920 Cabell St · Lynchburg, VA 24504

$169,999

3 bd · 1.0 ba · 1,508 sqft · SingleFamily public records · 42 Days on market

Built 1896 0.31 ac lot $113/sqft · 30% above area Est $199k · 15% 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 +17.4/30.0
• ARV discount +14.1/15.0
• DSCR +5.4/10.0
• Livability +4.5/5.0
• Schools +4.0/10.0
• 1% rule +3.7/10.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

a few more pictures coming soon. Great investment property. Seller has done many things to this property since purchasing. New flooring in kitchen. New sub floor and fooring in main level bath. Complete rebuild of second floor bath. New windows throughout. New furnace. New water heater. New plumbing and electrical throughout the property. However, property is being sold as is. Home inspections will only be done for buyers benefit. Seller to make no repairs.

Key facts

• Open floor plan
• New flooring
• New appliances

Tags

• UPDATED HOME
• NEW FLOORING
• NEW APPLIANCES
• FRESHLY INSTALLED HVAC
• OPEN FLOOR PLAN
• NEAR DOWNTOWN AMENITIES

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; 2 stories
• Construction: Vinyl siding; Shingle roof; Built area above grade: 2,290
• Exterior features: Garden; Deck

Interior

• Kitchen: Electric range; Refrigerator; Microwave; Electric water heater
• Flooring: Hardwood; Vinyl; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump; Hot water heating
• Interior features: Skylights; Crawl space basement
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $127 ($2k/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 $148k (12.9% below list).
• Recommended offer: $148k (12.9% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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.
• Zoned schools: Linkhorne Elementary (math 22% / reading 47%, grade F, #966 of 1,108 statewide, top 89%, 409 students, 96% FRL); Linkhorne Middle (math 36% / reading 64%, grade C, #231 of 342 statewide, top 69%, 586 students, 95% FRL); E.C. Glass High (math 42% / reading 84%, grade B-, #223 of 319 statewide, top 70%, 1,325 students, 92% FRL) — zoned schools average 95% FRL vs 61% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.6%/yr); 105 active listings in the ZIP; 18 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 34% 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 42 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $55k; list at $170k implies a 209% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1896 — 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 $147,999 (12.9% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1896 — 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. 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.
6. 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.
7. 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: 0.87% ✗
• Cap rate: 7.19%
• Cash-on-cash: 3.21%
• DSCR: 1.14
• GRM: 9.6

CMA / ARV

• ARV (median comp): $199,172
• List price: $169,999
• Delta: -14.65%
• 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
924 Cabell St	0.01mi	3/2.0	1,579 (+5%)	13mo	$195,000	$123	77
1019 Dearing St	0.22mi	3/1.5	1,591 (+6%)	3mo	$70,000	$44	76
1340 Bedford Ave	0.37mi	3/2.0	1,500 (-0%)	2mo	$209,900	$140	76
1109 Dearing St	0.25mi	3/2.0	1,582 (+5%)	12mo	$199,900	$126	66
406 I St	0.09mi	4/2.0 (+1)	1,650 (+9%)	12mo	$174,900	$106	61
850 Rivermont Ave	0.21mi	3/2.5	1,706 (+13%)	9mo	$221,000	$130	55
1344 Bedford Ave	0.38mi	4/2.0 (+1)	1,675 (+11%)	2mo	$223,000	$133	53
1614 Early St	0.54mi	3/2.0	1,645 (+9%)	5mo	$150,000	$91	52
879 Dearing St	0.15mi	4/2.0 (+1)	1,705 (+13%)	13mo	$236,000	$138	52
84 Polk St	0.71mi	3/2.0	1,404 (-7%)	2mo	$185,000	$132	50
1720 Monsview Pl	0.59mi	3/2.0	1,341 (-11%)	11mo	$35,000	$26	41
100 Polk St	0.74mi	3/1.5	1,643 (+9%)	14mo	$199,999	$122	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: -9.7%
• Equity multiple: 0.64×
• Total profit: $-17,128
• Equity at exit: $25,347

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $5,292
• Equity at exit: $14,698

Cash invested: $47,600 (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 24504

• Home prices YoY: -12.7%
• Rents YoY: 4.6%
• Active inventory: 105
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,480 high
• Mortgage (P&I): −$891
• Tax from tax record: −$79 /mo · $953/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $127

Break-even live

Break-even rent $1,319

Max offer price $169,999

Occupancy floor 86%

Sensitivity live

Price	-10% $224	-5% $176	+0% $127	+5% $79	+10% $31
Rent	-10% $11	-5% $69	+0% $127	+5% $186	+10% $244
Rate	-1.0pp $213	-0.5pp $171	base $127	+0.5pp $83	+1.0pp $39

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
507 Victoria Ave Unit 507 Lynchburg, VA	4.0	2.0	1480	$1,700	$1.15	21d	1	0.25mi
1348 Bedford Ave Lynchburg, VA	2.0	1.0	1089	$895	$0.82	13d	1	0.38mi
1808 Rivermont Ave Apt B Lynchburg, VA	3.0	1.0	1100	$995	$0.90	21d	1	0.64mi
2021 Rivermont Ave Unit A Lynchburg, VA	2.0	2.0	1700	$1,800	$1.06	21d	1	0.82mi
2202 Hollins Mill Rd Lynchburg, VA	3.0	1.0	1800	$1,400	$0.78	21d	1	0.89mi
512 Polk St Lynchburg, VA	3.0	1.0	1340	$1,295	$0.97	21d	1	0.92mi
601 Jackson St Lynchburg, VA	3.0	2.0	1138	$1,595	$1.40	44d	1	0.93mi
1008 8th St Lynchburg, VA	3.0	2.0	1316	$1,795	$1.36	21d	1	1.09mi
900 Polk St Unit A Lynchburg, VA	3.0	1.0	1100	$895	$0.81	13d	1	1.12mi
812 Taylor St Lynchburg, VA	3.0	2.0	1872	$1,950	$1.04	13d	1	1.16mi
1705 1st St Unit A Lynchburg, VA	2.0	1.0	1100	$1,395	$1.27	21d	1	1.21mi
1110 11th St Lynchburg, VA	3.0	1.5	2000	$1,450	$0.72	13d	1	1.30mi
800 Pierce St Lynchburg, VA	4.0	1.0	1714	$1,295	$0.76	44d	1	1.31mi
1316 Harrison St Lynchburg, VA	3.0	1.5	1535	$1,500	$0.98	44d	1	1.32mi
209 Munford St Lynchburg, VA	3.0	2.5	1420	$1,497	$1.05	45d	1	1.35mi
1500 Main St Lynchburg, VA	1.0–2.0	1.0	1182	$1,600	$1.35	13d	6	1.41mi
1014 Landon Ct Lynchburg, VA	3.0	2.5	2168	$2,495	$1.15	13d	1	1.41mi
1105 Fillmore St Unit B Lynchburg, VA	3.0	1.0	1300	$1,250	$0.96	44d	1	1.44mi

Listing history 23 events

1. 2026-06-19
   days on market $169,999 Active 42 DOM
2. 2026-06-18
   days on market $169,999 Active 41 DOM
3. 2026-06-17
   days on market $169,999 Active 40 DOM
4. 2026-06-16
   days on market $169,999 Active 39 DOM
5. 2026-06-15
   days on market $169,999 Active 38 DOM
6. 2026-06-14
   days on market $169,999 Active 36 DOM
7. 2026-06-13
   days on market $169,999 Active 35 DOM
8. 2026-06-10
   days on market $169,999 Active 33 DOM
9. 2026-06-09
   days on market $169,999 Active 32 DOM
10. 2026-06-08
    days on market $169,999 Active 31 DOM
11. 2026-06-07
    pricedays on market $169,999 Active 30 DOM
12. 2026-06-03
    days on market $172,499 Active 26 DOM
13. 2026-06-02
    days on market $172,499 Active 25 DOM
14. 2026-06-01
    days on market $172,499 Active 24 DOM
15. 2026-05-31
    days on market $172,499 Active 23 DOM
16. 2026-05-30
    days on market $172,499 Active 22 DOM
17. 2026-05-08
    listed $174,999 Active 584-char remark
18. 2026-03-10
    soldstatus $55,000
19. 2021-03-08
    soldstatus $65,000 461-char remark

    Show marketing remark (461 chars)

    a few more pictures coming soon. Great investment property. Seller has done many things to this property since purchasing. New flooring in kitchen. New sub floor and fooring in main level bath. Complete rebuild of second floor bath. New windows throughout. New furnace. New water heater. New plumbing and electrical throughout the property. However, property is being sold as is. Home inspections will only be done for buyers benefit. Seller to make no repairs.

20. 2021-01-25
    listed $70,000 461-char remark

    Show marketing remark (461 chars)

    a few more pictures coming soon. Great investment property. Seller has done many things to this property since purchasing. New flooring in kitchen. New sub floor and fooring in main level bath. Complete rebuild of second floor bath. New windows throughout. New furnace. New water heater. New plumbing and electrical throughout the property. However, property is being sold as is. Home inspections will only be done for buyers benefit. Seller to make no repairs.

21. 2019-12-26
    soldstatus $26,500

    Show marketing remark (97 chars)

    Nothing but potential here just two blocks off of Rivermont Avenue. Great investment opportunity.

22. 2019-11-01
    listed $33,000

    Show marketing remark (97 chars)

    Nothing but potential here just two blocks off of Rivermont Avenue. Great investment opportunity.

23. 1983-12-02
    soldstatus $40,500

ⓘ 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: $953 · $79/mo
• Projected year-2 tax: $1,394 · $116/mo
• Expected delta: +$441/yr (+$37/mo · 46.3%)

ⓘ 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: $17,760
• − Mortgage interest: −$9,523
• − Property taxes: −$953
• − Insurance: −$850
• − Repairs & maintenance: −$1,421
• − Management: −$1,421
• − Depreciation: −$4,945
• Taxable loss: −$1,352
• Est. tax savings @ 24.0%: +$325
• After-tax cash flow: $1,854/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

+319.8% since first listed

9 events — show timeline

• 2026-06-05 Price Changed $169,999 LMLS
• 2026-05-25 Price Changed $172,499 LMLS
• 2026-05-08 Listed $174,999 LMLS
• 2026-03-10 Sold (Public Records) $55,000 Public Records
• 2021-03-08 Sold (MLS) $65,000 LMLS
• 2021-01-25 Listed $70,000 LMLS
• 2019-12-26 Sold (MLS) $26,500 LMLS
• 2019-11-01 Listed $33,000 LMLS
• 1983-12-02 Sold (Public Records) $40,500 Public Records

Property tax history

+6.9%/yr

Latest (2025): $953 · +63.9% YoY. Source: county tax records.