72 Tommie Wood Ln Ln · Lynchburg, VA 24501

$199,900

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 21 Days on market

Built 1975 0.69 ac lot

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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 +13.3/30.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Livability +4.5/5.0
• DSCR +4.0/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this beautifully updated 3 bedroom, 1 bathroom home situated on a spacious, level lot! Enjoy the convenience of a paved driveway, great curb appeal, and plenty of outdoor space for entertaining, gardening, pets, or play. Inside, you'll find numerous updates including fresh paint, updated flooring, and more, creating a move-in ready home full of charm and comfort. Natural light fills the inviting living spaces, offering a warm and welcoming atmosphere throughout. The full unfinished basement provides endless possibilities for expansion, storage, a workshop, home gym, or future finished living space. Whether you're a first-time homebuyer, downsizing, or looking for additional

Key facts

• Paved driveway
• Level lot
• Outdoor space

Tags

• PAVED DRIVEWAY
• LEVEL LOT
• OUTDOOR SPACE
• FULL UNFINISHED BASEMENT

Property features AI

Finance

• Financial info: Annual tax amount listed

Exterior

• Parking: Paved off-street parking
• Utilities: Well water; Septic tank
• Home design: Single-family residence; One story
• Construction: Brick and vinyl siding; Above-grade finished area: 960; Has basement
• Exterior features: Storm door(s); Shingle roof; Lot of about 0.69 acres

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 1 level home
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump; Has heating
• Interior features: Storm windows; Full walk-out basement; Storage building
• Laundry & utility: Laundry in basement; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-1 ($-10/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (25.8% below list).
• Recommended offer: $148k (25.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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+.
• Campbell County Public School District (rural): math 55% / reading 68% proficiency, ranked #55 of 131 in VA (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Rustburg Elementary (math 59% / reading 59%, grade B-, #571 of 1,108 statewide, top 52%, 461 students, 75% FRL); Rustburg Middle (math 49% / reading 65%, grade B, #178 of 342 statewide, top 53%, 606 students, 74% FRL); Rustburg High (math 77% / reading 67%, grade B+, #134 of 319 statewide, top 45%, 828 students, 67% FRL) — zoned schools average 72% FRL vs 37% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.1%/yr); 221 active listings in the ZIP; lower-income renter base — watch delinquency; 315 units permitted in Campbell County in 2024 (51 in 5+ unit buildings).
• This rent runs 42% 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Campbell County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $148,350 (25.8% 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 1975 — 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: 0.74% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.02%
• DSCR: 1.00
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $53,760
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
243 Tumblewood Trl	0.29mi	3/2.0	900 (-6%)	4mo	$50,000	$56	68

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: -18.2%
• Equity multiple: 0.37×
• Total profit: $-35,261
• Equity at exit: $29,806

10-year hold

• IRR: -14.0%
• Equity multiple: 0.25×
• Total profit: $-41,921
• Equity at exit: $17,284

Cash invested: $55,972 (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: 11.2×

Monthly cashflow live

• Estimated rent: $1,484 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$41 /mo · $494/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $-1

Break-even live

Break-even rent $1,485

Max offer price $199,759

Occupancy floor 95%

Sensitivity live

Price	-10% $112	-5% $56	+0% $-1	+5% $-57	+10% $-114
Rent	-10% $-118	-5% $-59	+0% $-1	+5% $58	+10% $116
Rate	-1.0pp $100	-0.5pp $50	base $-1	+0.5pp $-53	+1.0pp $-105

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   status $199,900 Pending 21 DOM
2. 2026-06-19
   days on market $199,900 Active 21 DOM
3. 2026-06-18
   days on market $199,900 Active 20 DOM
4. 2026-06-17
   days on market $199,900 Active 19 DOM
5. 2026-06-16
   days on market $199,900 Active 18 DOM
6. 2026-06-15
   days on market $199,900 Active 17 DOM
7. 2026-06-14
   days on market $199,900 Active 15 DOM
8. 2026-06-13
   days on market $199,900 Active 14 DOM
9. 2026-06-10
   days on market $199,900 Active 12 DOM
10. 2026-06-09
    days on market $199,900 Active 11 DOM
11. 2026-06-08
    days on market $199,900 Active 10 DOM
12. 2026-06-07
    days on market $199,900 Active 9 DOM
13. 2026-06-05
    days on market $199,900 Active 6 DOM
14. 2026-06-02
    days on market $199,900 Active 4 DOM
15. 2026-06-01
    days on market $199,900 Active 3 DOM
16. 2026-05-31
    days on market $199,900 Active 2 DOM
17. 2026-05-29
    listed $199,900 Active

ⓘ 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: $494 · $41/mo
• Projected year-2 tax: $1,639 · $137/mo
• Expected delta: +$1,145/yr (+$95/mo · 231.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 18 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: $17,802
• − Mortgage interest: −$11,198
• − Property taxes: −$494
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,424
• − Management: −$1,424
• − Depreciation: −$5,815
• Taxable loss: −$3,553
• Est. tax savings @ 24.0%: +$853
• After-tax cash flow: $843/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: Campbell County Public School District
• NCES district ID: 5100600
• Math proficiency: 55% ▼ -29.00%
• Reading proficiency: 68% ▼ -11.00%
• Median HH income: $45,915
• Composite: 51.88/100
• National rank: #1656
• State rank: #55 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

• 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 (Campbell County) Hauer SSP2

• Today (2025): 56,306 people
• By 2030: 56,366 · +0.1%
• By 2040: 55,406 · -1.6%
• By 2050: 53,011 · -5.9%
• By 2075: 45,932 · -18.4%
• By 2100: 36,029 · -36.0%

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 · Campbell

• 2024 margin: Solid R (+48.6) · D 25.3% · R 73.9%
• 2008→2024 swing: -12.3pp toward R · 2008: -36.2pp · 2024: -48.6pp
• All cycles: 2024: R+48.6 2020: R+44.1 2016: R+47.2 2012: R+39.4 2008: R+36.2

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

1 event — show timeline

• 2026-05-29 Listed $199,900 LMLS

Property tax history

+1.2%/yr

Latest (2025): $494 · +0.0% YoY. Source: county tax records.