroom niche upstairs with private bath, a bright kitchen ready to be baked in, a cozy gas fireplace in the living room, a cheery yellow front door waiting to invite your guest just in time for the holidays! Can you imagine how adorable this home will look in every season's decor, inside and out? You do not want to wait to come see this home! It is sure to impress and be under contract in the blink of an eye!

Key facts

• Light filled kitchen
• New appliances
• Full bath

Tags

• STORYBOOK COTTAGE EXTERIOR
• LIGHT FILLED KITCHEN
• NEW APPLIANCES
• DECK MADE FOR ENTERTAINING
• FENCED BACKYARD
• FULL BATH

Property features AI

Finance

• Other: Parcel number 161-0534
• HOA & community: Nearby public transportation; Nearby restaurants

Exterior

• Parking: 2 open parking spaces; Off-street parking
• Utilities: Has heating; Has cooling
• Home design: Residential property; Built in 1948
• Construction: Year built 1948
• Exterior features: Front porch; Lot approximately 0.19 acres

Interior

• Kitchen: Built-in microwave
• Bedrooms: 3 bedrooms total, 2 on the main level
• Flooring: Tile flooring; Wood flooring
• Bathrooms: 2 full bathrooms, 1 on the main level
• Heating & cooling: Forced air gas heating; Has cooling
• Interior features: 7 total rooms; Built-in microwave oven; Full view and wood doors; Insulated windows; Storage

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-774 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (45.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (49.6% below list).
• Recommended offer: $151k (49.6% below list) — sets the bar for 1% rule.
• Cap rate 3.2% vs local median 4.2% in Roanoke — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Grandin Court Elementary (math 87% / reading 87%, grade A+, #37 of 1,108 statewide, top 4%, 370 students, 100% FRL); Woodrow Wilson Middle (math 38% / reading 63%, grade C, #226 of 342 statewide, top 67%, 642 students, 99% FRL); Patrick Henry High (math 57% / reading 77%, grade B, #185 of 319 statewide, top 61%, 2,005 students, 95% FRL) — zoned schools average 98% FRL vs 67% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 68% at this address vs 49% district-wide (+19 pts) — the actual schools serving this property are materially stronger than the Roanoke City Public School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+6.4%/yr); 121 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 $2k of loan paydown is wiped out by about $9k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 26y 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.
• Current owner paid $171k; list at $300k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — 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 $151,077 (49.6% 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. Built in 1948 — 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. 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?
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: 0.50% ✗
• Cap rate: 3.20%
• Cash-on-cash: -11.06%
• DSCR: 0.51
• GRM: 16.5

CMA / ARV

• ARV (median comp): $300,561
• List price: $299,750
• Delta: -0.27%
• 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
2354 Berkley Ave SW	0.43mi	3/1.0	1,339 (-4%)	1mo	$285,000	$213	72
2407 Denniston Ave SW	0.37mi	3/1.0	1,303 (-6%)	2mo	$245,000	$188	70
2350 Berkley Ave SW	0.44mi	2/1.0 (-1)	1,339 (-4%)	1mo	$285,000	$213	68
2603 Fairway Dr SW	0.40mi	3/1.0	1,287 (-8%)	9mo	$250,000	$194	61
2326 Carlton Rd SW	0.47mi	3/2.0	1,428 (+2%)	11mo	$290,000	$203	61
2346 Berkley Ave SW	0.45mi	3/2.0	1,490 (+7%)	4mo	$244,500	$164	61
2433 Westover Ave SW	0.22mi	3/1.0	1,590 (+14%)	11mo	$285,000	$179	58
2736 Edgewood St SW	0.27mi	3/2.0	1,524 (+9%)	14mo	$294,950	$194	56
2532 Memorial Ave SW	0.26mi	3/1.0	1,566 (+12%)	14mo	$230,000	$147	56
2325 Brandon Ave SW	0.25mi	3/1.5	1,234 (-12%)	14mo	$265,000	$215	55
2303 Berkley Ave SW	0.52mi	3/1.0	1,515 (+9%)	13mo	$275,000	$182	50
2643 Lansing Dr SW	0.48mi	3/1.0	1,193 (-14%)	13mo	$165,000	$138	43

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 · 6.39% rent growth · sell at horizon

5-year hold

• IRR: -33.2%
• Equity multiple: -0.10×
• Total profit: $-92,569
• Equity at exit: $44,694

10-year hold

• IRR: -26.9%
• Equity multiple: -0.44×
• Total profit: $-120,792
• Equity at exit: $25,917

Cash invested: $83,930 (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 24015

• Rents YoY: 6.4%
• Active inventory: 121
• Price-to-rent: 16.5×

Monthly cashflow live

• Estimated rent: $1,511 high
• Mortgage (P&I): −$1,572
• Tax from tax record: −$270 /mo · $3,246/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $-774

Break-even live

Break-even rent $2,490

Max offer price $163,055

Occupancy floor —

Sensitivity live

Price	-10% $-604	-5% $-689	+0% $-774	+5% $-859	+10% $-943
Rent	-10% $-893	-5% $-833	+0% $-774	+5% $-714	+10% $-654
Rate	-1.0pp $-623	-0.5pp $-698	base $-774	+0.5pp $-851	+1.0pp $-930

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: $74,938
• Closing costs: $8,992
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2432 Brandon Ave SW Roanoke, VA	2.0	1.0	1015	$1,275	$1.26	45d	1	0.23mi
2615 Laburnum Ave SW Roanoke, VA	2.0	1.5	1323	$1,825	$1.38	23d	1	0.28mi
2615 Laburnum Ave SW Roanoke, VA	2.0	1.5	1323	$1,800	$1.36	45d	1	0.28mi
2325 Memorial Avenue SW Roanoke, VA	1.0–2.0	1.0	925	$1,225	$1.32	15d	3	0.37mi
2325 Memorial Ave SW Unit 6 Roanoke, VA	2.0	1.0	1050	$1,125	$1.07	23d	1	0.37mi
1924 Arden Rd SW Roanoke, VA	2.0	1.0	1008	$1,550	$1.54	45d	1	0.39mi
2307 Memorial Ave SW Roanoke, VA	2.0	1.5	1100	$1,035	$0.94	15d	1	0.41mi
2216 Memorial Ave SW Unit 2218 Roanoke, VA	2.0	1.0	1000	$1,200	$1.20	45d	1	0.48mi
1716 Grandin Rd SW Unit 7 Roanoke, VA	2.0	1.0	1000	$1,025	$1.02	45d	1	0.71mi
1668 Brandon Ave SW Roanoke, VA	3.0	1.0	1552	$1,849	$1.19	45d	1	0.88mi
1709 Sherwood Ave SW Roanoke, VA	2.0	1.0	1271	$1,650	$1.30	45d	1	0.93mi
1701 Westover Ave SW Roanoke, VA	1.0–2.0	1.0	876	$1,045	$1.19	45d	4	1.02mi
1520 Sherwood Ave SW Roanoke, VA	2.0	1.0	900	$1,500	$1.67	15d	1	1.05mi
2679 Beverly Blvd SW Roanoke, VA	3.0	1.0	1000	$1,623	$1.62	15d	1	1.12mi
3807 Brandon Ave SW Roanoke, VA	3.0	2.0	1200	$1,600	$1.33	15d	2	1.18mi
1825 Patterson Ave SW Unit B Roanoke, VA	2.0	1.0	1000	$850	$0.85	45d	1	1.28mi
1630 Patterson Ave SW Unit B Roanoke, VA	3.0	1.0	1200	$1,395	$1.16	45d	1	1.36mi
1609 Chapman Ave SW Unit B Roanoke, VA	4.0	1.0	1400	$1,545	$1.10	23d	1	1.37mi

Listing history 19 events

1. 2026-05-16
   status Pending 914-char remark
2. 2026-05-13
   listed $299,750 Active 914-char remark
3. 2020-01-10
   soldstatus $170,900 745-char remark

   Show marketing remark (745 chars)

   Absolutely adorable cottage perfectly located in Roanoke convenient to restaurants, public transport, shopping, and a quick hop over to main commuting roads. This charming cottage has a fenced in yard ready for your littles (the four legged kind too), a back porch ready for nights by a fire pit, gleaming hardwood floors, a master bedroom niche upstairs with private bath, a bright kitchen ready to be baked in, a cozy gas fireplace in the living room, a cheery yellow front door waiting to invite your guest just in time for the holidays! Can you imagine how adorable this home will look in every season's decor, inside and out? You do not want to wait to come see this home! It is sure to impress and be under contract in the blink of an eye!

4. 2020-01-10
   soldstatus $170,900

   Show marketing remark (745 chars)

   Absolutely adorable cottage perfectly located in Roanoke convenient to restaurants, public transport, shopping, and a quick hop over to main commuting roads. This charming cottage has a fenced in yard ready for your littles (the four legged kind too), a back porch ready for nights by a fire pit, gleaming hardwood floors, a master bedroom niche upstairs with private bath, a bright kitchen ready to be baked in, a cozy gas fireplace in the living room, a cheery yellow front door waiting to invite your guest just in time for the holidays! Can you imagine how adorable this home will look in every season's decor, inside and out? You do not want to wait to come see this home! It is sure to impress and be under contract in the blink of an eye!

5. 2019-11-05
   listed $169,900 745-char remark

   Show marketing remark (745 chars)

   Absolutely adorable cottage perfectly located in Roanoke convenient to restaurants, public transport, shopping, and a quick hop over to main commuting roads. This charming cottage has a fenced in yard ready for your littles (the four legged kind too), a back porch ready for nights by a fire pit, gleaming hardwood floors, a master bedroom niche upstairs with private bath, a bright kitchen ready to be baked in, a cozy gas fireplace in the living room, a cheery yellow front door waiting to invite your guest just in time for the holidays! Can you imagine how adorable this home will look in every season's decor, inside and out? You do not want to wait to come see this home! It is sure to impress and be under contract in the blink of an eye!

6. 2017-12-06
   soldstatus $160,000
7. 2017-12-05
   soldstatus $160,000

   Show marketing remark (581 chars)

   STOP!!! This amazing home will not be on the market long!! This all brick has all of the updates you need, Beautiful hardwood flooring, gas fireplace in living room open and updated eat-in kitchen, 2 nice bedrooms on the entry level, Large master bedroom on the upper level, nice master bath with a jet tub and tile shower, large back deck overlooking a private back yard, full basement with lots of storage, Freshly painted inside and outside of the house, paved driveway and so much more. .. Don't delay. .. Get in today. Taxes and sqft are estimated and the buyer should verify.

8. 2017-08-25
   listed $159,950

   Show marketing remark (581 chars)

   STOP!!! This amazing home will not be on the market long!! This all brick has all of the updates you need, Beautiful hardwood flooring, gas fireplace in living room open and updated eat-in kitchen, 2 nice bedrooms on the entry level, Large master bedroom on the upper level, nice master bath with a jet tub and tile shower, large back deck overlooking a private back yard, full basement with lots of storage, Freshly painted inside and outside of the house, paved driveway and so much more. .. Don't delay. .. Get in today. Taxes and sqft are estimated and the buyer should verify.

9. 2010-12-21
   historical
10. 2010-09-22
    listed $179,000
11. 2005-07-29
    soldstatus $160,000
12. 2005-07-29
    soldstatus $160,000
13. 2004-02-27
    soldstatus $118,700
14. 2004-02-26
    soldstatus $118,700
15. 2004-02-01
    listed $113,950
16. 2000-10-31
    soldstatus $99,950
17. 2000-10-04
    listed $99,950
18. 1995-08-21
    soldstatus $81,000
19. 1991-11-20
    soldstatus $65,000

ⓘ 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: $3,246 · $270/mo
• Projected year-2 tax: $3,246 · $270/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 ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,129
• − Mortgage interest: −$16,791
• − Property taxes: −$3,246
• − Insurance: −$1,499
• − Repairs & maintenance: −$1,450
• − Management: −$1,450
• − Depreciation: −$8,720
• Taxable loss: −$15,027
• Est. tax savings @ 24.0%: +$3,606
• After-tax cash flow: $-5,679/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): 15,865
• Household income: $69,831
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 525.0

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: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 7% Black 5% Hispanic / Latino 5% Asian 2%
• Common ancestry: Italian 5% Slovak 3% Serbian 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 2% Tagalog/Filipino 1% Other Indo-European 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: ▼ -333.83%
• Current HPI: 192.3108
• Rent YoY: ▲ 6.39%
• 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

+361.2% since first listed

19 events — show timeline

• 2026-05-16 Pending — MLSRV
• 2026-05-13 Listed $299,750 MLSRV
• 2020-01-10 Sold (Public Records) $170,900 Public Records
• 2020-01-10 Sold (MLS) $170,900 MLSRV
• 2019-11-05 Listed $169,900 MLSRV
• 2017-12-06 Sold (Public Records) $160,000 Public Records
• 2017-12-05 Sold (MLS) $160,000 MLSRV
• 2017-08-25 Listed $159,950 MLSRV
• 2010-12-21 Listing Removed — MLSRV
• 2010-09-22 Listed $179,000 MLSRV
• 2005-07-29 Sold (Public Records) $160,000 Public Records
• 2005-07-29 Sold (Public Records) $160,000 Public Records
• 2004-02-27 Sold (MLS) $118,700 MLSRV
• 2004-02-26 Sold (Public Records) $118,700 Public Records
• 2004-02-01 Listed $113,950 MLSRV
• 2000-10-31 Sold (MLS) $99,950 MLSRV
• 2000-10-04 Listed $99,950 MLSRV
• 1995-08-21 Sold (Public Records) $81,000 Public Records
• 1991-11-20 Sold (Public Records) $65,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $3,246 · +3.4% YoY. Source: county tax records.