329 Lynn Haven Cir · Vinton, VA 24179

$245,000

3 bd · 1.0 ba · 950 sqft · SingleFamily public records · 5 Days on market

Built 1960 1.00 ac lot Est $228k · 7% over

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Why this score? — see what drove the F 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).

• Schools +6.4/10.0
• Cash flow +6.0/30.0
• ARV discount +4.1/15.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.4/10.0
• DSCR +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW ROOF IN 2004-- NEW CENTRAL AIR IN 2001- HARD WOOD FLOORS THROUGH MOST OF THE HOUSE NICE LARGE DECK ON SIDE AND REAR ALL ON LIMITED ACCESS ST. TAXES AND SQ. FT. ESTIMATED BY AGT-CALL LA FOR ADD'L FORM

Key facts

• Inviting kitchen
• Serene outdoor haven
• Spacious living area

Tags

• INVITING KITCHEN
• MOVABLE ISLAND
• FINISHED BASEMENT
• SPACIOUS LIVING AREA
• GENEROUS STORAGE
• SERENE OUTDOOR HAVEN

Property features AI

Finance

• Financial info: Annual tax amount listed

Exterior

• Utilities: Electric heat pump for heating and cooling
• Home design: Residential property; Built in 1960
• Construction: Year built: 1960
• Exterior features: One-acre lot

Interior

• Bedrooms: Three bedrooms (all on the main level)
• Flooring: Tile; Vinyl; Wood
• Bathrooms: One full bathroom (on the main level)
• Heating & cooling: Heat pump (electric) providing both heating and cooling
• Interior features: Tile, vinyl, and wood flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-464 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (33.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (45.9% below list).
• Recommended offer: $133k (45.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 80/100 on livability (#61 in VA, #1,742 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, commute F.
• Roanoke County Public School District (suburban): math 71% / reading 78% proficiency, ranked #9 of 131 in VA (top 7%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Herman L. Horn Elementary (math 57% / reading 72%, grade B, #416 of 1,108 statewide, top 41%, 407 students, 72% FRL); William Byrd Middle (math 68% / reading 74%, grade A, #77 of 342 statewide, top 23%, 827 students, 42% FRL); William Byrd High (math 77% / reading 89%, grade A, #33 of 319 statewide, top 11%, 1,142 students, 38% FRL) — zoned schools average 51% FRL vs 22% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 158 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 360 units permitted in Roanoke County in 2024 (228 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Roanoke County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 22y 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 $111k; list at $245k implies a 121% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $132,566 (45.9% 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 1960 — 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: 0.54% ✗
• Cap rate: 4.02%
• Cash-on-cash: -8.12%
• DSCR: 0.64
• GRM: 15.4

CMA / ARV

• ARV (on-the-fly): $228,000
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
742 Kenyon Rd	0.61mi	3/1.0	1,000 (+5%)	17mo	$240,000	$240	48
1117 Halliahurst Ave	0.38mi	3/2.0	1,092 (+15%)	21mo	$239,950	$220	36

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: -30.6%
• Equity multiple: -0.01×
• Total profit: $-69,355
• Equity at exit: $36,530

10-year hold

• IRR: -33.3%
• Equity multiple: -0.44×
• Total profit: $-98,832
• Equity at exit: $21,183

Cash invested: $68,600 (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 24179

• Active inventory: 158
• Price-to-rent: 15.4×

Monthly cashflow live

• Estimated rent: $1,326 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$125 /mo · $1,495/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $-464

Break-even live

Break-even rent $1,913

Max offer price $163,004

Occupancy floor —

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
855 E Washington Ave Vinton, VA	2.0	1.0	750	$1,200	$1.60	21d	1	0.86mi
855 E Washington Ave Vinton, VA	2.0	1.0	800	$1,200	$1.50	43d	1	0.86mi
856 Coolbrook Rd Unit 5 Vinton, VA	2.0	1.0	750	$1,100	$1.47	43d	1	0.86mi
851 E Washington Ave Unit A-8 Vinton, VA	2.0	1.0	800	$1,200	$1.50	13d	1	0.88mi
528 E Cleveland Ave Unit 3 Vinton, VA	2.0	1.0	787	$1,475	$1.87	21d	1	1.01mi
528 E Cleveland Ave Unit 8 Vinton, VA	2.0	1.0	786	$1,395	$1.77	43d	1	1.01mi
528 E Cleveland Ave Unit 6 Vinton, VA	2.0	1.0	875	$1,525	$1.74	43d	1	1.01mi
528 E Cleveland Ave Unit 5 Vinton, VA	2.0	1.0	889	$1,495	$1.68	43d	1	1.01mi
317 Jefferson Ave Vinton, VA	2.0	1.0	980	$1,525	$1.56	43d	1	1.21mi
2812 Vinyard Ave NE Unit 2 Roanoke, VA	2.0	1.0	950	$1,295	$1.36	21d	1	1.24mi
2802 Vinyard Ave NE Unit 2 Roanoke, VA	2.0	1.0	950	$1,295	$1.36	13d	1	1.24mi
100 Highland Rd Vinton, VA	1.0–2.0	1.0–2.0	665	$1,195	$1.80	13d	1	1.49mi

Listing history 8 events

1. 2026-05-14
   status Pending
2. 2026-05-09
   listed $245,000 Active
3. 2005-12-15
   soldstatus $110,900 203-char remark

   Show marketing remark (203 chars)

   NEW ROOF IN 2004-- NEW CENTRAL AIR IN 2001- HARD WOOD FLOORS THROUGH MOST OF THE HOUSE NICE LARGE DECK ON SIDE AND REAR ALL ON LIMITED ACCESS ST. TAXES AND SQ. FT. ESTIMATED BY AGT-CALL LA FOR ADD'L FORM

4. 2005-08-04
   listed $110,900 203-char remark

   Show marketing remark (203 chars)

   NEW ROOF IN 2004-- NEW CENTRAL AIR IN 2001- HARD WOOD FLOORS THROUGH MOST OF THE HOUSE NICE LARGE DECK ON SIDE AND REAR ALL ON LIMITED ACCESS ST. TAXES AND SQ. FT. ESTIMATED BY AGT-CALL LA FOR ADD'L FORM

5. 2005-07-19
   historical
6. 2005-05-02
   listed $119,950
7. 2005-05-02
   historical
8. 2004-10-14
   listed $114,950

ⓘ 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: $1,495 · $125/mo
• Projected year-2 tax: $2,009 · $167/mo
• Expected delta: +$514/yr (+$43/mo · 34.4%)

ⓘ 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 ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $15,908
• − Mortgage interest: −$13,724
• − Property taxes: −$1,495
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,273
• − Management: −$1,273
• − Depreciation: −$7,127
• Taxable loss: −$10,208
• Est. tax savings @ 24.0%: +$2,450
• After-tax cash flow: $-3,120/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: Roanoke County Public School District
• NCES district ID: 5103330
• Math proficiency: 71% ▼ -19.00%
• Reading proficiency: 78% ▼ -6.00%
• Median HH income: $60,526
• Composite: 64.08/100
• National rank: #578
• State rank: #9 of 131 in VA

Livability — Vinton

• Score: 80/100
• State rank: #61
• US rank: #1742

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment C- Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vinton, VA
• Population (ZIP): 18,834

Population outlook (Roanoke County) Hauer SSP2

• Today (2025): 98,162 people
• By 2030: 99,793 · +1.7%
• By 2040: 101,965 · +3.9%
• By 2050: 103,328 · +5.3%
• By 2075: 108,641 · +10.7%
• By 2100: 104,845 · +6.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 4% Black 3% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Roanoke

• 2024 margin: Strong R (+22.5) · D 38.2% · R 60.7% · Other 1.1%
• 2008→2024 swing: -1.4pp toward R · 2008: -21.1pp · 2024: -22.5pp
• All cycles: 2024: R+22.5 2020: R+21.8 2016: R+28.1 2012: R+25.6 2008: R+21.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -117.89%
• Current HPI: 186.9964
• Rent YoY: —
• Metro: —
• 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

+113.1% since first listed

8 events — show timeline

• 2026-05-14 Pending — MLSRV
• 2026-05-09 Listed $245,000 MLSRV
• 2005-12-15 Sold (MLS) $110,900 MLSRV
• 2005-08-04 Listed $110,900 MLSRV
• 2005-07-19 Listing Removed — MLSRV
• 2005-05-02 Listing Removed — MLSRV
• 2005-05-02 Listed $119,950 MLSRV
• 2004-10-14 Listed $114,950 MLSRV

Property tax history

+1.8%/yr

Latest (2025): $1,495 · +1.7% YoY. Source: county tax records.