3156 Roundhill Ave NW · Roanoke, VA 24012

$117,500

3 bd · 2.0 ba · 1,545 sqft · SingleFamily public records · 1 Days on market

Built 1941 0.36 ac lot Est $218k · 46% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Rent growth +5.0/5.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Many upgrades are being or have been done to this really nice home. Including new central air, fresh paint inside and out, hardwood floors refinished, new carpet & vinyl, new bath fixtures, new lighting, new appliances(some work still in progress)Priced to be the best house available for the price in the valley-SHOW-SELL!

Key facts

• 0.36 acre lot
• Garage
• Built 1941

Property features AI

Finance

• Other: Building area approximately 1,545 (unit not displayed)
• Financial info: Tax parcel number 207-0207

Exterior

• Utilities: Has heating; Has cooling
• Home design: Residential property; Built in 1941
• Construction: Built in 1941
• Exterior features: Lot approximately 0.36 acres

Interior

• Bedrooms: 2 bedrooms, both on the main level
• Flooring: Tile flooring; Wood flooring
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 bathroom located on the main level
• Heating & cooling: Heat pump heating; Electric heat pump cooling
• Interior features: 3 total rooms; Tile and wood flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $516 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $118k).
• Cap rate 11.6% 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: Preston Park Elementary (math 33% / reading 51%, grade F, #866 of 1,108 statewide, top 80%, 505 students, 102% 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 99% FRL vs 67% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+10.5%/yr); 194 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 39% of the median local income ($53k/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 $812 of loan paydown is wiped out by about $4k 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 + 8.0% rent growth), your $33k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 24y 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 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,500

Questions for the listing agent

1. Built in 1941 — 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. 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.
6. 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.
7. 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: 1.45% ✓
• Cap rate: 11.56%
• Cash-on-cash: 18.82%
• DSCR: 1.84
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $217,845
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2802 10th St NW	0.11mi	4/2.0 (+1)	1,438 (-7%)	6mo	$180,000	$125	74
3336 Collingwood St NE	0.51mi	3/1.5	1,566 (+1%)	1mo	$255,000	$163	71
2518 Chatham St NW	0.25mi	3/2.0	1,734 (+12%)	4mo	$175,000	$101	65
3222 Wentworth Ave NW	0.67mi	3/1.0	1,542 (-0%)	1mo	$217,500	$141	63
3015 Kennedy St NE	0.35mi	3/2.0	1,722 (+12%)	3mo	$220,000	$128	62
1108 Pleasant View Ave NW	0.63mi	4/2.0 (+1)	1,508 (-2%)	1mo	$249,950	$166	61
2810 Courtland Rd NW	0.43mi	2/1.0 (-1)	1,659 (+7%)	2mo	$100,000	$60	57
3121 Plantation Rd NE	0.71mi	2/1.0 (-1)	1,541 (-0%)	2mo	$175,000	$114	56
110 Clover Ave NE	0.64mi	4/1.0 (+1)	1,502 (-3%)	2mo	$128,000	$85	54
2515 Northminster Rd NW	0.74mi	3/2.0	1,681 (+9%)	2mo	$237,000	$141	49
2209 Byrd Ave NE	0.74mi	3/1.0	1,387 (-10%)	1mo	$195,000	$141	43
2106 Colgate St NE	0.75mi	4/1.0 (+1)	1,374 (-11%)	1mo	$229,900	$167	37

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: 16.3%
• Equity multiple: 1.70×
• Total profit: $22,884
• Equity at exit: $17,520

10-year hold

• IRR: 28.3%
• Equity multiple: 4.14×
• Total profit: $103,456
• Equity at exit: $10,159

Cash invested: $32,900 (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: 194
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,707 high
• Mortgage (P&I): −$616
• Tax from tax record: −$167 /mo · $2,006/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $516

Break-even live

Break-even rent $1,054

Max offer price $117,500

Occupancy floor 65%

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: $29,375
• Closing costs: $3,525
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3323 Collingwood St NE Roanoke, VA	3.0	2.0	1200	$2,150	$1.79	44d	1	0.55mi
2109 Colgate St NE Roanoke, VA	3.0	1.0	1240	$1,700	$1.37	13d	1	0.77mi
3816 Plantation Rd NE Roanoke, VA	2.0	2.0	1267	$1,700	$1.34	44d	1	0.96mi
1115 Grayson Ave NW Roanoke, VA	4.0	2.0	1094	$2,300	$2.10	44d	1	0.96mi
3843 Plantation Rd NE Roanoke, VA	2.0	1.0	1870	$1,500	$0.80	44d	1	0.99mi
1515 Dunbar St NW Roanoke, VA	3.0	2.0	1058	$1,623	$1.53	13d	1	0.99mi
1531 Syracuse Ave NW Roanoke, VA	3.0	1.0	1488	$1,675	$1.13	44d	1	1.09mi
1533 Rugby Blvd NW Roanoke, VA	3.0	1.0	1500	$1,475	$0.98	44d	1	1.14mi
821 12th St NW Roanoke, VA	3.0	2.0	1508	$1,625	$1.08	44d	1	1.24mi
401 Rutherford Ave NW Roanoke, VA	3.0	1.0	1064	$1,450	$1.36	44d	1	1.34mi
333 Harrison Ave NW Roanoke, VA	3.0	2.0	1186	$1,123	$0.95	21d	1	1.39mi
4532 Tacoma Ave NE Roanoke, VA	3.0	1.0	1092	$1,550	$1.42	13d	1	1.42mi
216 Patton Ave NW Unit 2 Roanoke, VA	2.0	1.0	1240	$1,025	$0.83	21d	1	1.50mi

Listing history 2 events

1. 2026-06-15
   remarks 22-char remark
2. 2026-06-15
   listed $117,500 Pending 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: $2,006 · $167/mo
• Projected year-2 tax: $2,006 · $167/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 6/10 Major FEMA zone X (unshaded) · 75% 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: $20,481
• − Mortgage interest: −$6,582
• − Property taxes: −$2,006
• − Insurance: −$588
• − Repairs & maintenance: −$1,638
• − Management: −$1,638
• − Depreciation: −$3,418
• Taxable income: $4,611
• Est. tax owed @ 24.0%: −$1,107
• After-tax cash flow: $5,086/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

+137.4% since first listed

13 events — show timeline

• 2026-06-14 Pending — MLSRV
• 2026-06-14 Listed $117,500 MLSRV
• 2018-05-21 Listing Removed — MLSRV
• 2017-11-22 Listed $119,000 MLSRV
• 2008-08-01 Sold (Public Records) $116,500 Public Records
• 2008-08-01 Sold (MLS) $116,500 MLSRV
• 2008-05-06 Listed $118,950 MLSRV
• 2008-05-01 Sold (Public Records) $80,100 Public Records
• 2008-05-01 Sold (MLS) $80,000 MLSRV
• 2008-02-28 Listed $89,950 MLSRV
• 2002-04-24 Sold (MLS) $83,950 MLSRV
• 2002-02-22 Listed $79,950 MLSRV
• 1991-03-04 Sold (Public Records) $49,500 Public Records

Property tax history

+53.5%/yr

Latest (2025): $2,006 · +6.1% YoY. Source: county tax records.