626 Tazewell Ave SE · Roanoke, VA 24013

$85,927

4 bd · 2.0 ba · 1,652 sqft · SingleFamily public records · 646 Days on market

Built 1900 4,400 sqft lot $52/sqft · 46% below area Est $158k · 46% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.1/10.0
• 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

This property is subject to a 5% buyer's premium pursuant to the Auction Terms & Conditions (minimums may apply). This is a reserve auction and all offers are subject to seller approval. ''Buyer representing self will not be paid a broker co-op commission'' Large two story home close to downtown Roanoke. Taxes and Sqft per Roanoke City GIS Buyer responsible for all inspections and to verify all information.

Key facts

• 4,400 sq ft lot
• Built 1900
• Listed 646 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $86k.

Deal economics

• At list price, monthly cash flow is $688 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $86k).
• Recommended offer: $76k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.9% 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: 77 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% of comp listings sitting > 30 days — soft ceiling on asking rent; 113 units permitted in Roanoke city in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $594 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 646 days — a 12% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 1900 — 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 $75,615 (12.0% below list)

Questions for the listing agent

1. It's been on market 646 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.85% ✓
• Cap rate: 15.90%
• Cash-on-cash: 34.31%
• DSCR: 2.53
• GRM: 4.5

CMA / ARV

• ARV (median comp): $158,298
• List price: $85,927
• Delta: -45.72%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
611 Church Ave SE	0.04mi	4/2.0	1,472 (-11%)	1mo	$165,000	$112	79
703 Elm Ave SE	0.34mi	3/2.0 (-1)	1,678 (+2%)	2mo	$169,900	$101	74
128 10 1/2 St SE	0.36mi	3/1.0 (-1)	1,657 (+0%)	6mo	$155,000	$94	69
624 Albemarle Ave SE	0.51mi	4/2.0	1,698 (+3%)	3mo	$65,000	$38	69
728 Bullitt Ave SE	0.26mi	3/2.0 (-1)	1,564 (-5%)	8mo	$95,000	$61	67
1227 Buena Vista Blvd SE	0.63mi	4/1.0	1,632 (-1%)	7mo	$169,900	$104	58
1503 Wise Ave SE	0.67mi	4/1.5	1,752 (+6%)	8mo	$68,000	$39	50
1008 11th St SE	0.52mi	3/1.0 (-1)	1,533 (-7%)	6mo	$199,000	$130	50
127 Patton Ave NW	0.69mi	3/2.0 (-1)	1,550 (-6%)	8mo	$68,000	$44	46
1215 Tazewell Ave SE	0.52mi	3/1.0 (-1)	1,476 (-11%)	4mo	$82,500	$56	45
645 Albemarle Ave SE	0.53mi	3/1.5 (-1)	1,410 (-15%)	10mo	$125,000	$89	36
816 Morrill Ave SE	0.74mi	3/1.5 (-1)	1,414 (-14%)	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: 29.7%
• Equity multiple: 2.24×
• Total profit: $29,897
• Equity at exit: $12,812

10-year hold

• IRR: 37.0%
• Equity multiple: 4.43×
• Total profit: $82,486
• Equity at exit: $7,429

Cash invested: $24,060 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,592 high
• Mortgage (P&I): −$451
• Tax from tax record: −$83 /mo · $998/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $688

Break-even live

Break-even rent $721

Max offer price $85,927

Occupancy floor 52%

Sensitivity live

Price	-10% $737	-5% $712	+0% $688	+5% $664	+10% $639
Rent	-10% $562	-5% $625	+0% $688	+5% $751	+10% $814
Rate	-1.0pp $731	-0.5pp $710	base $688	+0.5pp $666	+1.0pp $643

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: $21,482
• Closing costs: $2,578
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
730 Murray Ave SE Roanoke, VA	3.0	1.0	1163	$1,525	$1.31	45d	1	0.47mi
730 Murray Ave SE Roanoke, VA	3.0	1.0	1163	$1,525	$1.31	22d	1	0.47mi
1015 12th St SE Roanoke, VA	3.0	1.0	1072	$923	$0.86	45d	1	0.60mi
909 13th St SE Roanoke, VA	3.0	1.0	1870	$1,199	$0.64	45d	1	0.61mi
1016 15th St SE #2 Roanoke, VA	3.0	1.5	1084	$995	$0.92	14d	1	0.83mi
1817 Dale Ave SE Roanoke, VA	3.0	1.0	1820	$2,100	$1.15	45d	1	0.85mi
119 18th St SE Roanoke, VA	4.0	2.0	2104	$1,500	$0.71	14d	1	0.89mi
333 Harrison Ave NW Roanoke, VA	3.0	2.0	1186	$1,123	$0.95	22d	1	0.90mi
401 Rutherford Ave NW Roanoke, VA	3.0	1.0	1064	$1,450	$1.36	45d	1	0.92mi
1515 Dunbar St NW Roanoke, VA	3.0	2.0	1058	$1,623	$1.53	14d	1	1.02mi
770 Riverland Rd SE Roanoke, VA	3.0	2.0	1200	$2,100	$1.75	45d	1	1.12mi
1017 Ferdinand Ave SW Roanoke, VA	4.0	2.5	2248	$1,795	$0.80	45d	1	1.47mi
2109 Colgate St NE Roanoke, VA	3.0	1.0	1240	$1,700	$1.37	14d	1	1.49mi

Listing history 35 events

1. 2026-06-21
   days on market $85,927 Active 646 DOM
2. 2026-06-18
   days on market $85,927 Active 643 DOM
3. 2026-06-17
   days on market $85,927 Active 642 DOM
4. 2026-06-16
   days on market $85,927 Active 641 DOM
5. 2026-06-15
   days on market $85,927 Active 640 DOM
6. 2026-06-14
   days on market $85,927 Active 638 DOM
7. 2026-06-13
   days on market $85,927 Active 637 DOM
8. 2026-06-10
   days on market $85,927 Active 635 DOM
9. 2026-06-09
   days on market $85,927 Active 634 DOM
10. 2026-06-08
    days on market $85,927 Active 633 DOM
11. 2026-06-05
    days on market $85,927 Active 629 DOM
12. 2026-06-03
    days on market $85,927 Active 628 DOM
13. 2026-06-02
    days on market $85,927 Active 627 DOM
14. 2026-06-01
    days on market $85,927 Active 626 DOM
15. 2026-05-31
    days on market $85,927 Active 625 DOM
16. 2026-05-30
    days on market $85,927 Active 624 DOM
17. 2026-02-05
    price $85,927
18. 2026-01-05
    price $87,680
19. 2025-11-12
    price $89,470
20. 2025-10-08
    price $91,296
21. 2025-09-03
    price $93,159
22. 2025-08-08
    price $95,060
23. 2025-05-18
    price $97,000
24. 2025-04-11
    price $98,980
25. 2025-03-07
    price $101,000
26. 2024-12-20
    price $103,500
27. 2024-11-06
    price $107,950
28. 2024-09-22
    price $110,000
29. 2024-09-13
    listed $85,000 Active
30. 2020-11-23
    soldstatus $3,113,580
31. 2019-04-15
    soldstatus $25,620 416-char remark

    Show marketing remark (416 chars)

    This property is subject to a 5% buyer's premium pursuant to the Auction Terms & Conditions (minimums may apply). This is a reserve auction and all offers are subject to seller approval. ''Buyer representing self will not be paid a broker co-op commission'' Large two story home close to downtown Roanoke. Taxes and Sqft per Roanoke City GIS Buyer responsible for all inspections and to verify all information.

32. 2018-11-16
    listed $39,000 416-char remark

    Show marketing remark (416 chars)

    This property is subject to a 5% buyer's premium pursuant to the Auction Terms & Conditions (minimums may apply). This is a reserve auction and all offers are subject to seller approval. ''Buyer representing self will not be paid a broker co-op commission'' Large two story home close to downtown Roanoke. Taxes and Sqft per Roanoke City GIS Buyer responsible for all inspections and to verify all information.

33. 2005-04-21
    soldstatus $27,000
34. 2005-04-21
    soldstatus $27,000
35. 2005-04-13
    soldstatus $10,000

ⓘ 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: $998 · $83/mo
• Projected year-2 tax: $998 · $83/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: $19,101
• − Mortgage interest: −$4,813
• − Property taxes: −$998
• − Insurance: −$430
• − Repairs & maintenance: −$1,528
• − Management: −$1,528
• − Depreciation: −$2,500
• Taxable income: $7,304
• Est. tax owed @ 24.0%: −$1,753
• After-tax cash flow: $6,502/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

+759.3% since first listed

19 events — show timeline

• 2026-02-05 Price Changed $85,927 MLSRV
• 2026-01-05 Price Changed $87,680 MLSRV
• 2025-11-12 Price Changed $89,470 MLSRV
• 2025-10-08 Price Changed $91,296 MLSRV
• 2025-09-03 Price Changed $93,159 MLSRV
• 2025-08-08 Price Changed $95,060 MLSRV
• 2025-05-18 Price Changed $97,000 MLSRV
• 2025-04-11 Price Changed $98,980 MLSRV
• 2025-03-07 Price Changed $101,000 MLSRV
• 2024-12-20 Price Changed $103,500 MLSRV
• 2024-11-06 Price Changed $107,950 MLSRV
• 2024-09-22 Price Changed $110,000 MLSRV
• 2024-09-13 Listed $85,000 MLSRV
• 2020-11-23 Sold (Public Records) $3,113,580 Public Records
• 2019-04-15 Sold (MLS) $25,620 MLSRV
• 2018-11-16 Listed $39,000 MLSRV
• 2005-04-21 Sold (Public Records) $27,000 Public Records
• 2005-04-21 Sold (Public Records) $27,000 Public Records
• 2005-04-13 Sold (Public Records) $10,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $998 · +0.4% YoY. Source: county tax records.