400 Wadsworth st St · Lynchburg, VA 24502

$69,900

4 bd · 2.0 ba · 2,233 sqft · SingleFamily public records · 10 Days on market

Built 1905 5,319 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.5/5.0
• Schools +4.0/10.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Flip this House. .. .Could be a Great home, investment or Rental Property. Over 2200 Sq. finished Ft. Most of the Vinyl replacement windows have already been installed. Hardwood floors through out. The majority of the epair/replacement work needs to be centered around the bathroom and Kitchen areas. Fenced, Corner Lot.

Key facts

• Flexible layout
• Large living room
• Large kitchen

Tags

• LARGE LIVING ROOM
• LARGE KITCHEN
• FLEXIBLE LAYOUT

Property features AI

Finance

• Financial info: Annual tax amount: $943

Exterior

• Utilities: Public sewer
• Home design: Single family residence; 2 stories; Residential property; Located in Miller Park - South subdivision
• Construction: Metal roof; Approximately 2,200 above-grade finished area
• Exterior features: Porch; Corner property

Interior

• Flooring: Hardwood; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Hardwood/Wood flooring; Basement
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $919 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Cap rate 22.1% 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: E.C. Glass High (math 42% / reading 84%, grade B-, #223 of 319 statewide, top 70%, 1,325 students, 92% FRL) — zoned schools average 92% FRL vs 61% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 63% at this address vs 48% district-wide (+14 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 (+5.1%/yr); 318 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $483 of loan paydown is wiped out by about $2k 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 + 5.1% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 16y 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 $25k; list at $70k implies a 180% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1905 — 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 $69,900

Questions for the listing agent

1. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.52% ✓
• Cap rate: 22.07%
• Cash-on-cash: 56.35%
• DSCR: 3.51
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $254,562
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1303 Garfield Ave	0.33mi	4/2.5	2,314 (+4%)	4mo	$235,000	$102	73
1305 Campbell Ave	0.37mi	4/2.0	2,070 (-7%)	5mo	$155,000	$75	66
306 Langhorne Ln	0.74mi	4/2.0	2,166 (-3%)	0mo	$293,000	$135	60
914 Fillmore St	0.69mi	4/2.5	2,326 (+4%)	2mo	$25,000	$11	57
2329 Fort Ave	0.14mi	3/1.5 (-1)	1,908 (-15%)	8mo	$75,000	$39	56
1502 Pierce St St	0.72mi	4/2.5	2,133 (-4%)	2mo	$269,000	$126	55
507 Euclid Ave	0.33mi	4/3.0	2,394 (+7%)	16mo	$279,900	$117	55
102 Yeardley Ave	0.56mi	4/3.0	2,301 (+3%)	16mo	$299,900	$130	52
2131 Westerly Dr	0.74mi	4/2.0	1,962 (-12%)	4mo	$210,000	$107	42
1403 Fillmore St. St	0.72mi	4/2.0	2,420 (+8%)	15mo	$328,900	$136	40
2100 Westerly Dr	0.73mi	3/2.5 (-1)	2,538 (+14%)	0mo	$289,900	$114	36
1306 Pierce St	0.67mi	4/1.0	2,548 (+14%)	17mo	$153,000	$60	27

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: 57.1%
• Equity multiple: 3.61×
• Total profit: $51,055
• Equity at exit: $10,422

10-year hold

• IRR: 62.8%
• Equity multiple: 7.96×
• Total profit: $136,302
• Equity at exit: $6,044

Cash invested: $19,572 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,764 high
• Mortgage (P&I): −$367
• Tax from tax record: −$79 /mo · $943/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $919

Break-even live

Break-even rent $600

Max offer price $69,900

Occupancy floor 43%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
403 Grove St Lynchburg, VA	3.0	2.0	1400	$1,600	$1.14	43d	1	0.01mi
630 Park Ln Lynchburg, VA	4.0	1.5	1434	$1,895	$1.32	13d	1	0.21mi
320 Kenyon St Lynchburg, VA	3.0	2.0	1736	$1,595	$0.92	43d	1	0.27mi
2920 Richmond St Lynchburg, VA	4.0	1.0	1472	$1,695	$1.15	20d	1	0.57mi
209 Munford St Lynchburg, VA	3.0	2.5	1420	$1,497	$1.05	44d	1	0.61mi
800 Pierce St Lynchburg, VA	4.0	1.0	1714	$1,295	$0.76	43d	1	0.61mi
1514 Fillmore St Lynchburg, VA	3.0	2.5	1560	$1,800	$1.15	13d	1	0.76mi
1518 Fillmore St Lynchburg, VA	3.0	2.5	1560	$1,800	$1.15	13d	1	0.77mi
310 Yeardley Ave Lynchburg, VA	4.0	2.5	1888	$1,800	$0.95	20d	1	0.81mi
812 Taylor St Lynchburg, VA	3.0	2.0	1872	$1,950	$1.04	13d	1	0.84mi
1110 11th St Lynchburg, VA	3.0	1.5	2000	$1,450	$0.72	13d	1	0.86mi
101 Thomas Rd Unit A Lynchburg, VA	3.0	1.0	1530	$1,395	$0.91	43d	1	0.98mi
1701 Grace St Lynchburg, VA	4.0	2.0	2173	$1,495	$0.69	13d	1	1.07mi
206 Connecticut Ave Lynchburg, VA	4.0	2.5	2180	$1,650	$0.76	20d	1	1.08mi
1316 Harrison St Lynchburg, VA	3.0	1.5	1535	$1,500	$0.98	43d	1	1.17mi
2121 Langhorne Rd Unit 11011559SF 3BR/2BA Lynchburg, VA	3.0	2.0	1559	$1,695	$1.09	20d	1	1.22mi

Listing history 8 events

1. 2026-06-10
   days on market $69,900 Active 10 DOM
2. 2026-06-09
   days on market $69,900 Active 9 DOM
3. 2026-06-08
   days on market $69,900 Active 8 DOM
4. 2026-06-07
   days on market $69,900 Active 7 DOM
5. 2026-06-03
   days on market $69,900 Active 3 DOM
6. 2026-06-02
   days on market $69,900 Active 2 DOM
7. 2026-06-01
   remarks 696-char remark
8. 2026-06-01
   listed $69,900 Active 1 DOM

ⓘ 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: $943 · $79/mo
• Projected year-2 tax: $943 · $79/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 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: $21,165
• − Mortgage interest: −$3,915
• − Property taxes: −$943
• − Insurance: −$350
• − Repairs & maintenance: −$1,693
• − Management: −$1,693
• − Depreciation: −$2,033
• Taxable income: $10,537
• Est. tax owed @ 24.0%: −$2,529
• After-tax cash flow: $8,500/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): 41,979
• Household income: $68,872
• Rent vs Own: 47.7% rent · 52.3% own
• Severe rent burden: 1774.0

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: 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 · 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: ▼ -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

+75.2% since first listed

5 events — show timeline

• 2026-05-31 Listed $69,900 LMLS
• 2010-12-21 Sold (Public Records) $25,000 Public Records
• 2010-12-20 Sold (MLS) $25,000 MLSRV
• 2010-09-14 Listed $39,900 MLSRV
• 2010-09-09 Listed $39,900 CAAR

Property tax history

+4.2%/yr

Latest (2025): $943 · +27.9% YoY. Source: county tax records.