522 Jackson St · Lynchburg, VA 24504

$139,000

3 bd · 1.5 ba · 1,920 sqft · Other public records · 33 Days on market

Built 1817 5,227 sqft lot

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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 +23.8/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• 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

Great Federal Style Brick home with three stories and nice landscaping. The third floor has 2 spacious bedrooms, with a large master bedroom. Located on the second floor is a newer kitchen, open living areas with fireplaces at each end, and a full bathroom. Located on the main level of the house is another bedroom and full bathroom. Surrounding the house is very nice gardens, a KOI pond, and patio

Key facts

• Koi pond
• Fenced in backyard
• 5,227 sq ft lot

Tags

• FENCED IN BACKYARD
• KOI POND
• MODERNIZED ON THE INTERIOR

Property features AI

Finance

• Other: Property type: Residential

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; 2 stories
• Construction: Brick construction; Metal roof
• Exterior features: Garden; Fenced yard; Workshop (separate structure); Has view

Interior

• Flooring: Tile; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump (heating)
• Interior features: Tile and vinyl flooring; 2 fireplaces; Basement; Therapeutic whirlpool
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $139k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $135k (3.0% below list) — sets the bar for market timing.

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: Paul Munro Elementary (math 72% / reading 82%, grade A, #171 of 1,108 statewide, top 17%, 369 students, 98% 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.
• Zoned-school proficiency averages 63% at this address vs 48% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Lynchburg City Public School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.6%/yr); 110 active listings in the ZIP; 22 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $961 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago; this cycle's ask has dropped $36k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1817 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood 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 $134,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1817 — 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: 1.12% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.22%
• DSCR: 1.37
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.56% rent growth · sell at horizon

5-year hold

• IRR: -2.0%
• Equity multiple: 0.92×
• Total profit: $-3,045
• Equity at exit: $20,725

10-year hold

• IRR: 9.3%
• Equity multiple: 1.77×
• Total profit: $29,797
• Equity at exit: $12,018

Cash invested: $38,920 (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: 110
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,553 high
• Mortgage (P&I): −$729
• Tax est. 1.5%: −$174 /mo · $2,085/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $267

Break-even live

Break-even rent $1,216

Max offer price $139,000

Occupancy floor 78%

Sensitivity live

Price	-10% $363	-5% $315	+0% $267	+5% $219	+10% $171
Rent	-10% $144	-5% $205	+0% $267	+5% $328	+10% $389
Rate	-1.0pp $337	-0.5pp $302	base $267	+0.5pp $231	+1.0pp $194

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
512 Polk St Lynchburg, VA	3.0	1.0	1340	$1,295	$0.97	22d	1	0.06mi
1009 4th St Apt 1 Lynchburg, VA	2.0	1.0	2607	$795	$0.30	44d	1	0.17mi
1008 8th St Lynchburg, VA	3.0	2.0	1316	$1,795	$1.36	22d	1	0.19mi
812 Taylor St Lynchburg, VA	3.0	2.0	1872	$1,950	$1.04	14d	1	0.27mi
1110 11th St Lynchburg, VA	3.0	1.5	2000	$1,450	$0.72	14d	1	0.41mi
800 Pierce St Lynchburg, VA	4.0	1.0	1714	$1,295	$0.76	44d	1	0.45mi
1105 Fillmore St Unit B Lynchburg, VA	3.0	1.0	1300	$1,250	$0.96	44d	1	0.54mi
1316 Harrison St Lynchburg, VA	3.0	1.5	1535	$1,500	$0.98	44d	1	0.56mi
507 Victoria Ave Unit 507 Lynchburg, VA	4.0	2.0	1480	$1,700	$1.15	22d	1	0.64mi
1415 Floyd St Lynchburg, VA	3.0	2.0	1300	$1,800	$1.38	22d	1	0.69mi
1521 Taylor St Lynchburg, VA	3.0	1.0	1337	$1,195	$0.89	22d	1	0.72mi
209 Munford St Lynchburg, VA	3.0	2.5	1420	$1,497	$1.05	45d	1	0.74mi
1701 Grace St Lynchburg, VA	4.0	2.0	2173	$1,495	$0.69	14d	1	0.75mi
1514 Fillmore St Lynchburg, VA	3.0	2.5	1560	$1,800	$1.15	14d	1	0.77mi
1308 16th St Lynchburg, VA	3.0	2.0	1380	$1,800	$1.30	14d	1	0.78mi
1518 Fillmore St Lynchburg, VA	3.0	2.5	1560	$1,800	$1.15	14d	1	0.78mi
1500 Main St Lynchburg, VA	1.0–2.0	1.0	1182	$1,600	$1.35	14d	6	0.83mi
630 Park Ln Lynchburg, VA	4.0	1.5	1434	$1,895	$1.32	14d	1	0.99mi
403 Grove St Lynchburg, VA	3.0	2.0	1400	$1,600	$1.14	44d	1	1.05mi
710 Grady St Unit B Lynchburg, VA	2.0	1.0	1872	$795	$0.42	14d	1	1.19mi
320 Kenyon St Lynchburg, VA	3.0	2.0	1736	$1,595	$0.92	44d	1	1.32mi
2202 Hollins Mill Rd Lynchburg, VA	3.0	1.0	1800	$1,400	$0.78	22d	1	1.49mi

Listing history 29 events

1. 2026-06-21
   days on market $139,000 Active 33 DOM
2. 2026-06-19
   days on market $139,000 Active 31 DOM
3. 2026-06-18
   price $139,000 Active 30 DOM
4. 2026-06-18
   days on market $175,000 Active 30 DOM
5. 2026-06-17
   days on market $175,000 Active 29 DOM
6. 2026-06-16
   days on market $175,000 Active 28 DOM
7. 2026-06-15
   days on market $175,000 Active 27 DOM
8. 2026-06-14
   days on market $175,000 Active 25 DOM
9. 2026-06-13
   days on market $175,000 Active 24 DOM
10. 2026-06-10
    days on market $175,000 Active 22 DOM
11. 2026-06-09
    days on market $175,000 Active 21 DOM
12. 2026-06-08
    days on market $175,000 Active 20 DOM
13. 2026-06-07
    days on market $175,000 Active 19 DOM
14. 2026-06-03
    days on market $175,000 Active 15 DOM
15. 2026-06-02
    days on market $175,000 Active 14 DOM
16. 2026-06-01
    days on market $175,000 Active 13 DOM
17. 2026-05-31
    days on market $175,000 Active 12 DOM
18. 2026-05-30
    days on market $175,000 Active 11 DOM
19. 2026-05-19
    listed $175,000 Active
20. 2025-03-04
    price $169,500
21. 2024-12-20
    listed $183,750 Active
22. 2012-01-27
    soldstatus $120,000 400-char remark

    Show marketing remark (400 chars)

    Great Federal Style Brick home with three stories and nice landscaping. The third floor has 2 spacious bedrooms, with a large master bedroom. Located on the second floor is a newer kitchen, open living areas with fireplaces at each end, and a full bathroom. Located on the main level of the house is another bedroom and full bathroom. Surrounding the house is very nice gardens, a KOI pond, and patio

23. 2011-12-16
    soldstatus $120,000
24. 2011-04-05
    listed $124,900 400-char remark

    Show marketing remark (400 chars)

    Great Federal Style Brick home with three stories and nice landscaping. The third floor has 2 spacious bedrooms, with a large master bedroom. Located on the second floor is a newer kitchen, open living areas with fireplaces at each end, and a full bathroom. Located on the main level of the house is another bedroom and full bathroom. Surrounding the house is very nice gardens, a KOI pond, and patio

25. 2010-08-10
    historical
26. 2010-04-26
    listed $129,000
27. 2006-10-06
    soldstatus $118,000
28. 2003-04-23
    soldstatus $60,000
29. 1996-05-17
    soldstatus $20,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $18,641
• − Mortgage interest: −$7,786
• − Property taxes: −$2,085
• − Insurance: −$695
• − Repairs & maintenance: −$1,491
• − Management: −$1,491
• − Depreciation: −$4,044
• Taxable income: $1,049
• Est. tax owed @ 24.0%: −$252
• After-tax cash flow: $2,947/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

+775.0% since first listed

11 events — show timeline

• 2026-05-19 Listed $175,000 LMLS
• 2025-03-04 Price Changed $169,500 LMLS
• 2024-12-20 Listed $183,750 LMLS
• 2012-01-27 Sold (MLS) $120,000 MLSRV
• 2011-12-16 Sold (Public Records) $120,000 Public Records
• 2011-04-05 Listed $124,900 MLSRV
• 2010-08-10 Listing Removed — MLSRV
• 2010-04-26 Listed $129,000 MLSRV
• 2006-10-06 Sold (Public Records) $118,000 Public Records
• 2003-04-23 Sold (Public Records) $60,000 Public Records
• 1996-05-17 Sold (Public Records) $20,000 Public Records