2750 Creston Ave SW · Roanoke, VA 24015

$224,950

2 bd · 1.0 ba · 1,509 sqft · SingleFamily public records · 133 Days on market

Built 1955 0.69 ac lot $149/sqft · 20% above area Est $299k · 25% under

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Why this score? — see what drove the C- 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 +15.0/15.0
• Cash flow +14.0/30.0
• DSCR +4.2/10.0
• Rent growth +4.1/5.0
• Schools +4.1/10.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Good solid brick home featuring knotty pine den off the large eat-in kitchen, large rear deck, single garage under, private.

Key facts

• Large eat-in kitchen
• Brick home
• Single garage

Tags

• BRICK HOME
• KNOTTY PINE DEN
• LARGE EAT-IN KITCHEN
• LARGE REAR DECK
• SINGLE GARAGE
• PRIVATE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $28 ($338/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (13.4% below list).
• Recommended offer: $195k (13.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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.
• Market conditions: Rents rising fast (+6.4%/yr); 120 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 33% of the median local income ($70k/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 $2k of loan paydown is wiped out by about $7k 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 133 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $100k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; list at $225k implies a 104% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $194,748 (13.4% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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: 0.87% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.54%
• DSCR: 1.02
• GRM: 9.6

CMA / ARV

• ARV (median comp): $299,450
• List price: $224,950
• Delta: -24.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3337 Woodland Dr SW	0.30mi	2/1.5	1,394 (-8%)	1mo	$305,000	$219	70
2912 Oak Crest Ave SW	0.28mi	3/1.5 (+1)	1,598 (+6%)	8mo	$303,500	$190	64
3108 Spring Rd SW	0.34mi	3/1.5 (+1)	1,658 (+10%)	4mo	$275,000	$166	58
3404 Ashmeade Dr	0.39mi	3/2.0 (+1)	1,571 (+4%)	10mo	$250,000	$159	57
2523 Brambleton Ave SW	0.42mi	2/1.0	1,337 (-11%)	8mo	$270,000	$202	54
2934 Corbieshaw Rd SW	0.27mi	3/2.5 (+1)	1,680 (+11%)	15mo	$367,000	$218	45
2819 Woodlawn Ave SW	0.61mi	2/1.5	1,705 (+13%)	10mo	$298,000	$175	39
2825 Tillett Rd SW	0.66mi	3/2.0 (+1)	1,452 (-4%)	20mo	$299,000	$206	37
3718 Peace Ln	0.70mi	3/2.5 (+1)	1,443 (-4%)	20mo	$325,000	$225	33
2708 Guilford Ave SW	0.74mi	3/2.0 (+1)	1,631 (+8%)	21mo	$350,000	$215	26

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: -11.8%
• Equity multiple: 0.56×
• Total profit: $-27,788
• Equity at exit: $33,541

10-year hold

• IRR: 1.6%
• Equity multiple: 1.13×
• Total profit: $8,340
• Equity at exit: $19,450

Cash invested: $62,986 (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: 120
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,947 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$237 /mo · $2,844/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $28

Break-even live

Break-even rent $1,912

Max offer price $224,950

Occupancy floor 94%

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: $56,238
• Closing costs: $6,748
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3602 Colonial Green Cir SW Roanoke, VA	3.0	2.5	1670	$2,622	$1.57	13d	1	0.17mi
3464 Colonial Ave Roanoke, VA	2.0	1.0	1100	$1,495	$1.36	13d	5	0.56mi
3345 Circle Brook Dr Cave Spring, VA	1.0–3.0	1.0–2.0	997	$1,540	$1.54	13d	11	0.62mi
3101 Honeywood Ln Roanoke, VA	1.0–2.0	1.0–1.5	919	$1,690	$1.84	13d	7	0.74mi
4356 Old Garst Ml Rd Cave Spring, VA	1.0–2.0	1.0–1.5	889	$1,341	$1.51	13d	14	1.06mi
3620 Manassas Dr Roanoke, VA	3.0	1.5	1200	$2,300	$1.92	43d	1	1.10mi
1668 Brandon Ave SW Roanoke, VA	3.0	1.0	1552	$1,849	$1.19	43d	1	1.15mi
2615 Laburnum Ave SW Roanoke, VA	2.0	1.5	1323	$1,825	$1.38	21d	1	1.29mi
2615 Laburnum Ave SW Roanoke, VA	2.0	1.5	1323	$1,800	$1.36	43d	1	1.29mi
3413 Stonehenge Sq Roanoke, VA	3.0	2.0	1518	$1,900	$1.25	43d	1	1.46mi
1709 Sherwood Ave SW Roanoke, VA	2.0	1.0	1271	$1,650	$1.30	43d	1	1.46mi

Listing history 10 events

1. 2026-05-08
   status Pending 124-char remark

   Show marketing remark (124 chars)

   Good solid brick home featuring knotty pine den off the large eat-in kitchen, large rear deck, single garage under, private.

2. 2026-05-05
   price $224,950 124-char remark

   Show marketing remark (124 chars)

   Good solid brick home featuring knotty pine den off the large eat-in kitchen, large rear deck, single garage under, private.

3. 2026-03-17
   price $249,950 124-char remark

   Show marketing remark (124 chars)

   Good solid brick home featuring knotty pine den off the large eat-in kitchen, large rear deck, single garage under, private.

4. 2026-01-23
   price $274,950 124-char remark

   Show marketing remark (124 chars)

   Good solid brick home featuring knotty pine den off the large eat-in kitchen, large rear deck, single garage under, private.

5. 2026-01-06
   price $299,950 124-char remark

   Show marketing remark (124 chars)

   Good solid brick home featuring knotty pine den off the large eat-in kitchen, large rear deck, single garage under, private.

6. 2025-12-26
   listed $325,000 Active 124-char remark

   Show marketing remark (124 chars)

   Good solid brick home featuring knotty pine den off the large eat-in kitchen, large rear deck, single garage under, private.

7. 2013-05-01
   soldstatus $110,000
8. 2013-04-30
   soldstatus $110,000 335-char remark

   Show marketing remark (335 chars)

   Fabulous Privacy in the city with a good solid brick home featuring knotty pine den off the large eat-in kitchen, large living room, massive deck, new roof, single garage down and room for that ''man cave'' or play room. Fabulous yard ~ almost 3/4 Acre! Priced $14,000 below Appraised value & $16,000 below Assessment. GREAT BUY!

9. 2013-01-24
   listed $119,000 335-char remark

   Show marketing remark (335 chars)

   Fabulous Privacy in the city with a good solid brick home featuring knotty pine den off the large eat-in kitchen, large living room, massive deck, new roof, single garage down and room for that ''man cave'' or play room. Fabulous yard ~ almost 3/4 Acre! Priced $14,000 below Appraised value & $16,000 below Assessment. GREAT BUY!

10. 1985-08-20
    soldstatus $54,500

ⓘ 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: $2,844 · $237/mo
• Projected year-2 tax: $2,844 · $237/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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,370
• − Mortgage interest: −$12,601
• − Property taxes: −$2,844
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,870
• − Management: −$1,870
• − Depreciation: −$6,544
• Taxable loss: −$3,483
• Est. tax savings @ 24.0%: +$836
• After-tax cash flow: $1,174/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

+312.8% since first listed

10 events — show timeline

• 2026-05-08 Pending — MLSRV
• 2026-05-05 Price Changed $224,950 MLSRV
• 2026-03-17 Price Changed $249,950 MLSRV
• 2026-01-23 Price Changed $274,950 MLSRV
• 2026-01-06 Price Changed $299,950 MLSRV
• 2025-12-26 Listed $325,000 MLSRV
• 2013-05-01 Sold (Public Records) $110,000 Public Records
• 2013-04-30 Sold (MLS) $110,000 MLSRV
• 2013-01-24 Listed $119,000 MLSRV
• 1985-08-20 Sold (Public Records) $54,500 Public Records

Property tax history

+5.1%/yr

Latest (2025): $2,844 · +16.8% YoY. Source: county tax records.