1320 Gilford Ave NW · Roanoke, VA 24017

$194,940

2 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 146 Days on market

Built 1937 7,840 sqft lot $145/sqft · 11% below area Est $220k · 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).

• ARV discount +12.6/15.0
• Cash flow +10.6/30.0
• Schools +4.1/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• DSCR +3.0/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Vacant.

Key facts

• 7,840 sq ft lot
• Garage
• Built 1937

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-97 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (8.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (25.4% below list).
• Recommended offer: $145k (25.4% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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.
• Market conditions: Rents rising fast (+5.7%/yr); 152 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 ($47k/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 $1k of loan paydown is wiped out by about $6k 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 146 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $21k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,470 (25.4% 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 146 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.75% ✗
• Cap rate: 5.69%
• Cash-on-cash: -2.14%
• DSCR: 0.90
• GRM: 11.2

CMA / ARV

• ARV (median comp): $219,960
• List price: $194,940
• Delta: -11.37%
• 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
4507 Surrey Ave NW	0.30mi	3/1.0 (+1)	1,354 (+1%)	5mo	$110,000	$81	76
5033 Youngwood Dr NW	0.29mi	3/1.5 (+1)	1,372 (+2%)	3mo	$245,050	$179	73
4832 Showalter Rd NW	0.41mi	3/1.0 (+1)	1,300 (-3%)	5mo	$170,000	$131	66
987 Mountain Rd NW	0.38mi	3/1.0 (+1)	1,268 (-6%)	10mo	$199,000	$157	60
845 Pinewood Dr NW	0.48mi	3/1.0 (+1)	1,405 (+4%)	8mo	$251,000	$179	59
4783 Showalter Rd NW	0.42mi	3/1.0 (+1)	1,225 (-9%)	4mo	$150,000	$122	57
2013 Peters Creek Rd NW	0.57mi	3/1.5 (+1)	1,381 (+3%)	7mo	$270,000	$196	56
5027 Morwanda St NW	0.60mi	2/1.0	1,244 (-7%)	6mo	$175,500	$141	54
1008 Glenn Ridge Rd NW	0.59mi	3/2.0 (+1)	1,421 (+6%)	6mo	$245,000	$172	49
4251 Hershberger Rd NW	0.71mi	2/1.0	1,172 (-13%)	6mo	$185,000	$158	41
1723 Victoria St	0.75mi	3/1.5 (+1)	1,283 (-4%)	12mo	$240,000	$187	41
822 Brownwood Dr NW	0.57mi	3/1.0 (+1)	1,516 (+13%)	12mo	$195,000	$129	37

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 · 5.71% rent growth · sell at horizon

5-year hold

• IRR: -17.1%
• Equity multiple: 0.38×
• Total profit: $-33,760
• Equity at exit: $29,066

10-year hold

• IRR: -5.0%
• Equity multiple: 0.64×
• Total profit: $-19,876
• Equity at exit: $16,855

Cash invested: $54,583 (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 24017

• Home prices YoY: -28.3%
• Rents YoY: 5.7%
• Active inventory: 152
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,455 high
• Mortgage (P&I): −$1,022
• Tax from tax record: −$143 /mo · $1,718/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $-97

Break-even live

Break-even rent $1,578

Max offer price $177,729

Occupancy floor —

Sensitivity live

Price	-10% $13	-5% $-42	+0% $-97	+5% $-153	+10% $-208
Rent	-10% $-212	-5% $-155	+0% $-97	+5% $-40	+10% $17
Rate	-1.0pp $1	-0.5pp $-48	base $-97	+0.5pp $-148	+1.0pp $-199

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: $48,735
• Closing costs: $5,848
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4310 Tyree Rd NW Roanoke, VA	3.0	1.0	913	$1,650	$1.81	14d	1	0.64mi
4626 Autumn Ln NW Roanoke, VA	3.0	2.5	1408	$1,999	$1.42	14d	1	1.11mi
3802 Panorama Ave NW #6 Roanoke, VA	2.0	1.0	900	$1,050	$1.17	45d	1	1.18mi
3802 Panorama Ave NW #2 Roanoke, VA	2.0	1.0	900	$995	$1.11	45d	1	1.18mi
3802 Panorama Ave NW #12 Roanoke, VA	3.0	1.0	1100	$995	$0.90	45d	1	1.18mi
328 Woodside Dr Salem, VA	3.0	2.5	1408	$1,999	$1.42	22d	1	1.23mi

Listing history 24 events

1. 2026-06-21
   days on market $194,940 Active 146 DOM
2. 2026-06-18
   days on market $194,940 Active 143 DOM
3. 2026-06-17
   days on market $194,940 Active 142 DOM
4. 2026-06-16
   days on market $194,940 Active 141 DOM
5. 2026-06-15
   days on market $194,940 Active 140 DOM
6. 2026-06-14
   days on market $194,940 Active 138 DOM
7. 2026-06-13
   days on market $194,940 Active 137 DOM
8. 2026-06-10
   days on market $194,940 Active 135 DOM
9. 2026-06-09
   days on market $194,940 Active 134 DOM
10. 2026-06-08
    days on market $194,940 Active 133 DOM
11. 2026-06-05
    days on market $194,940 Active 129 DOM
12. 2026-06-03
    pricedays on market $194,940 Active 128 DOM
13. 2026-06-02
    days on market $205,200 Active 127 DOM
14. 2026-06-01
    days on market $205,200 Active 126 DOM
15. 2026-05-31
    days on market $205,200 Active 125 DOM
16. 2026-05-30
    days on market $205,200 Active 124 DOM
17. 2026-05-05
    price $205,200 7-char remark

    Show marketing remark (7 chars)

    Vacant.

18. 2026-01-26
    listed $216,000 Active 7-char remark

    Show marketing remark (7 chars)

    Vacant.

19. 2023-12-21
    soldstatus $1,135,200
20. 2019-06-14
    soldstatus $70,500
21. 2019-06-14
    soldstatus $84,250
22. 2019-06-04
    soldstatus $67,000
23. 2018-11-30
    historical
24. 2018-05-31
    listed $98,500

ⓘ 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: $1,718 · $143/mo
• Projected year-2 tax: $1,718 · $143/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 ≥101°F today · 17 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: $17,456
• − Mortgage interest: −$10,920
• − Property taxes: −$1,718
• − Insurance: −$975
• − Repairs & maintenance: −$1,397
• − Management: −$1,397
• − Depreciation: −$5,671
• Taxable loss: −$4,620
• Est. tax savings @ 24.0%: +$1,109
• After-tax cash flow: $-60/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): 23,678
• Household income: $47,360
• Rent vs Own: 45.0% rent · 55.0% own
• Severe rent burden: 913.0

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 59% White 25% Hispanic / Latino 9% Asian 4% Two or more races 4%
• Hispanic origin (detail): Mexican 2% Cuban 1%
• Common ancestry: Slovak 1% Romanian 1% Lithuanian 1%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 87% English-only · Spanish 8% Other Indo-European 3% German/W. Germanic 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: ▼ -78.29%
• Current HPI: 198.5991
• Rent YoY: ▲ 5.71%
• 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

+108.3% since first listed

8 events — show timeline

• 2026-05-05 Price Changed $205,200 MLSRV
• 2026-01-26 Listed $216,000 MLSRV
• 2023-12-21 Sold (Public Records) $1,135,200 Public Records
• 2019-06-14 Sold (Public Records) $84,250 Public Records
• 2019-06-14 Sold (Public Records) $70,500 Public Records
• 2019-06-04 Sold (Public Records) $67,000 Public Records
• 2018-11-30 Listing Removed — MLSRV
• 2018-05-31 Listed $98,500 MLSRV

Property tax history

+4.3%/yr

Latest (2025): $1,718 · +3.8% YoY. Source: county tax records.