428 Riverland Rd SE · Roanoke, VA 24014

$175,000

3 bd · 1.0 ba · 1,416 sqft · SingleFamily public records · 1 Days on market

Built 1910 Est $126k · 39% over

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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 +13.3/30.0
• Rent growth +4.7/5.0
• Schools +4.1/10.0
• DSCR +4.0/10.0
• Livability +3.7/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

ASK YOUR AGENT FOR DETAILS AND SUBMIT ALL OFFERS TO WWW. HUDHOMESTORE. COM. MARKETED BY WWW. HOMETELOSFIRST. COM. EXCLUSIVE AGENCY. MORE PROPERTIES MAY BE FOUND ON WWW. HUDHOMESTORE. COM. GREAT TUDOR WITH CHARM, CHARACTER AND ONE LEVEL LIVING.

Key facts

• Sunny breakfast nook
• Front porch
• Cozy fireplace

Tags

• ORIGINAL HARDWOOD FLOORS
• COZY FIREPLACE
• SUNNY BREAKFAST NOOK
• FRONT PORCH
• FULL WALKOUT BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-1 ($-12/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (15.6% below list).
• Recommended offer: $148k (15.6% 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 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 rising fast (+8.8%/yr); 155 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 $1k of loan paydown is wiped out by about $5k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 22y 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 $71k; list at $175k implies a 145% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,731 (15.6% 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 1910 — 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.02%
• DSCR: 1.00
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $126,024
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
910 Ivy St SE	0.20mi	3/2.0	1,418 (+0%)	2mo	$248,000	$175	84
645 Albemarle Ave SE	0.37mi	3/1.5	1,410 (-0%)	10mo	$125,000	$89	72
816 Morrill Ave SE	0.56mi	3/1.5	1,414 (-0%)	2mo	$45,000	$32	70
628 Montrose Ave SE	0.33mi	2/1.0 (-1)	1,467 (+4%)	6mo	$130,000	$89	68
1626 8th St SE	0.56mi	4/1.5 (+1)	1,476 (+4%)	9mo	$79,000	$54	52
728 Jamison Ave SE	0.75mi	3/1.5	1,348 (-5%)	10mo	$190,000	$141	47
518 6th St SE	0.69mi	3/1.5	1,352 (-4%)	14mo	$70,000	$52	47
1015 Pechin Ave SE	0.61mi	3/2.0	1,549 (+9%)	8mo	$113,000	$73	45
1111 Pechin Ave SE	0.68mi	3/2.0	1,300 (-8%)	7mo	$218,000	$168	44
728 Bullitt Ave SE	0.70mi	3/2.0	1,564 (+10%)	8mo	$95,000	$61	39
930 Penmar Ave SE	0.65mi	3/2.0	1,262 (-11%)	14mo	$200,000	$158	36
815 Bullitt Ave SE	0.72mi	3/2.0	1,613 (+14%)	15mo	$179,950	$112	27

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: -11.1%
• Equity multiple: 0.58×
• Total profit: $-20,616
• Equity at exit: $26,093

10-year hold

• IRR: 4.0%
• Equity multiple: 1.36×
• Total profit: $17,489
• Equity at exit: $15,131

Cash invested: $49,000 (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 24014

• Rents YoY: 8.8%
• Active inventory: 155
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,477 high
• Mortgage (P&I): −$918
• Tax from tax record: −$177 /mo · $2,129/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $-1

Break-even live

Break-even rent $1,479

Max offer price $174,827

Occupancy floor 95%

Sensitivity live

Price	-10% $98	-5% $49	+0% $-1	+5% $-51	+10% $-100
Rent	-10% $-118	-5% $-59	+0% $-1	+5% $57	+10% $116
Rate	-1.0pp $87	-0.5pp $44	base $-1	+0.5pp $-46	+1.0pp $-92

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
520 Riverland Rd SE Roanoke, VA	2.0	1.0	948	$1,500	$1.58	44d	1	0.16mi
635 Riverland Rd SE Roanoke, VA	2.0	1.0	905	$1,250	$1.38	14d	1	0.26mi
703 Riverland Rd SE Roanoke, VA	2.0	1.0	1000	$1,250	$1.25	44d	1	0.27mi
770 Riverland Rd SE Roanoke, VA	3.0	2.0	1200	$2,100	$1.75	44d	1	0.44mi
730 Murray Ave SE Roanoke, VA	3.0	1.0	1163	$1,525	$1.31	22d	1	0.56mi
730 Murray Ave SE Roanoke, VA	3.0	1.0	1163	$1,525	$1.31	44d	1	0.56mi
1119 Franklin Rd SW Unit BensonFranklin 05 Roanoke, VA	2.0	1.0	900	$1,297	$1.44	44d	1	0.67mi
355 Highland Ave SW Apt 1 Roanoke, VA	2.0	1.0	900	$1,150	$1.28	22d	1	0.76mi
1513 Morningside St SE Roanoke, VA	2.0	1.0	900	$1,200	$1.33	14d	1	0.90mi
430 Day Ave SW Unit A Roanoke, VA	2.0	1.0	1444	$1,650	$1.14	44d	1	0.97mi
1015 12th St SE Roanoke, VA	3.0	1.0	1072	$923	$0.86	44d	1	1.00mi
602 Elm Ave Unit B Roanoke, VA	2.0	1.0	1804	$1,250	$0.69	44d	1	1.09mi
909 13th St SE Roanoke, VA	3.0	1.0	1870	$1,199	$0.64	44d	1	1.11mi
2429 Avenham Ave SW Unit 7 Roanoke, VA	3.0	2.5	1536	$2,000	$1.30	22d	1	1.24mi
1016 15th St SE #2 Roanoke, VA	3.0	1.5	1084	$995	$0.92	14d	1	1.25mi
1816 Bennington St SE Roanoke, VA	2.0	1.5	938	$1,023	$1.09	22d	1	1.27mi
711 Suburban Ave SW Roanoke, VA	2.0	1.5	910	$1,050	$1.15	22d	1	1.27mi
1331 Main St SW Roanoke, VA	2.0	1.0	877	$1,023	$1.17	22d	1	1.33mi
216 Patton Ave NW Unit 2 Roanoke, VA	2.0	1.0	1240	$1,025	$0.83	22d	1	1.34mi
743 Suburban Ave SW Unit Suburban 745 Roanoke, VA	2.0	1.0	1134	$1,100	$0.97	14d	1	1.35mi
1625 Padbury Ave SE Roanoke, VA	4.0	1.0	1210	$1,700	$1.40	14d	1	1.36mi
1817 Dale Ave SE Roanoke, VA	3.0	1.0	1820	$2,100	$1.15	44d	1	1.37mi
701 Salem Ave SW Roanoke, VA	2.0	1.0	1250	$1,950	$1.56	44d	1	1.39mi
1922 Catawba St SE Roanoke, VA	4.0	1.0	1629	$2,000	$1.23	22d	1	1.40mi
333 Harrison Ave NW Roanoke, VA	3.0	2.0	1186	$1,123	$0.95	22d	1	1.48mi
2610 Colonial Ave SW Roanoke, VA	3.0	1.0	1104	$1,500	$1.36	44d	1	1.49mi

Listing history 9 events

1. 2026-05-26
   listed $175,000 Active
2. 2013-08-14
   soldstatus $71,358 243-char remark

   Show marketing remark (243 chars)

   ASK YOUR AGENT FOR DETAILS AND SUBMIT ALL OFFERS TO WWW. HUDHOMESTORE. COM. MARKETED BY WWW. HOMETELOSFIRST. COM. EXCLUSIVE AGENCY. MORE PROPERTIES MAY BE FOUND ON WWW. HUDHOMESTORE. COM. GREAT TUDOR WITH CHARM, CHARACTER AND ONE LEVEL LIVING.

3. 2013-07-09
   listed $28,000 243-char remark

   Show marketing remark (243 chars)

   ASK YOUR AGENT FOR DETAILS AND SUBMIT ALL OFFERS TO WWW. HUDHOMESTORE. COM. MARKETED BY WWW. HOMETELOSFIRST. COM. EXCLUSIVE AGENCY. MORE PROPERTIES MAY BE FOUND ON WWW. HUDHOMESTORE. COM. GREAT TUDOR WITH CHARM, CHARACTER AND ONE LEVEL LIVING.

4. 2004-05-21
   soldstatus $85,350 164-char remark

   Show marketing remark (164 chars)

   CHARMING & WELL MAINTAINED HOME. LARGE FAMILY RM W/ FP-GAS LOGS. COZY BREAKFAST NOOK, BUILT IN BOOKCASES. AFFORDABLE & ADORABLE. W/ D TO PASS ''AS IS''.

5. 2004-05-18
   soldstatus $85,350
6. 2004-05-18
   soldstatus $85,350
7. 2004-04-04
   listed $82,500 164-char remark

   Show marketing remark (164 chars)

   CHARMING & WELL MAINTAINED HOME. LARGE FAMILY RM W/ FP-GAS LOGS. COZY BREAKFAST NOOK, BUILT IN BOOKCASES. AFFORDABLE & ADORABLE. W/ D TO PASS ''AS IS''.

8. 1988-03-15
   soldstatus $25,000
9. 1982-09-24
   soldstatus $25,000

ⓘ 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: $2,129 · $177/mo
• Projected year-2 tax: $2,129 · $177/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 · 20 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: $17,728
• − Mortgage interest: −$9,803
• − Property taxes: −$2,129
• − Insurance: −$875
• − Repairs & maintenance: −$1,418
• − Management: −$1,418
• − Depreciation: −$5,091
• Taxable loss: −$3,006
• Est. tax savings @ 24.0%: +$722
• After-tax cash flow: $710/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): 15,300
• Household income: $70,381
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 209.0

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: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 7% Black 5% Hispanic / Latino 5% Asian 1%
• Common ancestry: Serbian 3% Slovak 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -344.06%
• Current HPI: 173.6728
• Rent YoY: ▲ 8.80%
• 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

+600.0% since first listed

9 events — show timeline

• 2026-05-26 Listed $175,000 FSBO.com
• 2013-08-14 Sold (MLS) $71,358 MLSRV
• 2013-07-09 Listed $28,000 MLSRV
• 2004-05-21 Sold (MLS) $85,350 MLSRV
• 2004-05-18 Sold (Public Records) $85,350 Public Records
• 2004-05-18 Sold (Public Records) $85,350 Public Records
• 2004-04-04 Listed $82,500 MLSRV
• 1988-03-15 Sold (Public Records) $25,000 Public Records
• 1982-09-24 Sold (Public Records) $25,000 Public Records

Property tax history

+7.2%/yr

Latest (2025): $2,129 · +5.2% YoY. Source: county tax records.