42 Edgeway Dr · Lynchburg, VA 24502

$150,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 110 Days on market

Built 1982 0.47 ac lot $208/sqft · 6% below area Est $159k · 6% 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 +16.2/30.0
• ARV discount +10.0/15.0
• Schools +5.2/10.0
• DSCR +5.0/10.0
• Livability +4.5/5.0
• Rent growth +3.8/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to purchase this fixer upper in the Brookville School District at an incredible price! Convenient to everything, just a 6 minute drive to Liberty University and 4 minutes to Target / Wards Rd area, but enjoy low county taxes and county schools! The property features 2 bedrooms and 1 bath, eat in kitchen, a large living room, covered front and back porches and a 1 car garage. Architectural shingled roof. Very nice outbuilding. Great gently sloped lot. This property would be great for an owner occupant, or * excellent as a development opportunity * ! Zoned Multi-Family (can build up to a 4 plex with no site plan per Campbell Co. ) with county water and RARE County Sewer available! What a fantastic opportunity either way! Property sold AS-IS. Will not qualify for government financing types. Any inspections are for purchasers information only.

Key facts

• Eat in kitchen
• Large living room
• County schools

Tags

• BROOKVILLE SCHOOL DISTRICT
• LOW COUNTY TAXES
• COUNTY SCHOOLS
• EAT IN KITCHEN
• LARGE LIVING ROOM
• COVERED FRONT AND BACK PORCHES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $81 ($970/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 $123k (18.0% below list).
• Recommended offer: $123k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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.
• Market conditions: Rents rising fast (+5.1%/yr); 318 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 315 units permitted in Campbell County in 2024 (51 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 110 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $150k implies a 276% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $123,009 (18.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.82% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.31%
• DSCR: 1.10
• GRM: 10.2

CMA / ARV

• ARV (median comp): $158,890
• List price: $150,000
• Delta: -5.59%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
403 Alta Ln	0.03mi	2/1.0	790 (+10%)	20mo	$153,000	$194	66

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 · 5.11% rent growth · sell at horizon

5-year hold

• IRR: -10.6%
• Equity multiple: 0.61×
• Total profit: $-16,564
• Equity at exit: $22,365

10-year hold

• IRR: 1.0%
• Equity multiple: 1.08×
• Total profit: $3,340
• Equity at exit: $12,969

Cash invested: $42,000 (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 24502

• Rents YoY: 5.1%
• Active inventory: 318
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,230 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$42 /mo · $502/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $81

Break-even live

Break-even rent $1,128

Max offer price $150,000

Occupancy floor 88%

Sensitivity live

Price	-10% $166	-5% $123	+0% $81	+5% $38	+10% $-4
Rent	-10% $-16	-5% $32	+0% $81	+5% $129	+10% $178
Rate	-1.0pp $156	-0.5pp $119	base $81	+0.5pp $42	+1.0pp $2

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
901 Wards Ferry Rd Lynchburg, VA	1.0	1.0	540	$775	$1.44	21d	1	0.62mi

Listing history 13 events

1. 2026-06-14
   statusdays on market $150,000 Pending 110 DOM
2. 2026-06-13
   days on market $150,000 Active 109 DOM
3. 2026-06-10
   days on market $150,000 Active 107 DOM
4. 2026-06-09
   days on market $150,000 Active 106 DOM
5. 2026-06-08
   days on market $150,000 Active 105 DOM
6. 2026-06-07
   days on market $150,000 Active 104 DOM
7. 2026-06-05
   days on market $150,000 Active 101 DOM
8. 2026-06-02
   days on market $150,000 Active 99 DOM
9. 2026-06-01
   days on market $150,000 Active 98 DOM
10. 2026-05-31
    days on market $150,000 Active 97 DOM
11. 2026-05-30
    days on market $150,000 Active 96 DOM
12. 2026-02-23
    listed $150,000 Active 873-char remark

    Show marketing remark (873 chars)

    Great opportunity to purchase this fixer upper in the Brookville School District at an incredible price! Convenient to everything, just a 6 minute drive to Liberty University and 4 minutes to Target / Wards Rd area, but enjoy low county taxes and county schools! The property features 2 bedrooms and 1 bath, eat in kitchen, a large living room, covered front and back porches and a 1 car garage. Architectural shingled roof. Very nice outbuilding. Great gently sloped lot. This property would be great for an owner occupant, or * excellent as a development opportunity * ! Zoned Multi-Family (can build up to a 4 plex with no site plan per Campbell Co. ) with county water and RARE County Sewer available! What a fantastic opportunity either way! Property sold AS-IS. Will not qualify for government financing types. Any inspections are for purchasers information only.

13. 1993-05-04
    soldstatus $39,900

ⓘ 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: $502 · $42/mo
• Projected year-2 tax: $1,230 · $102/mo
• Expected delta: +$728/yr (+$61/mo · 144.9%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,761
• − Mortgage interest: −$8,402
• − Property taxes: −$502
• − Insurance: −$750
• − Repairs & maintenance: −$1,181
• − Management: −$1,181
• − Depreciation: −$4,364
• Taxable loss: −$1,619
• Est. tax savings @ 24.0%: +$389
• After-tax cash flow: $1,358/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): 41,979
• Household income: $68,872
• Rent vs Own: 47.7% rent · 52.3% own
• Severe rent burden: 1774.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Black 19% Two or more races 6% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 2%
• Foreign-born: 6% · Canada, South Korea, United Kingdom
• Languages at home: 91% English-only · Spanish 4% Other Indo-European 1% Other Asian/Pacific 1%

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: ▼ -222.79%
• Current HPI: 241.9041
• Rent YoY: ▲ 5.11%
• 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

+275.9% since first listed

2 events — show timeline

• 2026-02-23 Listed $150,000 LMLS
• 1993-05-04 Sold (Public Records) $39,900 Public Records

Property tax history

+2.3%/yr

Latest (2025): $502 · +0.0% YoY. Source: county tax records.