3105 Davis Ave · Cave Spring, VA 24015

$369,950

4 bd · 2.0 ba · 1,985 sqft · SingleFamily public records · 3 Days on market

Built 1965 8,712 sqft lot Est $308k · 20% 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 +12.8/30.0
• Schools +6.4/10.0
• Rent growth +4.1/5.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 3105 Davis Ave SW--This home carries a rare sense of warmth you can feel the moment you arrive. Inside, you'll find a beautifully renovated kitchen that blends modern style with everyday comfort, featuring custom cabinetry, a spacious island, and room to gather, cook, and connect. The newly updated laundry room adds convenience, while the thoughtful layout offers four bedrooms, two full baths, and a separate office/workspace--perfect for working from home, creative pursuits, or a quiet place to focus. Outside the wraparound deck and side porch invites morning coffee, weekend entertaining, and quiet evenings under the sky. Schedule your tour today

Key facts

• 8,712 sq ft lot
• Built 1965
• Listed 3 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $370k.

Deal economics

• At list price, monthly cash flow is $-35 ($-426/yr) — negative.
• To cash-flow at today's rent, offer at most $364k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $292k (21.0% below list).
• Recommended offer: $292k (21.0% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.4% in Cave Spring — 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 76/100 on livability (#113 in VA, #3,513 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A-; Watch: amenities F, commute F.
• Roanoke County Public School District (suburban): math 71% / reading 78% proficiency, ranked #9 of 131 in VA (top 7%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Green Valley Elementary (math 63% / reading 75%, grade A-, #351 of 1,108 statewide, top 32%, 518 students, 43% FRL); Hidden Valley Middle (math 76% / reading 83%, grade A+, #28 of 342 statewide, top 8%, 578 students, 26% FRL); Hidden Valley High (math 90% / reading 92%, grade A+, #5 of 319 statewide, top 1%, 830 students, 24% FRL).
• Market conditions: Rents rising fast (+6.4%/yr); 121 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 360 units permitted in Roanoke County in 2024 (228 in 5+ unit buildings).
• At $2,922/mo this rent would consume 50% of the median local household income ($70k/yr) (locally 525% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Roanoke County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $200k; list at $370k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $292,250 (21.0% 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 1965 — 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. 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: 0.79% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.41%
• DSCR: 0.98
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $307,675
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3105 Davis Ave	0.00mi	4/2.0	2,185 (+10%)	1mo	$386,000	$177	82
3001 Timberlane Ave	0.30mi	4/3.0	2,006 (+1%)	1mo	$325,000	$162	80
2616 Hollowdale Dr	0.38mi	3/2.0 (-1)	2,084 (+5%)	3mo	$395,000	$190	66
2716 Deerfield Rd SW	0.46mi	3/2.0 (-1)	2,069 (+4%)	1mo	$329,950	$159	66
3406 Poplar Dr	0.56mi	4/1.0	1,931 (-3%)	2mo	$299,950	$155	63
3231 Fleetwood Ave	0.13mi	3/1.0 (-1)	2,255 (+14%)	2mo	$286,000	$127	61
3561 Forester Rd SW	0.34mi	4/3.0	2,194 (+10%)	4mo	$292,000	$133	59
2508 Alberta Ave SW	0.69mi	3/1.5 (-1)	1,995 (+0%)	1mo	$309,250	$155	59
3038 Dover Dr SW	0.70mi	3/2.5 (-1)	1,981 (-0%)	2mo	$300,000	$151	58
2529 Oregon Ave SW	0.64mi	4/1.5	1,874 (-6%)	2mo	$361,950	$193	58
2519 Winifred Dr SW	0.64mi	3/2.0 (-1)	2,208 (+11%)	3mo	$150,000	$68	44
2522 Livingston Rd SW	0.59mi	3/1.5 (-1)	2,240 (+13%)	1mo	$280,000	$125	43

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 · 6.39% rent growth · sell at horizon

5-year hold

• IRR: -13.6%
• Equity multiple: 0.50×
• Total profit: $-51,986
• Equity at exit: $55,161

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-3,177
• Equity at exit: $31,987

Cash invested: $103,586 (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 24015

• Rents YoY: 6.4%
• Active inventory: 121
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,922 high
• Mortgage (P&I): −$1,940
• Tax from tax record: −$250 /mo · $3,000/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$614
• Net cashflow: $-35

Break-even live

Break-even rent $2,967

Max offer price $363,686

Occupancy floor 96%

Sensitivity live

Price	-10% $174	-5% $69	+0% $-35	+5% $-140	+10% $-245
Rent	-10% $-266	-5% $-151	+0% $-35	+5% $80	+10% $195
Rate	-1.0pp $151	-0.5pp $59	base $-35	+0.5pp $-131	+1.0pp $-229

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: $92,488
• Closing costs: $11,098
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2917 Evergreen Ln SW Roanoke, VA	4.0	3.5	2240	$3,195	$1.43	23d	1	0.12mi
2911 Evergreen Ln SW Roanoke, VA	4.0	3.5	2240	$3,195	$1.43	23d	1	0.12mi
2923 Evergreen Ln SW Roanoke, VA	4.0	3.5	2240	$3,195	$1.43	23d	1	0.12mi
3427 Evergreen Ln SW Roanoke, VA	4.0	3.5	2240	$3,195	$1.43	45d	1	0.15mi
3423 Evergreen Ln SW Roanoke, VA	4.0	3.5	2240	$3,195	$1.43	45d	1	0.16mi
3419 Evergreen Ln SW Roanoke, VA	4.0	3.5	2240	$3,195	$1.43	45d	1	0.18mi
3711 Crescent Ridge Dr SW Roanoke, VA	4.0	2.5	2232	$2,899	$1.30	23d	1	0.43mi
3602 Colonial Green Cir SW Roanoke, VA	3.0	2.5	1670	$2,622	$1.57	15d	1	0.45mi
3345 Circle Brook Dr Cave Spring, VA	1.0–3.0	1.0–2.0	997	$1,920	$1.92	15d	11	0.91mi
1668 Brandon Ave SW Roanoke, VA	3.0	1.0	1552	$1,849	$1.19	45d	1	1.34mi

Listing history 4 events

1. 2026-03-23
   status Pending
2. 2026-03-20
   listed $369,950 Active
3. 2026-03-13
   historical $369,950
4. 2021-05-14
   soldstatus $200,000

ⓘ 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: $3,000 · $250/mo
• Projected year-2 tax: $3,034 · $253/mo
• Expected delta: +$33/yr (+$3/mo · 1.1%)

ⓘ 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 ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,070
• − Mortgage interest: −$20,723
• − Property taxes: −$3,000
• − Insurance: −$1,850
• − Repairs & maintenance: −$2,806
• − Management: −$2,806
• − Depreciation: −$10,762
• Taxable loss: −$6,876
• Est. tax savings @ 24.0%: +$1,650
• After-tax cash flow: $1,225/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 County Public School District
• NCES district ID: 5103330
• Math proficiency: 71% ▼ -19.00%
• Reading proficiency: 78% ▼ -6.00%
• Median HH income: $60,526
• Composite: 64.08/100
• National rank: #578
• State rank: #9 of 131 in VA

Livability — Cave Spring

• Score: 76/100
• State rank: #113
• US rank: #3513

Category grades

Amenities F Commute F Cost of living A- Crime B- Employment B+ Housing A+ Health & safety A+ User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cave Spring, VA
• County: Roanoke City · 101,625 people
• Metro: Roanoke, VA
• Population (ZIP): 15,865
• Household income: $69,831
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 525.0

Population outlook (Roanoke County) Hauer SSP2

• Today (2025): 98,162 people
• By 2030: 99,793 · +1.7%
• By 2040: 101,965 · +3.9%
• By 2050: 103,328 · +5.3%
• By 2075: 108,641 · +10.7%
• By 2100: 104,845 · +6.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 7% Black 5% Hispanic / Latino 5% Asian 2%
• Common ancestry: Italian 5% Slovak 3% Serbian 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 2% Tagalog/Filipino 1% Other Indo-European 1%

Political lean MEDSL · Roanoke

• 2024 margin: Strong R (+22.5) · D 38.2% · R 60.7% · Other 1.1%
• 2008→2024 swing: -1.4pp toward R · 2008: -21.1pp · 2024: -22.5pp
• All cycles: 2024: R+22.5 2020: R+21.8 2016: R+28.1 2012: R+25.6 2008: R+21.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -333.83%
• Current HPI: 192.3108
• Rent YoY: ▲ 6.39%
• 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

+85.0% since first listed

4 events — show timeline

• 2026-03-23 Pending — MLSRV
• 2026-03-20 Listed $369,950 MLSRV
• 2026-03-13 Coming Soon $369,950 MLSRV
• 2021-05-14 Sold (Public Records) $200,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $3,000 · +6.8% YoY. Source: county tax records.