519 Rutherford Ave NW · Roanoke, VA 24016

$82,541

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 508 Days on market

Built 1915 3,240 sqft lot $123/sqft · 22% below area Est $106k · 22% under

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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 +29.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Investment Opportunity. 2 BR on Level lot, convenient to downtown

Key facts

• 3,240 sq ft lot
• Built 1915
• Listed 508 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $83k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $83k).
• Recommended offer: $73k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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 flat; 91 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $571 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.

Negotiation context

• It's been on market 508 days — a 12% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $52k; list at $83k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,636 (12.0% below list)

Questions for the listing agent

1. It's been on market 508 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 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.25% ✓
• Cap rate: 10.50%
• Cash-on-cash: 15.04%
• DSCR: 1.67
• GRM: 6.7

CMA / ARV

• ARV (median comp): $105,774
• List price: $82,541
• Delta: -21.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
316 Hanover Ave NW	0.28mi	2/1.0	682 (+2%)	17mo	$104,950	$154	71
812 6th St NW	0.10mi	3/1.0 (+1)	721 (+7%)	17mo	$68,000	$94	64
1017 Mercer Ave NW	0.56mi	2/1.0	750 (+12%)	16mo	$139,000	$185	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 · 0.72% rent growth · sell at horizon

5-year hold

• IRR: -0.9%
• Equity multiple: 0.97×
• Total profit: $-751
• Equity at exit: $12,307

10-year hold

• IRR: 6.2%
• Equity multiple: 1.41×
• Total profit: $9,576
• Equity at exit: $7,137

Cash invested: $23,111 (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 24016

• Home prices YoY: -27.6%
• Rents YoY: 0.7%
• Active inventory: 91
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,030 high
• Mortgage (P&I): −$433
• Tax from tax record: −$57 /mo · $684/yr
• Insurance: −$34
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $234

Break-even live

Break-even rent $734

Max offer price $82,541

Occupancy floor 72%

Sensitivity live

Price	-10% $281	-5% $258	+0% $234	+5% $211	+10% $187
Rent	-10% $153	-5% $193	+0% $234	+5% $275	+10% $316
Rate	-1.0pp $276	-0.5pp $255	base $234	+0.5pp $213	+1.0pp $191

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: $20,635
• Closing costs: $2,476
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
416 Hanover Ave NW Roanoke, VA	2.0	1.0	682	$1,195	$1.75	14d	1	0.27mi
717 Orange Ave NW Roanoke, VA	2.0	1.0	738	$900	$1.22	44d	1	0.27mi
357 Salem Ave SW Apt 405 Roanoke, VA	1.0	1.0	544	$955	$1.76	22d	1	0.51mi
113 Norfolk Ave SW Unit 10 Roanoke, VA	1.0	1.0	700	$1,050	$1.50	14d	1	0.55mi
113 Norfolk Ave SW Unit 12 Roanoke, VA	1.0	1.0	700	$1,050	$1.50	22d	1	0.55mi
400 Salem Ave SW Unit 2A Roanoke, VA	1.0	1.0	744	$1,400	$1.88	14d	1	0.56mi
110 Campbell Ave SW Ste 206 Roanoke, VA	1.0	1.0	750	$1,300	$1.73	44d	1	0.63mi
1314 Moorman Ave NW Apt E Roanoke, VA	1.0	1.0	500	$750	$1.50	14d	1	0.66mi
829 Salem Ave SW Unit 3 Roanoke, VA	1.0	1.0	443	$1,900	$4.29	14d	1	0.67mi
631 Campbell Ave SW Unit 111 Roanoke, VA	1.0	1.0	575	$1,035	$1.80	22d	1	0.67mi
2916 Courtland Rd NW Roanoke, VA	2.0	1.0	722	$1,123	$1.56	22d	1	0.95mi
601 Orange Ave NE Roanoke, VA	1.0	1.0	518	$1,234	$2.38	14d	9	0.96mi
217 Mountain Ave SW Unit 217-2 Roanoke, VA	2.0	1.0	700	$945	$1.35	44d	1	0.98mi
1630 Wayne St NE Roanoke, VA	1.0	1.0	750	$950	$1.27	14d	1	1.00mi
806 Stewart Ave SE Roanoke, VA	1.0	1.0	651	$875	$1.34	22d	1	1.15mi
120 Avendale Ave NE Unit 3 Roanoke, VA	1.0	1.0	700	$850	$1.21	22d	1	1.21mi
501 Allison Ave SW Apt 07 Roanoke, VA	2.0	1.0	629	$895	$1.42	44d	1	1.27mi
420 Allison Ave SW Apt 3 Roanoke, VA	1.0	1.0	723	$950	$1.31	22d	1	1.29mi
1624 Chapman Ave SW Unit A6 Roanoke, VA	1.0	1.0	650	$799	$1.23	22d	1	1.29mi
439 Cedar Bluff Ave SE Roanoke, VA	2.0	1.0	716	$2,350	$3.28	14d	1	1.34mi
601 Highland Ave SE Apt B Roanoke, VA	2.0	1.0	617	$975	$1.58	22d	1	1.37mi
622 Allison Ave SW Roanoke, VA	1.0	1.0	500	$875	$1.75	14d	1	1.37mi
2807 Oakland Blvd NW Apt 4 Roanoke, VA	1.0	1.0	600	$750	$1.25	44d	1	1.50mi

Listing history 32 events

1. 2026-06-21
   days on market $82,541 Active 508 DOM
2. 2026-06-18
   days on market $82,541 Active 505 DOM
3. 2026-06-17
   days on market $82,541 Active 504 DOM
4. 2026-06-16
   days on market $82,541 Active 503 DOM
5. 2026-06-15
   days on market $82,541 Active 502 DOM
6. 2026-06-14
   days on market $82,541 Active 500 DOM
7. 2026-06-13
   days on market $82,541 Active 499 DOM
8. 2026-06-10
   days on market $82,541 Active 497 DOM
9. 2026-06-09
   days on market $82,541 Active 496 DOM
10. 2026-06-08
    days on market $82,541 Active 495 DOM
11. 2026-06-05
    days on market $82,541 Active 491 DOM
12. 2026-06-03
    days on market $82,541 Active 490 DOM
13. 2026-06-02
    days on market $82,541 Active 489 DOM
14. 2026-06-01
    days on market $82,541 Active 488 DOM
15. 2026-05-31
    days on market $82,541 Active 487 DOM
16. 2026-05-30
    days on market $82,541 Active 486 DOM
17. 2026-02-05
    price $82,541 71-char remark

    Show marketing remark (71 chars)

    Great Investment Opportunity. 2 BR on Level lot, convenient to downtown

18. 2026-01-05
    price $84,225 71-char remark

    Show marketing remark (71 chars)

    Great Investment Opportunity. 2 BR on Level lot, convenient to downtown

19. 2025-11-12
    price $85,944 71-char remark

    Show marketing remark (71 chars)

    Great Investment Opportunity. 2 BR on Level lot, convenient to downtown

20. 2025-10-08
    price $87,698 71-char remark

    Show marketing remark (71 chars)

    Great Investment Opportunity. 2 BR on Level lot, convenient to downtown

21. 2025-09-03
    price $89,488 71-char remark

    Show marketing remark (71 chars)

    Great Investment Opportunity. 2 BR on Level lot, convenient to downtown

22. 2025-08-08
    price $91,314 71-char remark

    Show marketing remark (71 chars)

    Great Investment Opportunity. 2 BR on Level lot, convenient to downtown

23. 2025-06-26
    price $93,177 71-char remark

    Show marketing remark (71 chars)

    Great Investment Opportunity. 2 BR on Level lot, convenient to downtown

24. 2025-05-18
    price $95,079 71-char remark

    Show marketing remark (71 chars)

    Great Investment Opportunity. 2 BR on Level lot, convenient to downtown

25. 2025-04-11
    price $97,020 71-char remark

    Show marketing remark (71 chars)

    Great Investment Opportunity. 2 BR on Level lot, convenient to downtown

26. 2025-03-07
    price $99,000 71-char remark

    Show marketing remark (71 chars)

    Great Investment Opportunity. 2 BR on Level lot, convenient to downtown

27. 2025-01-29
    listed $110,000 Active 71-char remark

    Show marketing remark (71 chars)

    Great Investment Opportunity. 2 BR on Level lot, convenient to downtown

28. 2015-12-10
    soldstatus $52,000
29. 2008-04-03
    soldstatus $62,000
30. 2006-09-01
    soldstatus $17,200
31. 2006-09-01
    soldstatus $17,200
32. 1982-05-21
    soldstatus $17,100

ⓘ 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: $684 · $57/mo
• Projected year-2 tax: $684 · $57/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 7/10 Severe FEMA zone X (unshaded) · 59% 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,364
• − Mortgage interest: −$4,624
• − Property taxes: −$684
• − Insurance: −$1,079
• − Repairs & maintenance: −$989
• − Management: −$989
• − Depreciation: −$2,401
• Taxable income: $1,598
• Est. tax owed @ 24.0%: −$383
• After-tax cash flow: $2,426/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): 10,521
• Household income: $46,512
• Rent vs Own: 78.7% rent · 21.3% own
• Severe rent burden: 728.0

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 48% White 42% Two or more races 5% Hispanic / Latino 4% Asian 2%
• Common ancestry: Italian 2% Serbian 1% Lithuanian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 2% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -98.06%
• Current HPI: 257.8158
• Rent YoY: ▲ 0.72%
• 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

+382.7% since first listed

16 events — show timeline

• 2026-02-05 Price Changed $82,541 MLSRV
• 2026-01-05 Price Changed $84,225 MLSRV
• 2025-11-12 Price Changed $85,944 MLSRV
• 2025-10-08 Price Changed $87,698 MLSRV
• 2025-09-03 Price Changed $89,488 MLSRV
• 2025-08-08 Price Changed $91,314 MLSRV
• 2025-06-26 Price Changed $93,177 MLSRV
• 2025-05-18 Price Changed $95,079 MLSRV
• 2025-04-11 Price Changed $97,020 MLSRV
• 2025-03-07 Price Changed $99,000 MLSRV
• 2025-01-29 Listed $110,000 MLSRV
• 2015-12-10 Sold (Public Records) $52,000 Public Records
• 2008-04-03 Sold (Public Records) $62,000 Public Records
• 2006-09-01 Sold (Public Records) $17,200 Public Records
• 2006-09-01 Sold (Public Records) $17,200 Public Records
• 1982-05-21 Sold (Public Records) $17,100 Public Records

Property tax history

+4.1%/yr

Latest (2025): $684 · +12.4% YoY. Source: county tax records.