1917 Langdon Rd SW · Roanoke, VA 24015

$249,500

3 bd · 2.0 ba · 1,935 sqft · SingleFamily public records · 24 Days on market

Built 1948 9,147 sqft lot Est $313k · 20% under ↓ 7% since listing

---

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 +13.4/30.0
• Rent growth +4.1/5.0
• Schools +4.1/10.0
• DSCR +4.0/10.0
• Livability +3.7/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

For the first time since it was custom-built in 1948, this cherished Raleigh Court/Grandin Court home is ready for its next chapter. Filled with timeless character and solid craftsmanship, this unique one-owner property even comes with the original blueprints. Step inside to find original hardwood floors throughout, spacious living room and a cozy fireplace. The main level flows into an expansive 19'x35' addition that serves as a spectacular gathering space, showcasing beautiful, Natural ¾'' Tongue and Groove Western Cedar Paneling. The upper level features a private suite complete with a third bedroom, a full bathroom with a shower, and deep dormer storageThe exterior is a private o

Key facts

• Classic rock walls
• Private oasis
• Expansive addition

Tags

• ORIGINAL BLUEPRINTS
• ORIGINAL HARDWOOD FLOORS
• EXPANSIVE ADDITION
• KNOTTY PINE BOARD WALLS
• PRIVATE OASIS
• CLASSIC ROCK WALLS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $3 ($33/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 $209k (16.3% below list).
• Recommended offer: $209k (16.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 36% 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 24 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

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 $208,937 (16.3% below list)

Questions for the listing agent

1. Built in 1948 — 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: 0.84% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.05%
• DSCR: 1.00
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $313,470
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2629 Fairway Dr SW	0.25mi	3/2.0	1,949 (+1%)	7mo	$279,000	$143	81
2316 Fairway Dr SW	0.38mi	3/1.5	1,888 (-2%)	0mo	$318,000	$168	76
1811 Fareham Rd SW	0.13mi	4/2.5 (+1)	1,802 (-7%)	0mo	$291,175	$162	75
1868 Carlton Rd SW	0.16mi	2/1.0 (-1)	1,831 (-5%)	3mo	$250,750	$137	72
1918 Langdon Rd SW	0.03mi	3/2.5	2,168 (+12%)	7mo	$365,000	$168	71
2775 Derwent Dr SW	0.07mi	2/1.0 (-1)	1,782 (-8%)	6mo	$245,000	$137	70
1842 Carlton Rd SW	0.21mi	2/1.0 (-1)	1,878 (-3%)	8mo	$240,000	$128	70
2334 Maiden Ln SW	0.38mi	3/2.5	1,802 (-7%)	7mo	$357,500	$198	63
2232 Lincoln Ave SW	0.34mi	3/2.0	2,152 (+11%)	4mo	$325,000	$151	62
1923 Brandon Ave SW	0.72mi	3/2.5	1,984 (+2%)	5mo	$329,950	$166	56
2714 Grandin Rd SW	0.68mi	3/3.0	1,869 (-3%)	5mo	$318,000	$170	54
1930 Brandon Ave SW	0.70mi	4/1.0 (+1)	1,969 (+2%)	6mo	$254,000	$129	50

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: -12.7%
• Equity multiple: 0.53×
• Total profit: $-32,900
• Equity at exit: $37,201

10-year hold

• IRR: 0.7%
• Equity multiple: 1.06×
• Total profit: $3,939
• Equity at exit: $21,572

Cash invested: $69,860 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,089 high
• Mortgage (P&I): −$1,308
• Tax from tax record: −$235 /mo · $2,826/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $3

Break-even live

Break-even rent $2,086

Max offer price $249,500

Occupancy floor 95%

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: $62,375
• Closing costs: $7,485
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2615 Laburnum Ave SW Roanoke, VA	2.0	1.5	1323	$1,800	$1.36	43d	1	0.12mi
2615 Laburnum Ave SW Roanoke, VA	2.0	1.5	1323	$1,825	$1.38	21d	1	0.12mi
1668 Brandon Ave SW Roanoke, VA	3.0	1.0	1552	$1,849	$1.19	43d	1	0.95mi
1709 Sherwood Ave SW Roanoke, VA	2.0	1.0	1271	$1,650	$1.30	43d	1	1.07mi
3419 Evergreen Ln SW Roanoke, VA	4.0	3.5	2240	$3,195	$1.43	43d	1	1.17mi
3423 Evergreen Ln SW Roanoke, VA	4.0	3.5	2240	$3,195	$1.43	43d	1	1.19mi
3427 Evergreen Ln SW Roanoke, VA	4.0	3.5	2240	$3,195	$1.43	43d	1	1.19mi
2911 Evergreen Ln SW Roanoke, VA	4.0	3.5	2240	$3,195	$1.43	21d	1	1.20mi
2923 Evergreen Ln SW Roanoke, VA	4.0	3.5	2240	$3,195	$1.43	21d	1	1.20mi
2917 Evergreen Ln SW Roanoke, VA	4.0	3.5	2240	$3,195	$1.43	21d	1	1.20mi

Listing history 18 events

1. 2026-06-18
   days on market $249,500 Active 24 DOM
2. 2026-06-17
   days on market $249,500 Active 23 DOM
3. 2026-06-16
   days on market $249,500 Active 22 DOM
4. 2026-06-15
   days on market $249,500 Active 21 DOM
5. 2026-06-14
   days on market $249,500 Active 19 DOM
6. 2026-06-13
   days on market $249,500 Active 18 DOM
7. 2026-06-10
   days on market $249,500 Active 16 DOM
8. 2026-06-09
   days on market $249,500 Active 15 DOM
9. 2026-06-08
   days on market $249,500 Active 14 DOM
10. 2026-06-05
    days on market $249,500 Active 10 DOM
11. 2026-06-03
    days on market $249,500 Active 9 DOM
12. 2026-06-02
    days on market $249,500 Active 8 DOM
13. 2026-06-01
    days on market $249,500 Active 7 DOM
14. 2026-05-31
    days on market $249,500 Active 6 DOM
15. 2026-05-30
    days on market $249,500 Active 5 DOM
16. 2026-05-08
    historical
17. 2026-04-13
    price $259,000
18. 2025-11-08
    listed $279,000 Active

ⓘ 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: $2,826 · $235/mo
• Projected year-2 tax: $2,826 · $235/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: $25,072
• − Mortgage interest: −$13,976
• − Property taxes: −$2,826
• − Insurance: −$1,248
• − Repairs & maintenance: −$2,006
• − Management: −$2,006
• − Depreciation: −$7,258
• Taxable loss: −$4,246
• Est. tax savings @ 24.0%: +$1,019
• After-tax cash flow: $1,052/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

-7.2% since first listed

3 events — show timeline

• 2026-05-08 Listing Removed — MLSRV
• 2026-04-13 Price Changed $259,000 MLSRV
• 2025-11-08 Listed $279,000 MLSRV

Property tax history

+3.1%/yr

Latest (2025): $2,826 · +0.3% YoY. Source: county tax records.