1336 Bedford Ave Ave · Lynchburg, VA 24504

$168,900

3 bd · 2.0 ba · 2,498 sqft · SingleFamily public records · 62 Days on market

Built 1924 5,502 sqft lot $68/sqft · 29% below area Est $196k · 14% 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 +22.1/30.0
• ARV discount +13.7/15.0
• DSCR +7.1/10.0
• 1% rule +4.9/10.0
• Livability +4.5/5.0
• Schools +4.0/10.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Just minutes to all of the great shops along Bedford Ave and also just minutes to all that downtown has to offer. Charming home with large back yard, two full bathrooms and a lot of potential. And even has off street parking. Newer hvac unit and newer roof. Would be perfect to put a little tlc and have some equity.

Key facts

• Off street parking
• Newer roof
• Large back yard

Tags

• LARGE BACK YARD
• OFF STREET PARKING
• NEWER HVAC UNIT
• NEWER ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/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 $167k (1.1% below list).
• Recommended offer: $159k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: Rents rising fast (+4.6%/yr); 105 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 472 units permitted in Lynchburg city in 2024 (240 in 5+ unit buildings).
• This rent runs 38% of the median local income ($53k/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 $5k 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.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $140k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1924 — 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 $158,766 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1924 — 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: 0.99% ✗
• Cap rate: 8.22%
• Cash-on-cash: 6.87%
• DSCR: 1.31
• GRM: 8.4

CMA / ARV

• ARV (median comp): $195,957
• List price: $168,900
• Delta: -13.81%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1600 Bedford Ave	0.12mi	3/2.0	2,600 (+4%)	13mo	$50,000	$19	77
1208 Dearing St	0.18mi	4/2.0 (+1)	2,176 (-13%)	5mo	$170,000	$78	61
40 Easton Ave	0.30mi	3/3.0	2,293 (-8%)	10mo	$355,000	$155	60
847 Belmont St	0.35mi	4/2.0 (+1)	2,216 (-11%)	2mo	$291,000	$131	58
2135 Rivermont Ave	0.59mi	3/2.5	2,767 (+11%)	0mo	$599,000	$216	52
838 Rivermont Ave	0.35mi	4/2.5 (+1)	2,216 (-11%)	10mo	$245,000	$111	49
432 Elmwood Ave	0.58mi	3/1.5	2,248 (-10%)	8mo	$340,000	$151	48
910 Elmwood Ave	0.69mi	4/3.0 (+1)	2,427 (-3%)	8mo	$679,900	$280	48
107 Courtney Springs Dr	0.69mi	4/3.0 (+1)	2,500 (+0%)	14mo	$670,000	$268	47
719 Elmwood Ave Ave	0.60mi	4/2.5 (+1)	2,815 (+13%)	0mo	$645,000	$229	44
807 Elmwood Ave	0.63mi	4/2.5 (+1)	2,231 (-11%)	8mo	$519,500	$233	39
312 F St	0.59mi	4/2.0 (+1)	2,224 (-11%)	15mo	$269,500	$121	37

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 · 4.56% rent growth · sell at horizon

5-year hold

• IRR: -4.2%
• Equity multiple: 0.84×
• Total profit: $-7,513
• Equity at exit: $25,184

10-year hold

• IRR: 7.1%
• Equity multiple: 1.57×
• Total profit: $26,748
• Equity at exit: $14,603

Cash invested: $47,292 (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 24504

• Home prices YoY: -12.7%
• Rents YoY: 4.6%
• Active inventory: 105
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,671 high
• Mortgage (P&I): −$886
• Tax from tax record: −$93 /mo · $1,117/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $271

Break-even live

Break-even rent $1,328

Max offer price $168,900

Occupancy floor 79%

Sensitivity live

Price	-10% $366	-5% $319	+0% $271	+5% $223	+10% $175
Rent	-10% $139	-5% $205	+0% $271	+5% $337	+10% $403
Rate	-1.0pp $356	-0.5pp $314	base $271	+0.5pp $227	+1.0pp $182

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: $42,225
• Closing costs: $5,067
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2021 Rivermont Ave Unit A Lynchburg, VA	2.0	2.0	1700	$1,800	$1.06	22d	1	0.53mi
2202 Hollins Mill Rd Lynchburg, VA	3.0	1.0	1800	$1,400	$0.78	22d	1	0.58mi
1009 4th St Apt 1 Lynchburg, VA	2.0	1.0	2607	$795	$0.30	44d	1	0.99mi
1014 Landon Ct Lynchburg, VA	3.0	2.5	2168	$2,495	$1.15	14d	1	1.14mi
812 Taylor St Lynchburg, VA	3.0	2.0	1872	$1,950	$1.04	14d	1	1.31mi
800 Pierce St Lynchburg, VA	4.0	1.0	1714	$1,295	$0.76	44d	1	1.41mi
1110 11th St Lynchburg, VA	3.0	1.5	2000	$1,450	$0.72	14d	1	1.46mi

Listing history 22 events

1. 2026-06-19
   days on market $168,900 Active 62 DOM
2. 2026-06-18
   days on market $168,900 Active 61 DOM
3. 2026-06-17
   days on market $168,900 Active 60 DOM
4. 2026-06-16
   days on market $168,900 Active 59 DOM
5. 2026-06-15
   days on market $168,900 Active 58 DOM
6. 2026-06-14
   days on market $168,900 Active 56 DOM
7. 2026-06-13
   days on market $168,900 Active 55 DOM
8. 2026-06-10
   days on market $168,900 Active 53 DOM
9. 2026-06-09
   days on market $168,900 Active 52 DOM
10. 2026-06-08
    days on market $168,900 Active 51 DOM
11. 2026-06-07
    days on market $168,900 Active 50 DOM
12. 2026-06-03
    days on market $168,900 Active 46 DOM
13. 2026-06-02
    days on market $168,900 Active 45 DOM
14. 2026-06-01
    pricedays on market $168,900 Active 44 DOM
15. 2026-05-31
    days on market $172,500 Active 43 DOM
16. 2026-05-30
    days on market $172,500 Active 42 DOM
17. 2026-04-18
    listed $172,500 Active 316-char remark

    Show marketing remark (316 chars)

    Just minutes to all of the great shops along Bedford Ave and also just minutes to all that downtown has to offer. Charming home with large back yard, two full bathrooms and a lot of potential. And even has off street parking. Newer hvac unit and newer roof. Would be perfect to put a little tlc and have some equity.

18. 2025-11-18
    listed $172,500 Active
19. 2023-08-22
    soldstatus $140,000
20. 2018-12-28
    soldstatus $33,500
21. 2018-11-05
    listed $39,900
22. 2018-10-03
    soldstatus $65,000

ⓘ 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: $1,117 · $93/mo
• Projected year-2 tax: $1,385 · $115/mo
• Expected delta: +$268/yr (+$22/mo · 24.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 19 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: $20,049
• − Mortgage interest: −$9,461
• − Property taxes: −$1,117
• − Insurance: −$844
• − Repairs & maintenance: −$1,604
• − Management: −$1,604
• − Depreciation: −$4,913
• Taxable income: $505
• Est. tax owed @ 24.0%: −$121
• After-tax cash flow: $3,127/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): 9,632
• Household income: $52,571
• Rent vs Own: 46.4% rent · 53.6% own
• Severe rent burden: 552.0

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 0.57)
• Race & ethnicity: White 51% Black 40% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Italian 3% Lithuanian 1% Serbian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 95% English-only · Spanish 3% Chinese 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: ▼ -33.39%
• Current HPI: 229.4423
• Rent YoY: ▲ 4.56%
• 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

+165.4% since first listed

6 events — show timeline

• 2026-04-18 Listed $172,500 LMLS
• 2025-11-18 Listed $172,500 LMLS
• 2023-08-22 Sold (Public Records) $140,000 Public Records
• 2018-12-28 Sold (MLS) $33,500 LMLS
• 2018-11-05 Listed $39,900 LMLS
• 2018-10-03 Sold (Public Records) $65,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $1,117 · +4.3% YoY. Source: county tax records.