1220 Church Ave SE · Roanoke, VA 24013

$164,900

3 bd · 1.0 ba · 1,393 sqft · SingleFamily public records · 57 Days on market

Built 1906 3,049 sqft lot $118/sqft · 44% above area Est $115k · 44% over

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Why this score? — see what drove the D 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 +19.1/30.0
• DSCR +6.0/10.0
• Schools +4.1/10.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This well-maintained home offers a great combination of recent upgrades and functional living space. The exterior features a newly installed roof, updated windows, and vinyl siding for easy upkeep. A covered front porch provides a welcoming entry and a perfect spot to relax. Inside, the main level includes a comfortable living area, a separate dining space, and a kitchen equipped with stainless steel appliances, including a refrigerator, electric range, dishwasher, and built-in microwave. The kitchen, laundry room, and half bath all feature durable ceramic tile flooring. Fresh paint throughout the home gives it a clean, refreshed feel. Upstairs, there are three bedrooms with carpeting and a full bathroom finished with tile flooring and a tiled shower. Updated fixtures throughout the add a modern touch. A solid option for anyone looking for a move-in ready home with practical updates and a simple, functional layout.

Key facts

• Covered front porch
• Updated windows
• Newly installed roof

Tags

• NEWLY INSTALLED ROOF
• UPDATED WINDOWS
• VINYL SIDING
• COVERED FRONT PORCH
• STAINLESS STEEL APPLIANCES
• CERAMIC TILE FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $176 ($2k/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 $146k (11.6% below list).
• Recommended offer: $146k (11.6% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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.
• Market conditions: 77 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 34% 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 $1k of loan paydown is wiped out by about $5k 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 57 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $22k; list at $165k implies a 650% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1906 — 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 $145,728 (11.6% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1906 — 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: 0.88% ✗
• Cap rate: 7.57%
• Cash-on-cash: 4.58%
• DSCR: 1.20
• GRM: 9.4

CMA / ARV

• ARV (median comp): $114,716
• List price: $164,900
• Delta: 43.75%
• 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
117 16th St SE	0.22mi	3/1.5	1,400 (+0%)	1mo	$180,000	$129	86
1215 Tazewell Ave SE	0.08mi	3/1.0	1,476 (+6%)	4mo	$82,500	$56	83
711 Stewart Ave SE	0.49mi	3/1.0	1,364 (-2%)	6mo	$77,500	$57	69
1222 Morningside St SE	0.62mi	3/2.0	1,380 (-1%)	2mo	$256,950	$186	64
1514 Church Ave SE	0.16mi	3/1.0	1,200 (-14%)	6mo	$140,000	$117	64
1433 Gladstone Ave SE	0.65mi	2/1.0 (-1)	1,388 (-0%)	2mo	$95,500	$69	62
1417 Greenbrier Ave SE	0.38mi	3/1.5	1,560 (+12%)	3mo	$68,500	$44	58
1008 11th St SE	0.46mi	3/1.0	1,533 (+10%)	6mo	$199,000	$130	57
611 Church Ave SE	0.55mi	4/2.0 (+1)	1,472 (+6%)	1mo	$165,000	$112	55
1124 Jamison Ave	0.26mi	3/2.5	1,206 (-13%)	6mo	$175,000	$145	55
1818 Kenwood Blvd SE	0.58mi	3/1.0	1,552 (+11%)	4mo	$220,000	$142	50
1105 Montrose Ave SE	0.53mi	2/1.0 (-1)	1,203 (-14%)	3mo	$174,000	$145	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: -9.2%
• Equity multiple: 0.66×
• Total profit: $-15,583
• Equity at exit: $24,587

10-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $553
• Equity at exit: $14,258

Cash invested: $46,172 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,457 high
• Mortgage (P&I): −$865
• Tax from tax record: −$42 /mo · $500/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $176

Break-even live

Break-even rent $1,234

Max offer price $164,900

Occupancy floor 83%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
909 13th St SE Roanoke, VA	3.0	1.0	1870	$1,199	$0.64	44d	1	0.27mi
1817 Dale Ave SE Roanoke, VA	3.0	1.0	1820	$2,100	$1.15	44d	1	0.37mi
1015 12th St SE Roanoke, VA	3.0	1.0	1072	$923	$0.86	44d	1	0.37mi
1016 15th St SE #2 Roanoke, VA	3.0	1.5	1084	$995	$0.92	13d	1	0.44mi
1905 Wise Ave SE Roanoke, VA	2.0	1.0	1044	$1,123	$1.08	13d	1	0.45mi
730 Murray Ave SE Roanoke, VA	3.0	1.0	1163	$1,525	$1.31	44d	1	0.68mi
730 Murray Ave SE Roanoke, VA	3.0	1.0	1163	$1,525	$1.31	21d	1	0.68mi
1513 Morningside St SE Roanoke, VA	2.0	1.0	900	$1,200	$1.33	13d	1	0.81mi
1708 Baldwin Ave NE Unit A Roanoke, VA	2.0	1.5	952	$1,550	$1.63	44d	1	0.94mi
216 Patton Ave NW Unit 2 Roanoke, VA	2.0	1.0	1240	$1,025	$0.83	21d	1	1.12mi
1515 Dunbar St NW Roanoke, VA	3.0	2.0	1058	$1,623	$1.53	13d	1	1.13mi
233 W Cleveland Ave Vinton, VA	2.0	1.0	1270	$1,250	$0.98	44d	1	1.20mi
333 Harrison Ave NW Roanoke, VA	3.0	2.0	1186	$1,123	$0.95	21d	1	1.25mi
520 Riverland Rd SE Roanoke, VA	2.0	1.0	948	$1,500	$1.58	44d	1	1.26mi
401 Rutherford Ave NW Roanoke, VA	3.0	1.0	1064	$1,450	$1.36	44d	1	1.26mi
1816 Bennington St SE Roanoke, VA	2.0	1.5	938	$1,023	$1.09	21d	1	1.30mi
635 Riverland Rd SE Roanoke, VA	2.0	1.0	905	$1,250	$1.38	13d	1	1.31mi
703 Riverland Rd SE Roanoke, VA	2.0	1.0	1000	$1,250	$1.25	44d	1	1.32mi
2109 Colgate St NE Roanoke, VA	3.0	1.0	1240	$1,700	$1.37	13d	1	1.35mi
770 Riverland Rd SE Roanoke, VA	3.0	2.0	1200	$2,100	$1.75	44d	1	1.36mi
1625 Padbury Ave SE Roanoke, VA	4.0	1.0	1210	$1,700	$1.40	13d	1	1.41mi
355 Highland Ave SW Apt 1 Roanoke, VA	2.0	1.0	900	$1,150	$1.28	21d	1	1.41mi
1119 Franklin Rd SW Unit BensonFranklin 05 Roanoke, VA	2.0	1.0	900	$1,297	$1.44	44d	1	1.46mi
430 Day Ave SW Unit A Roanoke, VA	2.0	1.0	1444	$1,650	$1.14	44d	1	1.48mi

Listing history 6 events

1. 2026-05-12
   price $164,900 928-char remark

   Show marketing remark (928 chars)

   This well-maintained home offers a great combination of recent upgrades and functional living space. The exterior features a newly installed roof, updated windows, and vinyl siding for easy upkeep. A covered front porch provides a welcoming entry and a perfect spot to relax. Inside, the main level includes a comfortable living area, a separate dining space, and a kitchen equipped with stainless steel appliances, including a refrigerator, electric range, dishwasher, and built-in microwave. The kitchen, laundry room, and half bath all feature durable ceramic tile flooring. Fresh paint throughout the home gives it a clean, refreshed feel. Upstairs, there are three bedrooms with carpeting and a full bathroom finished with tile flooring and a tiled shower. Updated fixtures throughout the add a modern touch. A solid option for anyone looking for a move-in ready home with practical updates and a simple, functional layout.

2. 2026-04-19
   price $174,800 928-char remark

   Show marketing remark (928 chars)

   This well-maintained home offers a great combination of recent upgrades and functional living space. The exterior features a newly installed roof, updated windows, and vinyl siding for easy upkeep. A covered front porch provides a welcoming entry and a perfect spot to relax. Inside, the main level includes a comfortable living area, a separate dining space, and a kitchen equipped with stainless steel appliances, including a refrigerator, electric range, dishwasher, and built-in microwave. The kitchen, laundry room, and half bath all feature durable ceramic tile flooring. Fresh paint throughout the home gives it a clean, refreshed feel. Upstairs, there are three bedrooms with carpeting and a full bathroom finished with tile flooring and a tiled shower. Updated fixtures throughout the add a modern touch. A solid option for anyone looking for a move-in ready home with practical updates and a simple, functional layout.

3. 2026-04-10
   price $188,950 928-char remark

   Show marketing remark (928 chars)

   This well-maintained home offers a great combination of recent upgrades and functional living space. The exterior features a newly installed roof, updated windows, and vinyl siding for easy upkeep. A covered front porch provides a welcoming entry and a perfect spot to relax. Inside, the main level includes a comfortable living area, a separate dining space, and a kitchen equipped with stainless steel appliances, including a refrigerator, electric range, dishwasher, and built-in microwave. The kitchen, laundry room, and half bath all feature durable ceramic tile flooring. Fresh paint throughout the home gives it a clean, refreshed feel. Upstairs, there are three bedrooms with carpeting and a full bathroom finished with tile flooring and a tiled shower. Updated fixtures throughout the add a modern touch. A solid option for anyone looking for a move-in ready home with practical updates and a simple, functional layout.

4. 2026-04-01
   listed $189,000 Active 928-char remark

   Show marketing remark (928 chars)

   This well-maintained home offers a great combination of recent upgrades and functional living space. The exterior features a newly installed roof, updated windows, and vinyl siding for easy upkeep. A covered front porch provides a welcoming entry and a perfect spot to relax. Inside, the main level includes a comfortable living area, a separate dining space, and a kitchen equipped with stainless steel appliances, including a refrigerator, electric range, dishwasher, and built-in microwave. The kitchen, laundry room, and half bath all feature durable ceramic tile flooring. Fresh paint throughout the home gives it a clean, refreshed feel. Upstairs, there are three bedrooms with carpeting and a full bathroom finished with tile flooring and a tiled shower. Updated fixtures throughout the add a modern touch. A solid option for anyone looking for a move-in ready home with practical updates and a simple, functional layout.

5. 1993-08-18
   soldstatus $22,000
6. 1992-09-04
   soldstatus $21,000

ⓘ 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: $500 · $42/mo
• Projected year-2 tax: $1,352 · $113/mo
• Expected delta: +$852/yr (+$71/mo · 170.4%)

ⓘ 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 · 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: $17,487
• − Mortgage interest: −$9,237
• − Property taxes: −$500
• − Insurance: −$824
• − Repairs & maintenance: −$1,399
• − Management: −$1,399
• − Depreciation: −$4,797
• Taxable loss: −$669
• Est. tax savings @ 24.0%: +$161
• After-tax cash flow: $2,274/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

+685.2% since first listed

6 events — show timeline

• 2026-05-12 Price Changed $164,900 MLSRV
• 2026-04-19 Price Changed $174,800 MLSRV
• 2026-04-10 Price Changed $188,950 MLSRV
• 2026-04-01 Listed $189,000 MLSRV
• 1993-08-18 Sold (Public Records) $22,000 Public Records
• 1992-09-04 Sold (Public Records) $21,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $500 · +19.0% YoY. Source: county tax records.