913 Dearing St · Lynchburg, VA 24503

$120,000

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 120 Days on market

Built 1927 5,680 sqft lot $96/sqft · 6% below area Est $127k · 6% 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 +26.4/30.0
• ARV discount +10.0/15.0
• DSCR +9.0/10.0
• 1% rule +6.1/10.0
• Livability +4.5/5.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment or first home located in Rivermont, convenient to bus line. Home has been continuously rented. Large living and dining rooms with oak floors, natural light throughout. Screened porch and private rear yard.

Key facts

• Investment home
• Private rear yard
• Screened porch

Tags

• INVESTMENT HOME
• RIVERMONT
• BUS LINE
• SCREENED PORCH
• PRIVATE REAR YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $315 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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.
• Market conditions: 174 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 472 units permitted in Lynchburg city in 2024 (240 in 5+ unit buildings).
• This rent is only 18% of the median local income ($89k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k 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 + 3.0% rent growth), your $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $42k; list at $120k implies a 186% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.
• 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 $109,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — 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. 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: 1.11% ✓
• Cap rate: 9.44%
• Cash-on-cash: 11.24%
• DSCR: 1.50
• GRM: 7.5

CMA / ARV

• ARV (median comp): $127,102
• List price: $120,000
• Delta: -5.59%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
800 Spring St	0.30mi	3/1.0	1,222 (-2%)	6mo	$100,000	$82	78
712 Norwood St	0.27mi	2/1.0 (-1)	1,223 (-2%)	9mo	$109,900	$90	71
209 E St	0.43mi	3/1.5	1,261 (+1%)	12mo	$189,900	$151	67
1101 Hemlock St	0.32mi	3/2.0	1,220 (-2%)	14mo	$95,000	$78	65
1017 Early St	0.10mi	2/1.0 (-1)	1,069 (-14%)	8mo	$87,000	$81	60
1720 Monsview Pl	0.55mi	3/2.0	1,341 (+8%)	11mo	$35,000	$26	49
300 Loudon St. St	0.73mi	3/1.0	1,139 (-9%)	20mo	$190,000	$167	34
1627 Monsview Pl	0.54mi	3/1.0	1,060 (-15%)	24mo	$169,900	$160	30
1928 Cleveland Ave	0.71mi	3/2.0	1,408 (+13%)	16mo	$174,900	$124	28

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: 0.4%
• Equity multiple: 1.02×
• Total profit: $568
• Equity at exit: $17,892

10-year hold

• IRR: 10.1%
• Equity multiple: 1.78×
• Total profit: $26,165
• Equity at exit: $10,375

Cash invested: $33,600 (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 24503

• Active inventory: 174
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,333 high
• Mortgage (P&I): −$629
• Tax from tax record: −$59 /mo · $706/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $315

Break-even live

Break-even rent $934

Max offer price $120,000

Occupancy floor 71%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1348 Bedford Ave Lynchburg, VA	2.0	1.0	1089	$895	$0.82	13d	1	0.33mi
507 Victoria Ave Unit 507 Lynchburg, VA	4.0	2.0	1480	$1,700	$1.15	21d	1	0.46mi
1700 Bedford Ave Apt A Lynchburg, VA	3.0	1.0	784	$1,275	$1.63	21d	1	0.47mi
1700 Bedford Ave Apt B Lynchburg, VA	2.0	1.0	784	$1,175	$1.50	21d	1	0.47mi
1808 Rivermont Ave Apt B Lynchburg, VA	3.0	1.0	1100	$995	$0.90	21d	1	0.51mi
2013 Early St Unit 2013 1/2 Lynchburg, VA	2.0	1.0	900	$995	$1.11	21d	1	0.69mi
2209 Rivermont Ave Lynchburg, VA	2.0	2.0	750	$995	$1.33	44d	1	0.91mi
612 Commerce St Lynchburg, VA	1.0–2.0	1.0–2.0	716	$1,250	$1.74	13d	2	0.95mi
317 Polk St Lynchburg, VA	3.0	2.0	925	$1,650	$1.78	44d	1	1.05mi
801 Church St Unit 8 Lynchburg, VA	2.0	2.0	875	$1,850	$2.11	13d	1	1.09mi
512 Polk St Lynchburg, VA	3.0	1.0	1340	$1,295	$0.97	21d	1	1.12mi
601 Jackson St Lynchburg, VA	3.0	2.0	1138	$1,595	$1.40	44d	1	1.14mi
1008 8th St Lynchburg, VA	3.0	2.0	1316	$1,795	$1.36	21d	1	1.29mi
900 Polk St Unit A Lynchburg, VA	3.0	1.0	1100	$895	$0.81	13d	1	1.33mi
1705 1st St Unit A Lynchburg, VA	2.0	1.0	1100	$1,395	$1.27	21d	1	1.38mi
5 W Princeton Cir Lynchburg, VA	2.0	2.0	1000	$995	$0.99	13d	1	1.47mi

Listing history 21 events

1. 2026-06-19
   days on market $120,000 Active 120 DOM
2. 2026-06-18
   days on market $120,000 Active 119 DOM
3. 2026-06-17
   days on market $120,000 Active 118 DOM
4. 2026-06-16
   days on market $120,000 Active 117 DOM
5. 2026-06-15
   days on market $120,000 Active 116 DOM
6. 2026-06-14
   days on market $120,000 Active 114 DOM
7. 2026-06-13
   days on market $120,000 Active 113 DOM
8. 2026-06-10
   days on market $120,000 Active 111 DOM
9. 2026-06-09
   days on market $120,000 Active 110 DOM
10. 2026-06-08
    days on market $120,000 Active 109 DOM
11. 2026-06-07
    days on market $120,000 Active 108 DOM
12. 2026-06-03
    days on market $120,000 Active 104 DOM
13. 2026-06-02
    days on market $120,000 Active 103 DOM
14. 2026-06-01
    days on market $120,000 Active 102 DOM
15. 2026-05-31
    days on market $120,000 Active 101 DOM
16. 2026-05-30
    days on market $120,000 Active 100 DOM
17. 2026-04-03
    price $120,000 222-char remark

    Show marketing remark (222 chars)

    Great investment or first home located in Rivermont, convenient to bus line. Home has been continuously rented. Large living and dining rooms with oak floors, natural light throughout. Screened porch and private rear yard.

18. 2026-03-24
    price $140,000 222-char remark

    Show marketing remark (222 chars)

    Great investment or first home located in Rivermont, convenient to bus line. Home has been continuously rented. Large living and dining rooms with oak floors, natural light throughout. Screened porch and private rear yard.

19. 2026-02-18
    listed $150,000 Active 222-char remark

    Show marketing remark (222 chars)

    Great investment or first home located in Rivermont, convenient to bus line. Home has been continuously rented. Large living and dining rooms with oak floors, natural light throughout. Screened porch and private rear yard.

20. 2003-11-18
    soldstatus $42,000
21. 1989-04-03
    soldstatus $25,000

ⓘ 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: $706 · $59/mo
• Projected year-2 tax: $984 · $82/mo
• Expected delta: +$278/yr (+$23/mo · 39.5%)

ⓘ 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 6/10 Major 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $15,993
• − Mortgage interest: −$6,722
• − Property taxes: −$706
• − Insurance: −$600
• − Repairs & maintenance: −$1,279
• − Management: −$1,279
• − Depreciation: −$3,491
• Taxable income: $1,916
• Est. tax owed @ 24.0%: −$460
• After-tax cash flow: $3,318/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): 20,419
• Household income: $89,137
• Rent vs Own: 25.0% rent · 75.0% own
• Severe rent burden: 506.0

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: Predominantly White (79%)
• Race & ethnicity: White 79% Black 12% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Italian 4% Slovak 2% Lithuanian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

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: ▼ -220.75%
• Current HPI: 227.1443
• Rent YoY: —
• 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

+380.0% since first listed

5 events — show timeline

• 2026-04-03 Price Changed $120,000 LMLS
• 2026-03-24 Price Changed $140,000 LMLS
• 2026-02-18 Listed $150,000 LMLS
• 2003-11-18 Sold (Public Records) $42,000 Public Records
• 1989-04-03 Sold (Public Records) $25,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $706 · +20.9% YoY. Source: county tax records.