1120 Ferdinand Ave SW · Roanoke, VA 24016

$159,950

3 bd · 1.0 ba · 1,288 sqft · SingleFamily public records · 6 Days on market

Built 1925 2,178 sqft lot Est $209k · 23% under

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Why this score? — see what drove the C- 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 +15.0/15.0
• DSCR +4.6/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• 1% rule +3.3/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HOUSE SOLID BUT NEEDS TLC - SOME UPGRADES ALREADY DONE. NEEDS KITCHEN CABINETS - NEW A/C '95 - NEW WATER HEATER '02 - UPGRADED ELECTRIC BOX '94 - NEW COPPER PIPES & LINES TO STREET '00 - NEW BATH

Key facts

• 2,178 sq ft lot
• Garage
• Built 1925

Tags

• LOCATION NEXT TO ROANOKE RIVER
• LOCATION NEXT TO WASENA PARK

Property features AI

Exterior

• Parking: 1 covered parking space
• Utilities: Has heating; Has cooling
• Home design: Residential property; Built in 1925
• Exterior features: Rear porch

Interior

• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air gas heating; Central cooling
• Interior features: 5 total rooms; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $49 ($592/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 $133k (16.6% below list).
• Recommended offer: $133k (16.6% 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: Wasena Elementary (math 62% / reading 62%, grade B, #480 of 1,108 statewide, top 46%, 233 students, 101% FRL); James Madison Middle (math 41% / reading 68%, grade B-, #194 of 342 statewide, top 60%, 580 students, 96% FRL); Patrick Henry High (math 57% / reading 77%, grade B, #185 of 319 statewide, top 61%, 2,005 students, 95% FRL) — zoned schools average 97% FRL vs 67% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 61% at this address vs 49% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Roanoke City Public School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents flat; 89 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 23y 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 $32k; list at $160k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $133,335 (16.6% below list)

Questions for the listing agent

1. Built in 1925 — 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. 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.
6. 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.
7. 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: 0.83% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.32%
• DSCR: 1.06
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $208,656
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1142 Winona Ave SW	0.32mi	3/1.0	1,293 (+0%)	0mo	$275,000	$213	84
915 Loudon Ave NW	0.70mi	2/1.0 (-1)	1,293 (+0%)	4mo	$190,000	$147	58
1233 Hamilton Ave SW	0.57mi	3/1.0	1,335 (+4%)	15mo	$247,500	$185	55
1227 Loudon Ave NW	0.69mi	3/1.0	1,118 (-13%)	2mo	$95,000	$85	44
1206 Floyd Ave SW	0.64mi	3/1.0	1,125 (-13%)	7mo	$155,200	$138	43
713 Highland Ave SW	0.46mi	2/1.0 (-1)	1,452 (+13%)	16mo	$235,000	$162	39
529 Day Ave SW	0.57mi	2/2.0 (-1)	1,432 (+11%)	10mo	$312,000	$218	37
1130 Kerns Ave SW	0.59mi	3/1.0	1,454 (+13%)	19mo	$255,000	$175	35
105 19th St SW	0.74mi	3/2.0	1,176 (-9%)	15mo	$160,000	$136	34

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: -16.6%
• Equity multiple: 0.42×
• Total profit: $-25,810
• Equity at exit: $23,849

10-year hold

• IRR: -12.7%
• Equity multiple: 0.32×
• Total profit: $-30,324
• Equity at exit: $13,830

Cash invested: $44,786 (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: 89
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,333 high
• Mortgage (P&I): −$839
• Tax from tax record: −$99 /mo · $1,183/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $49

Break-even live

Break-even rent $1,271

Max offer price $159,950

Occupancy floor 91%

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: $39,988
• Closing costs: $4,798
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 12 1/2 St SW Roanoke, VA	3.0	1.5	999	$1,023	$1.02	43d	1	0.40mi
1609 Chapman Ave SW Unit B Roanoke, VA	4.0	1.0	1400	$1,545	$1.10	21d	1	0.41mi
1630 Patterson Ave SW Unit B Roanoke, VA	3.0	1.0	1200	$1,395	$1.16	43d	1	0.46mi
701 Salem Ave SW Roanoke, VA	2.0	1.0	1250	$1,950	$1.56	43d	1	0.48mi
602 Elm Ave Unit B Roanoke, VA	2.0	1.0	1804	$1,250	$0.69	43d	1	0.53mi
1331 Main St SW Roanoke, VA	2.0	1.0	877	$1,023	$1.17	21d	1	0.55mi
1825 Patterson Ave SW Unit B Roanoke, VA	2.0	1.0	1000	$850	$0.85	43d	1	0.63mi
1701 Westover Ave SW Roanoke, VA	1.0–2.0	1.0	876	$1,045	$1.19	43d	4	0.68mi
430 Day Ave SW Unit A Roanoke, VA	2.0	1.0	1444	$1,650	$1.14	43d	1	0.69mi
1007 Gilmer Ave NW Roanoke, VA	2.0	2.0	1187	$1,175	$0.99	21d	1	0.74mi
813 Gilmer Ave NW Roanoke, VA	2.0	1.0	1050	$1,322	$1.26	21d	1	0.78mi
711 Suburban Ave SW Roanoke, VA	2.0	1.5	910	$1,050	$1.15	21d	1	0.79mi
743 Suburban Ave SW Unit Suburban 745 Roanoke, VA	2.0	1.0	1134	$1,100	$0.97	13d	1	0.81mi
355 Highland Ave SW Apt 1 Roanoke, VA	2.0	1.0	900	$1,150	$1.28	21d	1	0.88mi
1119 Franklin Rd SW Unit BensonFranklin 05 Roanoke, VA	2.0	1.0	900	$1,297	$1.44	43d	1	0.95mi
1709 Sherwood Ave SW Roanoke, VA	2.0	1.0	1271	$1,650	$1.30	43d	1	0.99mi
1520 Sherwood Ave SW Roanoke, VA	2.0	1.0	900	$1,500	$1.67	13d	1	1.01mi
821 12th St NW Roanoke, VA	3.0	2.0	1508	$1,625	$1.08	43d	1	1.05mi
333 Harrison Ave NW Roanoke, VA	3.0	2.0	1186	$1,123	$0.95	21d	1	1.08mi
1716 Grandin Rd SW Unit 7 Roanoke, VA	2.0	1.0	1000	$1,025	$1.02	43d	1	1.09mi
401 Rutherford Ave NW Roanoke, VA	3.0	1.0	1064	$1,450	$1.36	43d	1	1.12mi
216 Patton Ave NW Unit 2 Roanoke, VA	2.0	1.0	1240	$1,025	$0.83	21d	1	1.12mi
2216 Memorial Ave SW Unit 2218 Roanoke, VA	2.0	1.0	1000	$1,200	$1.20	43d	1	1.18mi
2307 Memorial Ave SW Roanoke, VA	2.0	1.5	1100	$1,035	$0.94	13d	1	1.27mi
1117 Rugby Blvd NW Unit B Roanoke, VA	2.0	1.0	1048	$778	$0.74	21d	1	1.27mi
2610 Colonial Ave SW Roanoke, VA	3.0	1.0	1104	$1,500	$1.36	43d	1	1.28mi
1668 Brandon Ave SW Roanoke, VA	3.0	1.0	1552	$1,849	$1.19	43d	1	1.30mi
2325 Memorial Avenue SW Roanoke, VA	1.0–2.0	1.0	925	$1,225	$1.32	13d	3	1.32mi
2325 Memorial Ave SW Unit 6 Roanoke, VA	2.0	1.0	1050	$1,125	$1.07	21d	1	1.32mi
1115 Grayson Ave NW Roanoke, VA	4.0	2.0	1094	$2,300	$2.10	43d	1	1.34mi
1533 Rugby Blvd NW Roanoke, VA	3.0	1.0	1500	$1,475	$0.98	43d	1	1.43mi
1924 Arden Rd SW Roanoke, VA	2.0	1.0	1008	$1,550	$1.54	43d	1	1.45mi
1531 Syracuse Ave NW Roanoke, VA	3.0	1.0	1488	$1,675	$1.13	43d	1	1.50mi

Listing history 6 events

1. 2026-06-18
   days on market $159,950 Active 6 DOM
2. 2026-06-17
   days on market $159,950 Active 5 DOM
3. 2026-06-16
   days on market $159,950 Active 4 DOM
4. 2026-06-15
   days on market $159,950 Active 3 DOM
5. 2026-06-13
   remarks 188-char remark
6. 2026-06-13
   listed $159,950 Active 1 DOM

ⓘ 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: $1,183 · $99/mo
• Projected year-2 tax: $1,312 · $109/mo
• Expected delta: +$129/yr (+$11/mo · 10.9%)

ⓘ 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 · 19 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: $16,000
• − Mortgage interest: −$8,960
• − Property taxes: −$1,183
• − Insurance: −$800
• − Repairs & maintenance: −$1,280
• − Management: −$1,280
• − Depreciation: −$4,653
• Taxable loss: −$2,155
• Est. tax savings @ 24.0%: +$517
• After-tax cash flow: $1,109/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

+433.2% since first listed

9 events — show timeline

• 2026-06-12 Listed $159,950 MLSRV
• 2005-04-08 Sold (MLS) $32,000 MLSRV
• 2005-02-11 Sold (Public Records) $32,000 Public Records
• 2005-02-11 Sold (Public Records) $32,000 Public Records
• 2005-01-10 Listed $35,000 MLSRV
• 2004-05-02 Listing Removed — MLSRV
• 2003-11-03 Listed $40,000 MLSRV
• 1994-10-05 Sold (Public Records) $30,000 Public Records
• 1993-12-15 Sold (Public Records) $30,000 Public Records

Property tax history

+10.7%/yr

Latest (2025): $1,183 · +5.9% YoY. Source: county tax records.