1225 Stewart Ave SE · Roanoke, VA 24013

$139,950

2 bd · 1.0 ba · 1,233 sqft · SingleFamily public records · 10 Days on market

Built 1905 10,018 sqft lot Est $158k · 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).

• Cash flow +15.0/30.0
• ARV discount +12.6/15.0
• DSCR +4.6/10.0
• Schools +4.1/10.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't 't miss this opportunity! Beautiful 3 br and 1.5 bath home located just minutes from downtown and Vinton. This home is 1700 sq feet on a double lot. This property has been surveyed. The home has a new roof, new central air and heat pump (all electric), and a washer and dryer hookup. One car garage with access to the alley. Flat yard with partial fencing. Beautiful vaulted ceilings and hardwood floors.

Key facts

• Alley access
• Recently remodeled
• Double lot

Tags

• RECENTLY REMODELED
• UPDATED KITCHEN
• ORIGINAL HARDWOOD FLOORING
• DOUBLE LOT
• DETACHED ONE CAR GARAGE
• ALLEY ACCESS

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Parking: 1 covered parking space
• Utilities: Has heating; Has cooling
• Home design: Residential property; Built in 1905
• Construction: 1905 construction
• Exterior features: Front porch; 0.23-acre lot

Interior

• Kitchen: Built-in microwave
• Bedrooms: 3 bedrooms total, 2 on the main level
• Flooring: Carpet; Tile; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air electric heating; Central cooling
• Interior features: Storage; 7 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $43 ($519/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (11.8% below list).
• Recommended offer: $123k (11.8% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Fallon Park Elementary (math 33% / reading 42%, grade F, #931 of 1,108 statewide, top 84%, 533 students, 99% FRL); John P. Fishwick Middle (math 33% / reading 60%, grade D+, #264 of 342 statewide, top 77%, 501 students, 98% 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 (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 77 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $968 of loan paydown is wiped out by about $4k 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

• Only 10 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.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,370 (11.8% below list)

Questions for the listing agent

1. Built in 1905 — 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. 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: 0.88% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.32%
• DSCR: 1.06
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $157,824
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1514 Church Ave SE	0.20mi	3/1.0 (+1)	1,200 (-3%)	6mo	$140,000	$117	76
1105 Montrose Ave SE	0.40mi	2/1.0	1,203 (-2%)	3mo	$174,000	$145	75
1124 Jamison Ave	0.15mi	3/2.5 (+1)	1,206 (-2%)	6mo	$175,000	$145	73
1138 Murray Ave SE	0.23mi	2/1.0	1,165 (-6%)	10mo	$149,000	$128	71
1014 Jamison Ave SE	0.23mi	2/1.0	1,070 (-13%)	3mo	$45,000	$42	64
1160 Montrose Ave SE	0.29mi	3/1.0 (+1)	1,332 (+8%)	8mo	$130,000	$98	62
117 16th St SE	0.30mi	3/1.5 (+1)	1,400 (+14%)	1mo	$180,000	$129	56
1433 Gladstone Ave SE	0.52mi	2/1.0	1,388 (+13%)	2mo	$95,500	$69	53
711 Stewart Ave SE	0.48mi	3/1.0 (+1)	1,364 (+11%)	6mo	$77,500	$57	50
728 Jamison Ave SE	0.46mi	3/1.5 (+1)	1,348 (+9%)	10mo	$190,000	$141	48
1222 Morningside St SE	0.50mi	3/2.0 (+1)	1,380 (+12%)	2mo	$256,950	$186	47
816 Morrill Ave SE	0.73mi	3/1.5 (+1)	1,414 (+15%)	2mo	$45,000	$32	32

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: -14.2%
• Equity multiple: 0.49×
• Total profit: $-19,926
• Equity at exit: $20,867

10-year hold

• IRR: -5.4%
• Equity multiple: 0.65×
• Total profit: $-13,817
• Equity at exit: $12,100

Cash invested: $39,186 (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 24013

• Home prices YoY: -18.0%
• Active inventory: 77
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,234 high
• Mortgage (P&I): −$734
• Tax from tax record: −$139 /mo · $1,670/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $43

Break-even live

Break-even rent $1,179

Max offer price $139,950

Occupancy floor 91%

Sensitivity live

Price	-10% $122	-5% $83	+0% $43	+5% $4	+10% $-36
Rent	-10% $-54	-5% $-5	+0% $43	+5% $92	+10% $141
Rate	-1.0pp $114	-0.5pp $79	base $43	+0.5pp $7	+1.0pp $-30

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: $34,988
• Closing costs: $4,198
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
922 12th St SE Unit A Roanoke, VA	2.0	1.0	800	$899	$1.12	44d	1	0.17mi
1015 12th St SE Roanoke, VA	3.0	1.0	1072	$923	$0.86	44d	1	0.23mi
1605 Church Ave SE Roanoke, VA	2.0	1.0	776	$1,200	$1.55	14d	1	0.23mi
1016 15th St SE #2 Roanoke, VA	3.0	1.5	1084	$995	$0.92	14d	1	0.32mi
1905 Wise Ave SE Roanoke, VA	2.0	1.0	1044	$1,123	$1.08	14d	1	0.49mi
730 Murray Ave SE Roanoke, VA	3.0	1.0	1163	$1,525	$1.31	21d	1	0.59mi
730 Murray Ave SE Roanoke, VA	3.0	1.0	1163	$1,525	$1.31	44d	1	0.59mi
1513 Morningside St SE Roanoke, VA	2.0	1.0	900	$1,200	$1.33	14d	1	0.66mi
950 Morgan Ave SE Roanoke, VA	2.0	2.0	869	$1,550	$1.78	44d	1	0.88mi
439 Cedar Bluff Ave SE Roanoke, VA	2.0	1.0	716	$2,350	$3.28	14d	1	0.93mi
220 8th St Vinton, VA	2.0	1.0	850	$1,199	$1.41	13d	1	1.00mi
1708 Baldwin Ave NE Unit A Roanoke, VA	2.0	1.5	952	$1,550	$1.63	44d	1	1.00mi
339 Cedar Ave Vinton, VA	2.0	1.0	830	$1,200	$1.45	44d	1	1.06mi
1423 Varnell Ave NE Roanoke, VA	2.0	1.0	720	$1,650	$2.29	14d	1	1.09mi
110 Campbell Ave SW Unit 205 Roanoke, VA	1.0	1.0	800	$1,250	$1.56	44d	1	1.10mi
110 Campbell Ave SW Ste 206 Roanoke, VA	1.0	1.0	750	$1,300	$1.73	44d	1	1.10mi
110 Campbell Ave SW Unit 303 Roanoke, VA	1.0	1.0	780	$1,350	$1.73	21d	1	1.10mi
110 Campbell Ave SW Unit 203 Roanoke, VA	1.0	1.0	780	$1,045	$1.34	44d	1	1.10mi
113 Norfolk Ave SW Unit 12 Roanoke, VA	1.0	1.0	700	$1,050	$1.50	21d	1	1.10mi
113 Norfolk Ave SW Unit 10 Roanoke, VA	1.0	1.0	700	$1,050	$1.50	14d	1	1.10mi
420 Riverland Rd SE Roanoke, VA	2.0	1.0	834	$975	$1.17	21d	1	1.14mi
1816 Bennington St SE Roanoke, VA	2.0	1.5	938	$1,023	$1.09	21d	1	1.15mi
520 Riverland Rd SE Roanoke, VA	2.0	1.0	948	$1,500	$1.58	44d	1	1.17mi
1630 Wayne St NE Roanoke, VA	1.0	1.0	750	$950	$1.27	14d	1	1.18mi
233 W Cleveland Ave Vinton, VA	2.0	1.0	1270	$1,250	$0.98	44d	1	1.19mi
216 Patton Ave NW Unit 2 Roanoke, VA	2.0	1.0	1240	$1,025	$0.83	21d	1	1.21mi
635 Riverland Rd SE Roanoke, VA	2.0	1.0	905	$1,250	$1.38	14d	1	1.21mi
703 Riverland Rd SE Roanoke, VA	2.0	1.0	1000	$1,250	$1.25	44d	1	1.22mi
1712 Wayne St NE Roanoke, VA	2.0	1.0	826	$1,250	$1.51	21d	1	1.23mi
1824 Eastern Ave NE Roanoke, VA	2.0	1.0	863	$1,200	$1.39	44d	1	1.23mi
770 Riverland Rd SE Roanoke, VA	3.0	2.0	1200	$2,100	$1.75	44d	1	1.24mi
217 Mountain Ave SW Unit 217-2 Roanoke, VA	2.0	1.0	700	$945	$1.35	44d	1	1.26mi
1515 Dunbar St NW Roanoke, VA	3.0	2.0	1058	$1,623	$1.53	14d	1	1.27mi
324 Salem Ave SW Apt 203 Roanoke, VA	1.0	1.5	770	$1,750	$2.27	44d	1	1.32mi
333 Harrison Ave NW Roanoke, VA	3.0	2.0	1186	$1,123	$0.95	21d	1	1.35mi
401 Rutherford Ave NW Roanoke, VA	3.0	1.0	1064	$1,450	$1.36	44d	1	1.36mi
355 Highland Ave SW Apt 1 Roanoke, VA	2.0	1.0	900	$1,150	$1.28	21d	1	1.41mi
400 Salem Ave SW Unit 2A Roanoke, VA	1.0	1.0	744	$1,400	$1.88	14d	1	1.42mi
100 Highland Rd Vinton, VA	1.0–2.0	1.0–2.0	665	$1,195	$1.80	13d	1	1.43mi
1119 Franklin Rd SW Unit BensonFranklin 05 Roanoke, VA	2.0	1.0	900	$1,297	$1.44	44d	1	1.45mi

Listing history 12 events

1. 2026-06-03
   status $139,950 Pending 10 DOM
2. 2026-06-02
   days on market $139,950 Active 10 DOM
3. 2026-06-01
   days on market $139,950 Active 9 DOM
4. 2026-05-31
   days on market $139,950 Active 8 DOM
5. 2026-05-30
   days on market $139,950 Active 7 DOM
6. 2026-05-23
   listed $139,950 Active
7. 2022-11-08
   soldstatus $124,950 Closed 410-char remark

   Show marketing remark (410 chars)

   Don't 't miss this opportunity! Beautiful 3 br and 1.5 bath home located just minutes from downtown and Vinton. This home is 1700 sq feet on a double lot. This property has been surveyed. The home has a new roof, new central air and heat pump (all electric), and a washer and dryer hookup. One car garage with access to the alley. Flat yard with partial fencing. Beautiful vaulted ceilings and hardwood floors.

8. 2022-10-09
   status Pending 410-char remark

   Show marketing remark (410 chars)

   Don't 't miss this opportunity! Beautiful 3 br and 1.5 bath home located just minutes from downtown and Vinton. This home is 1700 sq feet on a double lot. This property has been surveyed. The home has a new roof, new central air and heat pump (all electric), and a washer and dryer hookup. One car garage with access to the alley. Flat yard with partial fencing. Beautiful vaulted ceilings and hardwood floors.

9. 2022-10-06
   listed $124,950 Active 410-char remark

   Show marketing remark (410 chars)

   Don't 't miss this opportunity! Beautiful 3 br and 1.5 bath home located just minutes from downtown and Vinton. This home is 1700 sq feet on a double lot. This property has been surveyed. The home has a new roof, new central air and heat pump (all electric), and a washer and dryer hookup. One car garage with access to the alley. Flat yard with partial fencing. Beautiful vaulted ceilings and hardwood floors.

10. 2019-03-19
    soldstatus $14,500
11. 1996-02-19
    soldstatus $25,200
12. 1988-01-27
    soldstatus $23,115

ⓘ 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: $1,670 · $139/mo
• Projected year-2 tax: $1,670 · $139/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 ≥102°F today · 19 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: $14,804
• − Mortgage interest: −$7,839
• − Property taxes: −$1,670
• − Insurance: −$700
• − Repairs & maintenance: −$1,184
• − Management: −$1,184
• − Depreciation: −$4,071
• Taxable loss: −$1,844
• Est. tax savings @ 24.0%: +$443
• After-tax cash flow: $962/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): 8,026
• Household income: $51,290
• Rent vs Own: 56.3% rent · 43.7% own
• Severe rent burden: 345.0

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 57% Black 29% Two or more races 9% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1% Cuban 2%
• Common ancestry: Slovak 2% Greek 1% German 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 6% Vietnamese 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: ▼ -49.00%
• Current HPI: 223.42
• 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

+505.5% since first listed

7 events — show timeline

• 2026-05-23 Listed $139,950 MLSRV
• 2022-11-08 Sold (MLS) $124,950 MLSRV
• 2022-10-09 Pending — MLSRV
• 2022-10-06 Listed $124,950 MLSRV
• 2019-03-19 Sold (Public Records) $14,500 Public Records
• 1996-02-19 Sold (Public Records) $25,200 Public Records
• 1988-01-27 Sold (Public Records) $23,115 Public Records

Property tax history

+10.3%/yr

Latest (2025): $1,670 · +3.4% YoY. Source: county tax records.