5223 Victoria St NW · Roanoke, VA 24017

$249,950

4 bd · 2.0 ba · 1,468 sqft · SingleFamily public records · 16 Days on market

Built 1958 10,454 sqft lot Est $263k · at est.

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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 +10.4/30.0
• ARV discount +9.7/15.0
• Schools +4.1/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• DSCR +3.0/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your fabulous new 4 bedroom 2 bath home! Not only do you have peaceful mountain views from several directions, you will LOVE all the upgrades your new home has to offer. Loads of major renovations have already been completed allowing you to just move in and ENJOY your beautiful new home. Beyond the upgrades this home has a FULL kitchen upstairs and downstairs. It's great for the entertainer or allows you to rent out the basement so you can live almost for free! Upgrades include new 200 amp electrical , new roof, new air conditioner, replacement windows, completely new upstairs bath, refinished hardwoods, and new luxury vinyl floor in basement. This saves you over $25,000!! Come view this house soon as it won't last long!!

Key facts

• Two levels
• 0.24 acre lot
• Built 1958

Tags

• DUAL LIVING CAPABILITIES
• FULLY FINISHED LOWER LEVEL
• LIGHT FILLED LIVING SPACE
• DEDICATED LAUNDRY AREA
• TWO LEVELS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-132 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (9.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (22.3% below list).
• Recommended offer: $194k (22.3% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: Fairview Elementary (math 46% / reading 58%, grade C-, #696 of 1,108 statewide, top 66%, 505 students, 100% FRL); Woodrow Wilson Middle (math 38% / reading 63%, grade C, #226 of 342 statewide, top 67%, 642 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 98% FRL vs 67% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.7%/yr); 151 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 113 units permitted in Roanoke city in 2024 (0 in 5+ unit buildings).
• At $1,942/mo this rent would consume 49% of the median local household income ($47k/yr) (locally 913% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 16 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 $165k; list at $250k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $194,177 (22.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1958 — 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: 0.78% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.26%
• DSCR: 0.90
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $262,772
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5204 Salem Tpke NW	0.15mi	3/2.0 (-1)	1,490 (+2%)	2mo	$160,000	$107	84
931 Hedgewood Dr NW	0.45mi	4/2.0	1,536 (+5%)	11mo	$235,000	$153	63
845 Pinewood Dr NW	0.39mi	3/1.0 (-1)	1,405 (-4%)	8mo	$251,000	$179	59
4509 Autumn Ln NW	0.66mi	3/2.0 (-1)	1,445 (-2%)	4mo	$299,950	$208	58
822 Brownwood Dr NW	0.38mi	3/1.0 (-1)	1,516 (+3%)	12mo	$195,000	$129	58
1723 Victoria St	0.17mi	3/1.5 (-1)	1,283 (-13%)	12mo	$240,000	$187	54
1008 Glenn Ridge Rd NW	0.66mi	3/2.0 (-1)	1,421 (-3%)	5mo	$245,000	$172	54
232 Eugene Dr NW	0.59mi	3/2.5 (-1)	1,590 (+8%)	5mo	$317,500	$200	47
4610 Edgelawn Ave NW	0.71mi	3/2.0 (-1)	1,440 (-2%)	15mo	$228,500	$159	46
738-A Caldwell St NW	0.27mi	3/2.5 (-1)	1,680 (+14%)	14mo	$320,000	$190	45
4305 Camille Ave NW	0.57mi	3/2.0 (-1)	1,285 (-12%)	4mo	$259,950	$202	44
987 Mountain Rd NW	0.52mi	3/1.0 (-1)	1,268 (-14%)	10mo	$199,000	$157	36

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: -17.2%
• Equity multiple: 0.38×
• Total profit: $-43,481
• Equity at exit: $37,268

10-year hold

• IRR: -4.9%
• Equity multiple: 0.64×
• Total profit: $-25,132
• Equity at exit: $21,611

Cash invested: $69,986 (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 24017

• Home prices YoY: -28.3%
• Rents YoY: 5.7%
• Active inventory: 151
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,942 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$251 /mo · $3,013/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $-132

Break-even live

Break-even rent $2,109

Max offer price $226,630

Occupancy floor —

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: $62,488
• Closing costs: $7,498
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4626 Autumn Ln NW Roanoke, VA	3.0	2.5	1408	$1,999	$1.42	13d	1	0.62mi
900 Camelot Dr Salem, VA	1.0–3.0	1.0–1.5	905	$1,760	$1.94	13d	10	0.90mi
4310 Tyree Rd NW Roanoke, VA	3.0	1.0	913	$1,650	$1.81	13d	1	1.00mi
3802 Panorama Ave NW #12 Roanoke, VA	3.0	1.0	1100	$995	$0.90	43d	1	1.07mi
777 Roanoke Blvd Salem, VA	1.0–3.0	1.0	779	$1,505	$1.93	13d	12	1.44mi
928 Ohio Ave Salem, VA	3.0	1.0–2.0	992	$2,622	$2.64	13d	1	1.47mi

Listing history 11 events

1. 2026-04-19
   status Pending
2. 2026-04-17
   price $249,950
3. 2026-04-01
   listed $250,000 Active
4. 2020-04-10
   soldstatus $164,950
5. 2020-04-09
   soldstatus $164,950 744-char remark

   Show marketing remark (744 chars)

   Welcome to your fabulous new 4 bedroom 2 bath home! Not only do you have peaceful mountain views from several directions, you will LOVE all the upgrades your new home has to offer. Loads of major renovations have already been completed allowing you to just move in and ENJOY your beautiful new home. Beyond the upgrades this home has a FULL kitchen upstairs and downstairs. It's great for the entertainer or allows you to rent out the basement so you can live almost for free! Upgrades include new 200 amp electrical , new roof, new air conditioner, replacement windows, completely new upstairs bath, refinished hardwoods, and new luxury vinyl floor in basement. This saves you over $25,000!! Come view this house soon as it won't last long!!

6. 2020-02-10
   listed $164,950 744-char remark

   Show marketing remark (744 chars)

   Welcome to your fabulous new 4 bedroom 2 bath home! Not only do you have peaceful mountain views from several directions, you will LOVE all the upgrades your new home has to offer. Loads of major renovations have already been completed allowing you to just move in and ENJOY your beautiful new home. Beyond the upgrades this home has a FULL kitchen upstairs and downstairs. It's great for the entertainer or allows you to rent out the basement so you can live almost for free! Upgrades include new 200 amp electrical , new roof, new air conditioner, replacement windows, completely new upstairs bath, refinished hardwoods, and new luxury vinyl floor in basement. This saves you over $25,000!! Come view this house soon as it won't last long!!

7. 2017-03-30
   soldstatus $123,000 351-char remark

   Show marketing remark (351 chars)

   A great opportunity to purchase a home and make income too! This 4 bedroom brick ranch with updated kitchen, tile shower, is now available. The lower basement level also has kitchen, 2 bedrooms, living room, laundry and rents of $800 per month. Lower level has replacement windows. Your tenants could be paying your mortgage! Front deck to be painted.

8. 2017-03-30
   soldstatus $123,000

   Show marketing remark (351 chars)

   A great opportunity to purchase a home and make income too! This 4 bedroom brick ranch with updated kitchen, tile shower, is now available. The lower basement level also has kitchen, 2 bedrooms, living room, laundry and rents of $800 per month. Lower level has replacement windows. Your tenants could be paying your mortgage! Front deck to be painted.

9. 2017-01-30
   listed $129,999 351-char remark

   Show marketing remark (351 chars)

   A great opportunity to purchase a home and make income too! This 4 bedroom brick ranch with updated kitchen, tile shower, is now available. The lower basement level also has kitchen, 2 bedrooms, living room, laundry and rents of $800 per month. Lower level has replacement windows. Your tenants could be paying your mortgage! Front deck to be painted.

10. 1983-07-25
    soldstatus $39,000
11. 1977-06-16
    soldstatus $28,500

ⓘ 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: $3,013 · $251/mo
• Projected year-2 tax: $3,013 · $251/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 ≥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: $23,301
• − Mortgage interest: −$14,001
• − Property taxes: −$3,013
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,864
• − Management: −$1,864
• − Depreciation: −$7,271
• Taxable loss: −$5,962
• Est. tax savings @ 24.0%: +$1,431
• After-tax cash flow: $-153/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

+777.0% since first listed

11 events — show timeline

• 2026-04-19 Pending — MLSRV
• 2026-04-17 Price Changed $249,950 MLSRV
• 2026-04-01 Listed $250,000 MLSRV
• 2020-04-10 Sold (Public Records) $164,950 Public Records
• 2020-04-09 Sold (MLS) $164,950 MLSRV
• 2020-02-10 Listed $164,950 MLSRV
• 2017-03-30 Sold (Public Records) $123,000 Public Records
• 2017-03-30 Sold (MLS) $123,000 MLSRV
• 2017-01-30 Listed $129,999 MLSRV
• 1983-07-25 Sold (Public Records) $39,000 Public Records
• 1977-06-16 Sold (Public Records) $28,500 Public Records

Property tax history

+13.4%/yr

Latest (2025): $3,013 · +18.6% YoY. Source: county tax records.