5703 Green Ridge Rd · Roanoke, VA 24019

$184,500

3 bd · 1.0 ba · 950 sqft · SingleFamily public records · 60 Days on market

Built 1971 0.29 ac lot $194/sqft · 7% below area Est $199k · 7% 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).

• Cash flow +13.2/30.0
• ARV discount +10.7/15.0
• Schools +6.4/10.0
• DSCR +4.0/10.0
• Livability +3.7/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Diamond in the Rough This 3-bedroom 1-bath home offers 950 sq. ft. of potential in a fantastic Roanoke County location right on the county/city line—but on the county side with great Roanoke County schools. This house is listed below tax value! With recent updates including new luxury vinyl flooring throughout, fresh paint and replacement windows, this home is move-in ready. The remodeled kitchen features brand-new countertops, refrigerator, stove, dishwasher and sink, making meal prep a breeze. Enjoy gas heat with central air conditioning for year-round comfort. The oversized attached garage provides extra storage or workspace while the screened-in back porch is perfect for outdoor dining or relaxing. Conveniently located near both Roanoke , Bedford and Salem!

Key facts

• 0.29 acre lot
• Garage
• Built 1971

Property features AI

Finance

• Financial info: Annual taxes listed as $2,102

Exterior

• Parking: 1 covered parking space
• Home design: Residential property; Built in 1971
• Exterior features: Lot approximately 0.29 acres

Interior

• Bedrooms: 3 bedrooms, all on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air gas heating; Has cooling
• Interior features: Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $184k.

Deal economics

• At list price, monthly cash flow is $-68 ($-820/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (6.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (16.5% below list).
• Recommended offer: $154k (16.5% 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 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: Glen Cove Elementary (math 67% / reading 82%, grade A, #220 of 1,108 statewide, top 22%, 407 students, 48% FRL); Northside Middle (math 63% / reading 68%, grade A-, #116 of 342 statewide, top 35%, 627 students, 53% FRL); Northside High (math 80% / reading 87%, grade A, #30 of 319 statewide, top 10%, 950 students, 47% FRL) — zoned schools average 50% FRL vs 22% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 180 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 360 units permitted in Roanoke County in 2024 (228 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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

• It's been on market 60 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,991 (16.5% 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. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.83% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.04%
• DSCR: 1.00
• GRM: 10.0

CMA / ARV

• ARV (median comp): $198,552
• List price: $184,500
• Delta: -7.08%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5552 Lamplighter Dr	0.61mi	3/1.5	1,075 (+13%)	4mo	$275,000	$256	45
4926 Northwood Dr NW	0.61mi	3/2.0	1,091 (+15%)	1mo	$245,000	$225	42
1716 Pexton Ave	0.65mi	2/1.5 (-1)	912 (-4%)	24mo	$209,950	$230	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -18.9%
• Equity multiple: 0.34×
• Total profit: $-34,219
• Equity at exit: $27,510

10-year hold

• IRR: -11.4%
• Equity multiple: 0.32×
• Total profit: $-35,282
• Equity at exit: $15,952

Cash invested: $51,660 (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 24019

• Active inventory: 180
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,540 medium
• Mortgage (P&I): −$968
• Tax from tax record: −$174 /mo · $2,088/yr
• Insurance: −$77
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $-68

Break-even live

Break-even rent $1,626

Max offer price $172,430

Occupancy floor 99%

Sensitivity live

Price	-10% $36	-5% $-16	+0% $-68	+5% $-121	+10% $-173
Rent	-10% $-190	-5% $-129	+0% $-68	+5% $-8	+10% $53
Rate	-1.0pp $25	-0.5pp $-21	base $-68	+0.5pp $-116	+1.0pp $-165

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: $46,125
• Closing costs: $5,535
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1741 Pexton Ave Salem, VA	3.0	1.0	792	$1,452	$1.83	15d	1	0.61mi
4310 Tyree Rd NW Roanoke, VA	3.0	1.0	913	$1,650	$1.81	15d	1	1.21mi

Listing history 32 events

1. 2026-06-22
   days on market $184,500 Active 60 DOM
2. 2026-06-18
   days on market $184,500 Active 57 DOM
3. 2026-06-17
   days on market $184,500 Active 56 DOM
4. 2026-06-16
   days on market $184,500 Active 55 DOM
5. 2026-06-15
   remarks 539-char remark
6. 2026-06-15
   days on market $184,500 Active 54 DOM
7. 2026-06-14
   days on market $184,500 Active 52 DOM
8. 2026-06-13
   days on market $184,500 Active 51 DOM
9. 2026-06-10
   pricedays on market $184,500 Active 49 DOM
10. 2026-06-09
    days on market $205,000 Active 48 DOM
11. 2026-06-08
    days on market $205,000 Active 47 DOM
12. 2026-06-05
    remarks 534-char remark
13. 2026-06-05
    days on market $205,000 Active 43 DOM
14. 2026-06-02
    days on market $205,000 Active 41 DOM
15. 2026-06-01
    days on market $205,000 Active 40 DOM
16. 2026-05-31
    days on market $205,000 Active 39 DOM
17. 2026-05-30
    days on market $205,000 Active 38 DOM
18. 2026-04-21
    listed $205,000 Active 465-char remark
19. 2025-05-07
    soldstatus $211,000
20. 2025-05-06
    soldstatus $211,000 Closed 778-char remark

    Show marketing remark (778 chars)

    Diamond in the Rough This 3-bedroom 1-bath home offers 950 sq. ft. of potential in a fantastic Roanoke County location right on the county/city line—but on the county side with great Roanoke County schools. This house is listed below tax value! With recent updates including new luxury vinyl flooring throughout, fresh paint and replacement windows, this home is move-in ready. The remodeled kitchen features brand-new countertops, refrigerator, stove, dishwasher and sink, making meal prep a breeze. Enjoy gas heat with central air conditioning for year-round comfort. The oversized attached garage provides extra storage or workspace while the screened-in back porch is perfect for outdoor dining or relaxing. Conveniently located near both Roanoke , Bedford and Salem!

21. 2025-04-07
    status Pending 778-char remark

    Show marketing remark (778 chars)

    Diamond in the Rough This 3-bedroom 1-bath home offers 950 sq. ft. of potential in a fantastic Roanoke County location right on the county/city line—but on the county side with great Roanoke County schools. This house is listed below tax value! With recent updates including new luxury vinyl flooring throughout, fresh paint and replacement windows, this home is move-in ready. The remodeled kitchen features brand-new countertops, refrigerator, stove, dishwasher and sink, making meal prep a breeze. Enjoy gas heat with central air conditioning for year-round comfort. The oversized attached garage provides extra storage or workspace while the screened-in back porch is perfect for outdoor dining or relaxing. Conveniently located near both Roanoke , Bedford and Salem!

22. 2025-04-03
    listed $199,800 Active 778-char remark

    Show marketing remark (778 chars)

    Diamond in the Rough This 3-bedroom 1-bath home offers 950 sq. ft. of potential in a fantastic Roanoke County location right on the county/city line—but on the county side with great Roanoke County schools. This house is listed below tax value! With recent updates including new luxury vinyl flooring throughout, fresh paint and replacement windows, this home is move-in ready. The remodeled kitchen features brand-new countertops, refrigerator, stove, dishwasher and sink, making meal prep a breeze. Enjoy gas heat with central air conditioning for year-round comfort. The oversized attached garage provides extra storage or workspace while the screened-in back porch is perfect for outdoor dining or relaxing. Conveniently located near both Roanoke , Bedford and Salem!

23. 2024-04-23
    status Pending
24. 2024-04-23
    historical
25. 2024-04-18
    price $195,900
26. 2024-04-17
    price $195,000
27. 2024-03-22
    listed $205,000 Active
28. 2018-01-03
    soldstatus $97,000
29. 2017-12-29
    soldstatus $97,000
30. 2017-10-12
    listed $114,950
31. 1997-02-01
    soldstatus $69,900
32. 1990-02-01
    soldstatus $60,000

ⓘ 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: $2,088 · $174/mo
• Projected year-2 tax: $2,088 · $174/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 8/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 19 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: $18,479
• − Mortgage interest: −$10,335
• − Property taxes: −$2,088
• − Insurance: −$1,720
• − Repairs & maintenance: −$1,478
• − Management: −$1,478
• − Depreciation: −$5,367
• Taxable loss: −$3,988
• Est. tax savings @ 24.0%: +$957
• After-tax cash flow: $137/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 — 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

• County: Roanoke County · 67,305 people
• City population: 168,930
• Metro: Roanoke, VA
• Population (ZIP): 28,585
• Household income: $77,870
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 512.0

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 (76%)
• Race & ethnicity: White 76% Black 13% Two or more races 4% Hispanic / Latino 4% Asian 3%
• Common ancestry: Serbian 2% Slovak 2% Romanian 1%
• Foreign-born: 7% · Canada, Vietnam, China
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% Other Asian/Pacific 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: ▼ -236.33%
• Current HPI: 179.1326
• Rent YoY: —
• 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

+207.5% since first listed

16 events — show timeline

• 2026-06-09 Price Changed $184,500 MLSRV
• 2026-04-21 Listed $205,000 MLSRV
• 2025-05-07 Sold (Public Records) $211,000 Public Records
• 2025-05-06 Sold (MLS) $211,000 MLSRV
• 2025-04-07 Pending — MLSRV
• 2025-04-03 Listed $199,800 MLSRV
• 2024-04-23 Pending — MLSRV
• 2024-04-23 Listing Removed — MLSRV
• 2024-04-18 Price Changed $195,900 MLSRV
• 2024-04-17 Price Changed $195,000 MLSRV
• 2024-03-22 Listed $205,000 MLSRV
• 2018-01-03 Sold (Public Records) $97,000 Public Records
• 2017-12-29 Sold (MLS) $97,000 MLSRV
• 2017-10-12 Listed $114,950 MLSRV
• 1997-02-01 Sold (Public Records) $69,900 Public Records
• 1990-02-01 Sold (Public Records) $60,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $2,088 · +4.0% YoY. Source: county tax records.