3114 Yardley Dr NW · Roanoke, VA 24012

$78,000

2 bd · 1.0 ba · 696 sqft · SingleFamily public records · 17 Days on market

Built 1948 6,098 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

FANTASTIC STARTER WITH ROOM TO GROW. NEW WINDOWS TO BE INSTALLED REMODELED BATHROOM FRESH INTERIOR PAINT NICE LEVEL FENCED YARD. THIS IS A GREAT HOME WITH PAYMENTS LESS THAN RENT IN A VERY NICE

Key facts

• Convenient location
• 6,098 sq ft lot
• Built 1948

Tags

• LEVEL FENCED BACKYARD
• CONVENIENT LOCATION

Property features AI

Finance

• Financial info: Annual property tax reported

Exterior

• Utilities: Has heating; Has cooling
• Home design: Residential property; Built in 1948
• Construction: Year built: 1948
• Exterior features: Lot approximately 0.14 acre

Interior

• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Forced air gas heating; Has cooling
• Interior features: Storage; 5 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $77k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.8% 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: Preston Park Elementary (math 33% / reading 51%, grade F, #866 of 1,108 statewide, top 80%, 505 students, 102% FRL); Breckinridge Middle (math 23% / reading 52%, grade F, #315 of 342 statewide, top 93%, 624 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 99% FRL vs 67% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+10.5%/yr); 194 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 113 units permitted in Roanoke city in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $539 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y ago; this cycle's ask has dropped $71k (48%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,830 (1.5% 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: 1.45% ✓
• Cap rate: 10.84%
• Cash-on-cash: 16.23%
• DSCR: 1.72
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $159,384
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2930 Ravenwood Ave NW	0.21mi	2/1.0	690 (-1%)	3mo	$140,000	$203	87
3109 Maplelawn Ave NW	0.03mi	2/1.0	614 (-12%)	3mo	$132,500	$216	77
3211 Maplelawn Ave NW	0.09mi	2/1.0	766 (+10%)	9mo	$185,000	$242	72
4921 Fralin Rd NW	0.47mi	2/1.0	720 (+3%)	13mo	$165,000	$229	62
2613 Cornell Dr NW	0.52mi	2/1.0	752 (+8%)	8mo	$166,000	$221	55
4936 Fralin Rd NW	0.48mi	2/1.0	720 (+3%)	21mo	$187,000	$260	54
4945 Fralin Rd NW	0.51mi	2/1.0	720 (+3%)	20mo	$165,000	$229	53

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 13.1%
• Equity multiple: 1.56×
• Total profit: $12,180
• Equity at exit: $11,630

10-year hold

• IRR: 25.8%
• Equity multiple: 3.85×
• Total profit: $62,159
• Equity at exit: $6,744

Cash invested: $21,840 (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 24012

• Rents YoY: 10.5%
• Active inventory: 194
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,128 high
• Mortgage (P&I): −$409
• Tax from tax record: −$154 /mo · $1,849/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $295

Break-even live

Break-even rent $754

Max offer price $78,000

Occupancy floor 69%

Sensitivity live

Price	-10% $339	-5% $317	+0% $295	+5% $273	+10% $251
Rent	-10% $206	-5% $251	+0% $295	+5% $340	+10% $384
Rate	-1.0pp $335	-0.5pp $315	base $295	+0.5pp $275	+1.0pp $255

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
807 Whitney Ave NW Unit 302B Roanoke, VA	1.0	1.0	650	$795	$1.22	44d	1	0.48mi
4823 Rutgers St NW Roanoke, VA	1.0–3.0	1.0	771	$1,199	$1.56	14d	5	0.53mi
1716 Empress Dr NW Roanoke, VA	1.0–2.0	1.0	671	$1,040	$1.55	14d	1	0.81mi
2807 Oakland Blvd NW Apt 4 Roanoke, VA	1.0	1.0	600	$750	$1.25	44d	1	0.87mi
3111 Ellsworth St NE Roanoke, VA	1.0–2.0	1.0	662	$1,199	$1.81	14d	2	1.15mi
6154 Darby Rd Unit 18 Roanoke, VA	1.0	1.0	550	$900	$1.64	44d	1	1.39mi
2916 Courtland Rd NW Roanoke, VA	2.0	1.0	722	$1,123	$1.56	21d	1	1.48mi

Listing history 15 events

1. 2026-06-13
   pricestatusdays on market $78,000 Pending 17 DOM
2. 2026-06-10
   days on market $148,700 Active 15 DOM
3. 2026-06-09
   days on market $148,700 Active 14 DOM
4. 2026-06-08
   days on market $148,700 Active 13 DOM
5. 2026-06-05
   days on market $148,700 Active 9 DOM
6. 2026-06-03
   days on market $148,700 Active 8 DOM
7. 2026-06-02
   days on market $148,700 Active 7 DOM
8. 2026-06-01
   days on market $148,700 Active 6 DOM
9. 2026-05-31
   days on market $148,700 Active 5 DOM
10. 2026-05-30
    days on market $148,700 Active 4 DOM
11. 2026-05-26
    listed $148,700 Active
12. 2003-06-03
    soldstatus $69,000
13. 2003-06-02
    soldstatus $69,000 193-char remark

    Show marketing remark (193 chars)

    FANTASTIC STARTER WITH ROOM TO GROW. NEW WINDOWS TO BE INSTALLED REMODELED BATHROOM FRESH INTERIOR PAINT NICE LEVEL FENCED YARD. THIS IS A GREAT HOME WITH PAYMENTS LESS THAN RENT IN A VERY NICE

14. 2003-04-16
    soldstatus $69,000
15. 2003-03-13
    listed $69,950 193-char remark

    Show marketing remark (193 chars)

    FANTASTIC STARTER WITH ROOM TO GROW. NEW WINDOWS TO BE INSTALLED REMODELED BATHROOM FRESH INTERIOR PAINT NICE LEVEL FENCED YARD. THIS IS A GREAT HOME WITH PAYMENTS LESS THAN RENT IN A VERY NICE

ⓘ 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: $1,849 · $154/mo
• Projected year-2 tax: $1,849 · $154/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 17 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: $13,533
• − Mortgage interest: −$4,369
• − Property taxes: −$1,849
• − Insurance: −$390
• − Repairs & maintenance: −$1,083
• − Management: −$1,083
• − Depreciation: −$2,269
• Taxable income: $2,490
• Est. tax owed @ 24.0%: −$598
• After-tax cash flow: $2,946/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): 28,235
• Household income: $52,973
• Rent vs Own: 47.2% rent · 52.8% own
• Severe rent burden: 1360.0

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 60% Black 16% Hispanic / Latino 14% Two or more races 13% Asian 4%
• Hispanic origin (detail): Mexican 4% Dominican 1%
• Common ancestry: Romanian 2% Slovak 2% Serbian 1%
• Foreign-born: 11% · Canada, Vietnam, Jamaica
• Languages at home: 84% English-only · Spanish 11% Other Asian/Pacific 2% Vietnamese 2%

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: ▼ -137.94%
• Current HPI: 186.9007
• Rent YoY: ▲ 10.46%
• 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

+112.6% since first listed

5 events — show timeline

• 2026-05-26 Listed $148,700 MLSRV
• 2003-06-03 Sold (Public Records) $69,000 Public Records
• 2003-06-02 Sold (MLS) $69,000 MLSRV
• 2003-04-16 Sold (Public Records) $69,000 Public Records
• 2003-03-13 Listed $69,950 MLSRV

Property tax history

+7.3%/yr

Latest (2025): $1,849 · +7.4% YoY. Source: county tax records.