1658 Edmunds St · Lynchburg, VA 24501

$92,500

2 bd · 1.0 ba · 961 sqft · SingleFamily public records · 2 Days on market

Built 1953 8,982 sqft lot Est $155k · 40% 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
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Livability +4.5/5.0
• Schools +4.0/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Cute 2 Bedroom, 2 Full Bath starter home with a large level back yard perfect for outdoor fun, gardening, or pets! Refinished hardwood floors add warmth throughout the home. Spacious eat-in kitchen includes the refrigerator and stove. A washer & dryer also convey for added convenience. The clean basement provides excellent storage space. A wonderful opportunity for first-time buyers!

Key facts

• Clean basement
• 8,982 sq ft lot
• Built 1953

Tags

• LARGE LEVEL BACK YARD
• REFINISHED HARDWOOD FLOORS
• SPACIOUS EAT-IN KITCHEN
• CLEAN BASEMENT

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding
• Exterior features: Deck; Porch; Shingle roof

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Hardwood; Wood; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Hardwood and wood flooring in main living areas with vinyl in select rooms; Full basement
• Laundry & utility: Washer hookup on main level; Washer and dryer included; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Cap rate 10.8% vs local median 4.0% in Lynchburg — 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 91/100 on livability (#1 in VA, #58 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime C-, employment D+.
• Lynchburg City Public School District (urban): math 36% / reading 61% proficiency, ranked #104 of 131 in VA (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: William M. Bass Elementary (math 22% / reading 42%, grade F, #992 of 1,108 statewide, top 90%, 175 students, 91% FRL); Sandusky Middle (math 29% / reading 52%, grade F, #303 of 342 statewide, top 89%, 568 students, 96% FRL); Heritage High (math 32% / reading 77%, grade C-, #281 of 319 statewide, top 90%, 1,073 students, 94% FRL) — zoned schools average 94% FRL vs 61% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.1%/yr); 221 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 472 units permitted in Lynchburg city in 2024 (240 in 5+ unit buildings).
• This rent runs 33% of the median local income ($42k/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 $640 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Lynchburg County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.1% rent growth), your $26k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $17k; list at $92k implies a 447% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $92,500

Questions for the listing agent

1. Built in 1953 — 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. 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.
5. 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.
6. 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: 1.27% ✓
• Cap rate: 10.80%
• Cash-on-cash: 16.09%
• DSCR: 1.72
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $154,721
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1658 Edmunds St	0.00mi	2/2.0	961 (0%)	0mo	$103,000	$107	96
1725 Otey St	0.10mi	3/1.0 (+1)	961 (0%)	4mo	$120,000	$125	87
1534 Otey St. St	0.17mi	2/1.0	1,031 (+7%)	7mo	$169,900	$165	74
2809 Herbert St	0.34mi	2/2.0	1,000 (+4%)	8mo	$198,500	$199	67
1418 Wise St	0.63mi	2/1.0	1,024 (+7%)	6mo	$141,000	$138	55
3134 Campbell Ave. Ave	0.51mi	2/2.0	868 (-10%)	1mo	$160,000	$184	55
1706 Floyd St	0.44mi	2/1.0	1,082 (+13%)	6mo	$145,000	$134	53
2346 Aragon St	0.63mi	2/1.0	1,048 (+9%)	3mo	$139,000	$133	53
1114 Knight St	0.45mi	3/2.0 (+1)	1,085 (+13%)	0mo	$43,600	$40	48
909 Virginia St	0.56mi	3/1.0 (+1)	1,064 (+11%)	6mo	$171,000	$161	46
2518 Carter St	0.48mi	3/2.0 (+1)	1,091 (+14%)	2mo	$187,400	$172	44
2013 Poplar St	0.63mi	3/2.5 (+1)	1,040 (+8%)	4mo	$176,000	$169	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 · 1.15% rent growth · sell at horizon

5-year hold

• IRR: 5.1%
• Equity multiple: 1.19×
• Total profit: $4,971
• Equity at exit: $13,792

10-year hold

• IRR: 12.8%
• Equity multiple: 1.94×
• Total profit: $24,268
• Equity at exit: $7,998

Cash invested: $25,900 (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 24501

• Rents YoY: 1.1%
• Active inventory: 221
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,171 high
• Mortgage (P&I): −$485
• Tax from tax record: −$54 /mo · $648/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $347

Break-even live

Break-even rent $731

Max offer price $92,500

Occupancy floor 65%

Sensitivity live

Price	-10% $400	-5% $373	+0% $347	+5% $321	+10% $295
Rent	-10% $255	-5% $301	+0% $347	+5% $394	+10% $440
Rate	-1.0pp $394	-0.5pp $371	base $347	+0.5pp $323	+1.0pp $299

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: $23,125
• Closing costs: $2,775
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2205 Easley Ave Lynchburg, VA	2.0	2.0	870	$1,400	$1.61	45d	1	0.45mi
2518 Carter St Lynchburg, VA	3.0	2.0	1091	$1,500	$1.37	45d	1	0.47mi
2336 Aragon St Lynchburg, VA	2.0	1.0	1042	$995	$0.95	15d	1	0.60mi
1401 Kemper St Lynchburg, VA	2.0–3.0	2.0	1118	$707	$0.63	23d	6	0.64mi
1810 Laurel St Lynchburg, VA	2.0	1.0	720	$995	$1.38	45d	1	0.70mi
1625 Shaffer St Lynchburg, VA	2.0	1.0	895	$850	$0.95	45d	1	0.74mi
1106 Pierce St Lynchburg, VA	3.0	2.0	1018	$875	$0.86	23d	1	0.79mi
2210 Haden St Lynchburg, VA	2.0	1.0	784	$1,050	$1.34	45d	1	0.86mi
2734 Fort Ave Lynchburg, VA	1.0–2.0	1.0–2.0	875	$1,450	$1.66	45d	1	0.95mi
1308 Clay St Apt 2 Lynchburg, VA	1.0	1.0	750	$995	$1.33	23d	1	0.99mi
900 Polk St Unit A Lynchburg, VA	3.0	1.0	1100	$895	$0.81	15d	1	1.03mi
1500 Main St Lynchburg, VA	1.0–2.0	1.0	1182	$1,600	$1.35	15d	6	1.04mi
905 Centerdale St Lynchburg, VA	2.0	1.0	780	$895	$1.15	15d	1	1.05mi
318 Wadsworth St Lynchburg, VA	3.0	1.0	943	$995	$1.06	23d	1	1.06mi
317 Grove St Unit A Lynchburg, VA	2.0	1.0	900	$895	$0.99	45d	1	1.06mi
2107 Park Ave Unit 4 Lynchburg, VA	2.0	1.0	800	$785	$0.98	15d	1	1.06mi
1217 Church St Unit 210 Lynchburg, VA	1.0	1.0	635	$1,150	$1.81	15d	1	1.09mi
216 Kenyon St Lynchburg, VA	2.0	1.0	1114	$995	$0.89	45d	1	1.17mi
8 Parkwood Ave Unit A Lynchburg, VA	2.0	1.0	840	$895	$1.07	15d	1	1.18mi
2021 Rose Ln Lynchburg, VA	2.0	1.0	836	$1,095	$1.31	23d	1	1.18mi
803 Mansfield Ave Lynchburg, VA	2.0	1.0	900	$1,300	$1.44	23d	1	1.30mi
51 11th St Lynchburg, VA	1.0	1.0	608	$1,295	$2.13	15d	1	1.31mi
801 Church St Unit 6 Lynchburg, VA	1.0	1.0	675	$1,200	$1.78	45d	1	1.31mi
801 Church St Unit 8 Lynchburg, VA	2.0	2.0	875	$1,850	$2.11	15d	1	1.31mi
317 Polk St Lynchburg, VA	3.0	2.0	925	$1,650	$1.78	45d	1	1.38mi
106 Yeardley Ave Unit B Lynchburg, VA	3.0	1.0	1060	$895	$0.84	23d	1	1.42mi
723 Jefferson St Lynchburg, VA	1.0	1.0	723	$1,095	$1.51	15d	1	1.45mi
1705 1st St Unit A Lynchburg, VA	2.0	1.0	1100	$1,395	$1.27	23d	1	1.49mi
612 Commerce St Lynchburg, VA	1.0–2.0	1.0–2.0	716	$1,250	$1.74	15d	2	1.49mi

Listing history 4 events

1. 2026-05-14
   status Pending
2. 2026-05-12
   listed $92,500 Active
3. 1981-06-24
   soldstatus $16,900
4. 1967-06-12
   soldstatus $6,800

ⓘ 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: $648 · $54/mo
• Projected year-2 tax: $759 · $63/mo
• Expected delta: +$111/yr (+$9/mo · 17.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $14,049
• − Mortgage interest: −$5,181
• − Property taxes: −$648
• − Insurance: −$462
• − Repairs & maintenance: −$1,124
• − Management: −$1,124
• − Depreciation: −$2,691
• Taxable income: $2,819
• Est. tax owed @ 24.0%: −$676
• After-tax cash flow: $3,491/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: Lynchburg City Public School District
• NCES district ID: 5102340
• Math proficiency: 36% ▼ -38.00%
• Reading proficiency: 61% ▼ -8.00%
• Median HH income: $39,097
• Composite: 40.4/100
• National rank: #3730
• State rank: #104 of 131 in VA

Livability — Lynchburg

• Score: 91/100
• State rank: #1
• US rank: #58

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lynchburg, VA
• County: Lynchburg City · 97,036 people
• City population: 97,036
• Metro: Lynchburg, VA
• Population (ZIP): 25,006
• Household income: $42,222
• Rent vs Own: 53.0% rent · 47.0% own
• Severe rent burden: 1717.0

Population outlook (Lynchburg County) Hauer SSP2

• Today (2025): 87,977 people
• By 2030: 93,626 · +6.4%
• By 2040: 106,145 · +20.7%
• By 2050: 120,783 · +37.3%
• By 2075: 162,249 · +84.4%
• By 2100: 191,358 · +117.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 58% Black 34% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 1% Italian 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Lynchburg

• 2024 margin: Lean R (+7.9) · D 45.4% · R 53.3% · Other 1.3%
• 2008→2024 swing: -3.9pp toward R · 2008: -4.0pp · 2024: -7.9pp
• All cycles: 2024: R+7.9 2020: D+2.6 2016: R+9.0 2012: R+10.6 2008: R+4.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -131.06%
• Current HPI: 223.6839
• Rent YoY: ▲ 1.15%
• Metro: Lynchburg, 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

+1260.3% since first listed

4 events — show timeline

• 2026-05-14 Pending — LMLS
• 2026-05-12 Listed $92,500 LMLS
• 1981-06-24 Sold (Public Records) $16,900 Public Records
• 1967-06-12 Sold (Public Records) $6,800 Public Records

Property tax history

+2.6%/yr

Latest (2025): $648 · +1.8% YoY. Source: county tax records.