1730 Moorman Ave NW · Roanoke, VA 24017

$159,950

3 bd · 2.0 ba · 1,403 sqft · SingleFamily public records · 174 Days on market

Built 1900 0.28 ac lot $114/sqft · 22% above area Est $131k · 22% over

---

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 +18.0/30.0
• DSCR +5.6/10.0
• Schools +4.1/10.0
• 1% rule +4.0/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover a rare gem at 1730 Moorman Ave, Roanoke, VA 24017! This well-maintained three-bedroom, two-full-bathroom home comes with TWO lots, offering a level to gently sloping yard that's fully fenced-in--perfect for kids, pets, or simply enjoying extra privacy and room to roam. The first lot has a concrete pad for parking or a shed. The second lot could easily serve as a future building lot or additional play space. Inside, you'll love the updated bathroom flooring and easy-care tilt-in windows, while the covered front porch with beautiful mosaic tile welcomes you home. Enjoy the convenience of sidewalk-lined streets and public transportation right at your doorstep with the bus line just steps away. Whether you're a first-time buyer, a growing family, or looking for room to expand Schedule your tour today this one won't last long!

Key facts

• Covered front porch
• Two lots
• Fully fenced-in yard

Tags

• TWO LOTS
• FULLY FENCED-IN YARD
• READY PAD FOR A SHED
• UPDATED BATHROOM FLOORING
• COVERED FRONT PORCH
• SIDEWALK-LINED STREETS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $138 ($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 $143k (10.3% below list).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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 (+5.7%/yr); 151 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 ($47k/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 174 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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 $17k; list at $160k implies a 852% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $140,756 (12.0% below list)

Questions for the listing agent

1. It's been on market 174 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 1900 — 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. 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?
8. 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.
9. 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.
10. 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: 0.90% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.71%
• DSCR: 1.16
• GRM: 9.3

CMA / ARV

• ARV (median comp): $131,133
• List price: $159,950
• Delta: 21.98%
• 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
1625 Moorman Ave NW	0.10mi	2/1.0 (-1)	1,422 (+1%)	7mo	$90,000	$63	78
1724 Orange Ave NW	0.17mi	3/1.0	1,286 (-8%)	3mo	$55,000	$43	72
1326 Gilmer Ave NW	0.36mi	3/2.0	1,278 (-9%)	3mo	$160,000	$125	66
1528 Melrose Ave NW	0.21mi	3/1.0	1,224 (-13%)	4mo	$51,000	$42	62
1211 Hanover Ave NW	0.54mi	3/2.0	1,461 (+4%)	8mo	$67,000	$46	61
1224 Thomas Ave NW	0.69mi	3/2.0	1,344 (-4%)	4mo	$108,000	$80	57
1115 Orange Ave NW	0.58mi	3/1.5	1,487 (+6%)	6mo	$100,835	$68	56
1124 13th St NW	0.55mi	3/2.0	1,240 (-12%)	1mo	$206,000	$166	54
2407 Maryland Ave NW	0.61mi	4/2.0 (+1)	1,464 (+4%)	6mo	$170,100	$116	54
716 12th St NW	0.51mi	3/2.0	1,264 (-10%)	8mo	$222,400	$176	53
1025 Mercer Ave NW	0.73mi	3/1.0	1,296 (-8%)	6mo	$50,000	$39	44
915 Loudon Ave NW	0.72mi	2/1.0 (-1)	1,293 (-8%)	4mo	$190,000	$147	41

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 · 5.71% rent growth · sell at horizon

5-year hold

• IRR: -7.8%
• Equity multiple: 0.71×
• Total profit: $-13,138
• Equity at exit: $23,849

10-year hold

• IRR: 4.7%
• Equity multiple: 1.38×
• Total profit: $17,141
• Equity at exit: $13,830

Cash invested: $44,786 (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 24017

• Home prices YoY: -28.3%
• Rents YoY: 5.7%
• Active inventory: 151
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,434 high
• Mortgage (P&I): −$839
• Tax from tax record: −$89 /mo · $1,072/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $138

Break-even live

Break-even rent $1,259

Max offer price $159,950

Occupancy floor 85%

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: $39,988
• Closing costs: $4,798
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 12 1/2 St SW Roanoke, VA	3.0	1.5	999	$1,023	$1.02	43d	1	0.58mi
821 12th St NW Roanoke, VA	3.0	2.0	1508	$1,625	$1.08	43d	1	0.59mi
1533 Rugby Blvd NW Roanoke, VA	3.0	1.0	1500	$1,475	$0.98	43d	1	0.63mi
1825 Patterson Ave SW Unit B Roanoke, VA	2.0	1.0	1000	$850	$0.85	43d	1	0.65mi
1007 Gilmer Ave NW Roanoke, VA	2.0	2.0	1187	$1,175	$0.99	21d	1	0.67mi
1630 Patterson Ave SW Unit B Roanoke, VA	3.0	1.0	1200	$1,395	$1.16	43d	1	0.68mi
1531 Syracuse Ave NW Roanoke, VA	3.0	1.0	1488	$1,675	$1.13	43d	1	0.70mi
1609 Chapman Ave SW Unit B Roanoke, VA	4.0	1.0	1400	$1,545	$1.10	21d	1	0.72mi
1117 Rugby Blvd NW Unit B Roanoke, VA	2.0	1.0	1048	$778	$0.74	21d	1	0.72mi
1115 Grayson Ave NW Roanoke, VA	4.0	2.0	1094	$2,300	$2.10	43d	1	0.79mi
813 Gilmer Ave NW Roanoke, VA	2.0	1.0	1050	$1,322	$1.26	21d	1	0.83mi
2744 Melrose Ave NW Roanoke, VA	1.0–2.0	1.0–1.5	936	$1,045	$1.12	13d	7	0.87mi
733 29th St NW Roanoke, VA	2.0–3.0	2.0	1022	$1,625	$1.59	13d	4	0.89mi
2608 Florida Ave NW Roanoke, VA	3.0	1.0	1394	$1,600	$1.15	21d	1	0.93mi
701 Salem Ave SW Roanoke, VA	2.0	1.0	1250	$1,950	$1.56	43d	1	0.99mi
401 Rutherford Ave NW Roanoke, VA	3.0	1.0	1064	$1,450	$1.36	43d	1	1.19mi
333 Harrison Ave NW Roanoke, VA	3.0	2.0	1186	$1,123	$0.95	21d	1	1.20mi
2731 Cove Rd NW Roanoke, VA	3.0	2.5	1427	$1,523	$1.07	43d	1	1.21mi
1701 Westover Ave SW Roanoke, VA	1.0–2.0	1.0	876	$1,045	$1.19	43d	4	1.28mi
216 Patton Ave NW Unit 2 Roanoke, VA	2.0	1.0	1240	$1,025	$0.83	21d	1	1.33mi
602 Elm Ave Unit B Roanoke, VA	2.0	1.0	1804	$1,250	$0.69	43d	1	1.34mi
430 Day Ave SW Unit A Roanoke, VA	2.0	1.0	1444	$1,650	$1.14	43d	1	1.41mi
2216 Memorial Ave SW Unit 2218 Roanoke, VA	2.0	1.0	1000	$1,200	$1.20	43d	1	1.44mi
2307 Memorial Ave SW Roanoke, VA	2.0	1.5	1100	$1,035	$0.94	13d	1	1.46mi
1331 Main St SW Roanoke, VA	2.0	1.0	877	$1,023	$1.17	21d	1	1.49mi
2325 Memorial Ave SW Unit 6 Roanoke, VA	2.0	1.0	1050	$1,125	$1.07	21d	1	1.49mi
2325 Memorial Avenue SW Roanoke, VA	1.0–2.0	1.0	925	$1,225	$1.32	13d	3	1.49mi

Listing history 19 events

1. 2026-06-03
   status $159,950 Pending 174 DOM
2. 2026-06-02
   days on market $159,950 Active 174 DOM
3. 2026-06-01
   days on market $159,950 Active 173 DOM
4. 2026-05-31
   days on market $159,950 Active 172 DOM
5. 2026-05-30
   days on market $159,950 Active 171 DOM
6. 2025-12-09
   listed $159,950 Active 842-char remark

   Show marketing remark (842 chars)

   Discover a rare gem at 1730 Moorman Ave, Roanoke, VA 24017! This well-maintained three-bedroom, two-full-bathroom home comes with TWO lots, offering a level to gently sloping yard that's fully fenced-in--perfect for kids, pets, or simply enjoying extra privacy and room to roam. The first lot has a concrete pad for parking or a shed. The second lot could easily serve as a future building lot or additional play space. Inside, you'll love the updated bathroom flooring and easy-care tilt-in windows, while the covered front porch with beautiful mosaic tile welcomes you home. Enjoy the convenience of sidewalk-lined streets and public transportation right at your doorstep with the bus line just steps away. Whether you're a first-time buyer, a growing family, or looking for room to expand Schedule your tour today this one won't last long!

7. 2011-12-29
   soldstatus $16,800
8. 2011-11-14
   historical
9. 2011-06-07
   listed $29,950
10. 2011-04-13
    soldstatus $27,140
11. 2006-07-27
    soldstatus $37,000
12. 2006-07-12
    soldstatus $37,000
13. 2006-07-12
    soldstatus $37,000
14. 2006-06-06
    listed $39,900
15. 2006-04-19
    historical
16. 2006-01-12
    listed $44,500
17. 2005-12-10
    soldstatus $56,193
18. 2005-05-20
    historical
19. 2005-04-01
    listed $44,500

ⓘ 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: $1,072 · $89/mo
• Projected year-2 tax: $1,312 · $109/mo
• Expected delta: +$240/yr (+$20/mo · 22.4%)

ⓘ 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 ≥101°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: $17,211
• − Mortgage interest: −$8,960
• − Property taxes: −$1,072
• − Insurance: −$800
• − Repairs & maintenance: −$1,377
• − Management: −$1,377
• − Depreciation: −$4,653
• Taxable loss: −$1,027
• Est. tax savings @ 24.0%: +$246
• After-tax cash flow: $1,906/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): 23,678
• Household income: $47,360
• Rent vs Own: 45.0% rent · 55.0% own
• Severe rent burden: 913.0

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 0.58)
• Race & ethnicity: Black 59% White 25% Hispanic / Latino 9% Asian 4% Two or more races 4%
• Hispanic origin (detail): Mexican 2% Cuban 1%
• Common ancestry: Slovak 1% Romanian 1% Lithuanian 1%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 87% English-only · Spanish 8% Other Indo-European 3% German/W. Germanic 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: ▼ -78.29%
• Current HPI: 198.5991
• Rent YoY: ▲ 5.71%
• 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

+259.4% since first listed

14 events — show timeline

• 2025-12-09 Listed $159,950 MLSRV
• 2011-12-29 Sold (Public Records) $16,800 Public Records
• 2011-11-14 Listing Removed — MLSRV
• 2011-06-07 Listed $29,950 MLSRV
• 2011-04-13 Sold (Public Records) $27,140 Public Records
• 2006-07-27 Sold (MLS) $37,000 MLSRV
• 2006-07-12 Sold (Public Records) $37,000 Public Records
• 2006-07-12 Sold (Public Records) $37,000 Public Records
• 2006-06-06 Listed $39,900 MLSRV
• 2006-04-19 Listing Removed — MLSRV
• 2006-01-12 Listed $44,500 MLSRV
• 2005-12-10 Sold (Public Records) $56,193 Public Records
• 2005-05-20 Listing Removed — MLSRV
• 2005-04-01 Listed $44,500 MLSRV

Property tax history

+11.8%/yr

Latest (2025): $1,072 · +10.7% YoY. Source: county tax records.