730 Texas Hollow Rd · Salem, VA 24153

$289,900

3 bd · 2.0 ba · 1,772 sqft · SingleFamily public records · 2 Days on market

Built 1947 1.25 ac lot $164/sqft · 49% above area Est $326k · 11% under

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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).

• ARV discount +12.5/15.0
• Cash flow +7.9/30.0
• Schools +6.4/10.0
• Rent growth +4.0/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• 1% rule +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 4 bedroom and 2 bath home is located West of Salem in the Glenvar School district. It features Vinyl siding, some replacement windows, hardwood floors, a wooded lot with nearly 2 acres, a garage, large paved driveway, and a peaceful neighborhood. This home is move in ready but could use some TLC and updates.

Key facts

• Updated countertops
• Modern lighting
• 1.25 acre lot

Tags

• REFINISHED HARDWOOD FLOORS
• UPDATED COUNTERTOPS
• MODERN LIGHTING
• SPACIOUS OVERSIZED FAMILY ROOM
• FULL WALKOUT BASEMENT
• FRESHLY LANDSCAPED YARD

Property features AI

Exterior

• Parking: 1 covered parking space; Off-street parking available
• Home design: Residential property; Built in 1947
• Construction: Year built 1947
• Exterior features: 1.25-acre lot; Off-street parking

Interior

• Bedrooms: 4 bedrooms total (2 on the main level)
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms (1 on the main level)
• Heating & cooling: Forced air gas heating; Has heating; Has cooling
• Interior features: Insulated storm doors; Clad, insulated windows; Wood flooring; 10 total rooms; One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-315 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (19.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (34.5% below list).
• Recommended offer: $190k (34.5% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 2.9% in Salem — 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 77/100 on livability (#104 in VA, #3,257 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: amenities F, commute F.
• Roanoke County Public School District (suburban): math 71% / reading 78% proficiency, ranked #9 of 131 in VA (top 7%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Glenvar Elementary (math 47% / reading 67%, grade C+, #597 of 1,108 statewide, top 57%, 347 students, 41% FRL); Glenvar Middle (math 70% / reading 76%, grade A, #58 of 342 statewide, top 17%, 430 students, 35% FRL); Glenvar High (math 87% / reading 92%, grade A+, #8 of 319 statewide, top 3%, 627 students, 32% FRL).
• Market conditions: Rents rising fast (+6.0%/yr); 274 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 360 units permitted in Roanoke County in 2024 (228 in 5+ unit buildings).
• This rent runs 31% of the median local income ($74k/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 $9k of value loss. Plan a longer hold.
• Roanoke County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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 $192k; list at $290k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,948 (34.5% 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 1947 — 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. 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?
6. 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.
7. 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.
8. 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: 0.66% ✗
• Cap rate: 4.99%
• Cash-on-cash: -4.66%
• DSCR: 0.79
• GRM: 12.7

CMA / ARV

• ARV (median comp): $326,068
• List price: $289,900
• Delta: -11.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2808 Creekwood Dr	0.36mi	3/2.0	1,750 (-1%)	3mo	$285,000	$163	79
3025 Creekwood Dr	0.31mi	4/2.0 (+1)	1,750 (-1%)	19mo	$285,000	$163	62
2718 Fletcher St	0.65mi	4/2.0 (+1)	1,750 (-1%)	4mo	$311,710	$178	59
4530 Lomond Cir	0.66mi	3/2.0	1,835 (+4%)	7mo	$348,000	$190	57
366 Howard Dr	0.54mi	2/2.0 (-1)	1,719 (-3%)	9mo	$279,500	$163	57
2657 Creekwood Dr	0.31mi	3/2.0	2,000 (+13%)	16mo	$255,000	$128	50
2871 Silver Leaf Dr	0.34mi	3/2.0	2,000 (+13%)	16mo	$279,900	$140	50
4503 Alleghany Dr	0.54mi	3/2.0	1,508 (-15%)	2mo	$325,000	$216	48
513 Fort Lewis Blvd	0.54mi	4/3.0 (+1)	1,818 (+3%)	18mo	$280,000	$154	46
2829 Creekwood Dr	0.36mi	3/1.0	2,000 (+13%)	15mo	$255,000	$128	45
2617 Beaver Brook Rd	0.35mi	3/1.0	2,000 (+13%)	20mo	$247,000	$124	42
335 Fort Lewis Blvd	0.72mi	4/3.0 (+1)	1,982 (+12%)	2mo	$370,000	$187	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 · 5.98% rent growth · sell at horizon

5-year hold

• IRR: -21.3%
• Equity multiple: 0.25×
• Total profit: $-61,269
• Equity at exit: $43,225

10-year hold

• IRR: -9.7%
• Equity multiple: 0.34×
• Total profit: $-53,963
• Equity at exit: $25,065

Cash invested: $81,172 (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 24153

• Rents YoY: 6.0%
• Active inventory: 274
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $1,899 medium
• Mortgage (P&I): −$1,520
• Tax from tax record: −$175 /mo · $2,096/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $-315

Break-even live

Break-even rent $2,298

Max offer price $234,229

Occupancy floor —

Sensitivity live

Price	-10% $-151	-5% $-233	+0% $-315	+5% $-397	+10% $-479
Rent	-10% $-465	-5% $-390	+0% $-315	+5% $-240	+10% $-165
Rate	-1.0pp $-169	-0.5pp $-241	base $-315	+0.5pp $-390	+1.0pp $-467

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2868 Silver Leaf Dr Salem, VA	4.0	2.0	1710	$2,220	$1.30	15d	1	0.33mi

Listing history 6 events

1. 2026-05-08
   status Pending 705-char remark
2. 2026-05-06
   listed $289,900 Active 705-char remark
3. 2022-06-03
   soldstatus $192,000
4. 2022-06-02
   soldstatus $192,000 Closed 316-char remark

   Show marketing remark (316 chars)

   This 4 bedroom and 2 bath home is located West of Salem in the Glenvar School district. It features Vinyl siding, some replacement windows, hardwood floors, a wooded lot with nearly 2 acres, a garage, large paved driveway, and a peaceful neighborhood. This home is move in ready but could use some TLC and updates.

5. 2022-04-29
   listed $190,000 316-char remark

   Show marketing remark (316 chars)

   This 4 bedroom and 2 bath home is located West of Salem in the Glenvar School district. It features Vinyl siding, some replacement windows, hardwood floors, a wooded lot with nearly 2 acres, a garage, large paved driveway, and a peaceful neighborhood. This home is move in ready but could use some TLC and updates.

6. 2022-04-29
   historical 316-char remark

   Show marketing remark (316 chars)

   This 4 bedroom and 2 bath home is located West of Salem in the Glenvar School district. It features Vinyl siding, some replacement windows, hardwood floors, a wooded lot with nearly 2 acres, a garage, large paved driveway, and a peaceful neighborhood. This home is move in ready but could use some TLC and updates.

ⓘ 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: $2,096 · $175/mo
• Projected year-2 tax: $2,377 · $198/mo
• Expected delta: +$281/yr (+$23/mo · 13.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 20 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: $22,794
• − Mortgage interest: −$16,239
• − Property taxes: −$2,096
• − Insurance: −$1,450
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$8,433
• Taxable loss: −$9,071
• Est. tax savings @ 24.0%: +$2,177
• After-tax cash flow: $-1,605/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 County Public School District
• NCES district ID: 5103330
• Math proficiency: 71% ▼ -19.00%
• Reading proficiency: 78% ▼ -6.00%
• Median HH income: $60,526
• Composite: 64.08/100
• National rank: #578
• State rank: #9 of 131 in VA

Livability — Salem

• Score: 77/100
• State rank: #104
• US rank: #3257

Category grades

Amenities F Commute F Cost of living A Crime C+ Employment B- Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Salem City · 38,914 people
• City population: 38,914
• Metro: Roanoke, VA
• Population (ZIP): 38,914
• Household income: $74,260
• Rent vs Own: 28.7% rent · 71.3% own
• Severe rent burden: 1115.0

Population outlook (Roanoke County) Hauer SSP2

• Today (2025): 98,162 people
• By 2030: 99,793 · +1.7%
• By 2040: 101,965 · +3.9%
• By 2050: 103,328 · +5.3%
• By 2075: 108,641 · +10.7%
• By 2100: 104,845 · +6.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 6% Hispanic / Latino 4% Two or more races 4% Asian 2%
• Common ancestry: Serbian 2% Slovak 2% Romanian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Roanoke

• 2024 margin: Strong R (+22.5) · D 38.2% · R 60.7% · Other 1.1%
• 2008→2024 swing: -1.4pp toward R · 2008: -21.1pp · 2024: -22.5pp
• All cycles: 2024: R+22.5 2020: R+21.8 2016: R+28.1 2012: R+25.6 2008: R+21.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -259.46%
• Current HPI: 170.8986
• Rent YoY: ▲ 5.98%
• 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

+52.6% since first listed

6 events — show timeline

• 2026-05-08 Pending — MLSRV
• 2026-05-06 Listed $289,900 MLSRV
• 2022-06-03 Sold (Public Records) $192,000 Public Records
• 2022-06-02 Sold (MLS) $192,000 MLSRV
• 2022-04-29 Listing Removed — MLSRV
• 2022-04-29 Listed $190,000 MLSRV

Property tax history

+3.5%/yr

Latest (2025): $2,096 · +5.5% YoY. Source: county tax records.