1219 S Grand Ave Ave · Lynchburg, VA 24501

$198,000

3 bd · 2.0 ba · 1,605 sqft · SingleFamily public records · 205 Days on market

Built 1934 7,492 sqft lot $123/sqft · 8% below area Est $216k · 8% under

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Why this score? — see what drove the D 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 +12.4/30.0
• ARV discount +11.3/15.0
• Livability +4.5/5.0
• Schools +4.0/10.0
• DSCR +3.7/10.0
• Rent growth +2.8/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The seller is highly motivated. Priced to sell fast. Listed below market value! This charming home features a rocking chair front porch, 3 bedrooms, 2 full baths, and a detached garage. Recent updates include a heat pump, replacement windows, updated electrical, plumbing, lighting, and fresh paint. Enjoy a gourmet kitchen with modern appliances, formal dining room, main-level laundry with extra storage, and beautifully refinished hardwood floors throughout! The grand foyer with open staircase and cozy wood-burning fireplace add timeless character. Upstairs you'll find a spacious primary suite with walk-in closet and two additional bedrooms. Outside, relax on the oversized grilling deck overlooking the fenced, level backyard. Conveniently located! Come see this home before it is sold!

Key facts

• Formal dining room
• Extra storage
• Gourmet kitchen

Tags

• ROCKING CHAIR FRONT PORCH
• GOURMET KITCHEN
• FORMAL DINING ROOM
• MAIN-LEVEL LAUNDRY
• EXTRA STORAGE
• REFINISHED HARDWOOD FLOORS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $198k.

Deal economics

• At list price, monthly cash flow is $-32 ($-379/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (23.4% below list).
• Recommended offer: $152k (23.4% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: T.C. Miller Elementary School For Innovation (math 32% / reading 42%, grade F, #933 of 1,108 statewide, top 86%, 208 students, 99% FRL); Paul Laurence Dunbar Middle For Innovation (math 37% / reading 66%, grade C, #222 of 342 statewide, top 65%, 531 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 (+1.1%/yr); 221 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 49% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 472 units permitted in Lynchburg city in 2024 (240 in 5+ unit buildings).
• This rent runs 43% of the median local income ($42k/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 $6k 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 205 days — a 12% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $120k; list at $198k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1934 — 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 $151,676 (23.4% 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. It's been on market 205 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1934 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.77% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.68%
• DSCR: 0.97
• GRM: 10.9

CMA / ARV

• ARV (median comp): $216,107
• List price: $198,000
• Delta: -8.38%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3311 Memorial Ave	0.09mi	4/2.0 (+1)	1,641 (+2%)	3mo	$230,000	$140	85
220 Langhorne Ln	0.32mi	3/1.5	1,691 (+5%)	1mo	$234,000	$138	74
217 Bell St	0.55mi	3/2.0	1,587 (-1%)	2mo	$177,900	$112	71
318 Westover Blvd	0.31mi	3/2.5	1,730 (+8%)	2mo	$270,000	$156	69
411 Oakridge Blvd	0.47mi	3/2.0	1,699 (+6%)	0mo	$270,000	$159	68
3205 Cary St	0.60mi	3/1.5	1,620 (+1%)	3mo	$240,000	$148	66
407 Wadsworth St	0.66mi	3/2.0	1,572 (-2%)	0mo	$210,000	$134	65
1001 Rockbridge Ave	0.73mi	3/2.0	1,622 (+1%)	3mo	$160,000	$99	61
404 Euclid Ave	0.47mi	4/3.0 (+1)	1,716 (+7%)	1mo	$245,000	$143	57
510 Sussex St	0.52mi	3/2.0	1,786 (+11%)	1mo	$210,000	$118	56
200 Bell St	0.58mi	4/1.0 (+1)	1,680 (+5%)	0mo	$215,000	$128	56
1131 Rhode Island Ave	0.64mi	4/1.5 (+1)	1,720 (+7%)	1mo	$220,000	$128	50

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 · 1.15% rent growth · sell at horizon

5-year hold

• IRR: -19.3%
• Equity multiple: 0.33×
• Total profit: $-36,931
• Equity at exit: $29,522

10-year hold

• IRR: -16.0%
• Equity multiple: 0.17×
• Total profit: $-45,964
• Equity at exit: $17,119

Cash invested: $55,440 (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 24501

• Rents YoY: 1.1%
• Active inventory: 221
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,517 high
• Mortgage (P&I): −$1,038
• Tax from tax record: −$109 /mo · $1,308/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $-32

Break-even live

Break-even rent $1,557

Max offer price $192,419

Occupancy floor 97%

Sensitivity live

Price	-10% $80	-5% $24	+0% $-32	+5% $-88	+10% $-144
Rent	-10% $-151	-5% $-92	+0% $-32	+5% $28	+10% $88
Rate	-1.0pp $68	-0.5pp $19	base $-32	+0.5pp $-83	+1.0pp $-135

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: $49,500
• Closing costs: $5,940
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Yeardley Ave Unit B Lynchburg, VA	3.0	1.0	1060	$895	$0.84	23d	1	0.19mi
310 Yeardley Ave Lynchburg, VA	4.0	2.5	1888	$1,800	$0.95	23d	1	0.30mi
206 Connecticut Ave Lynchburg, VA	4.0	2.5	2180	$1,650	$0.76	23d	1	0.38mi
216 Kenyon St Lynchburg, VA	2.0	1.0	1114	$995	$0.89	45d	1	0.43mi
320 Kenyon St Lynchburg, VA	3.0	2.0	1736	$1,595	$0.92	45d	1	0.46mi
101 Thomas Rd Unit A Lynchburg, VA	3.0	1.0	1530	$1,395	$0.91	45d	1	0.50mi
2920 Richmond St Lynchburg, VA	4.0	1.0	1472	$1,695	$1.15	23d	1	0.51mi
2734 Fort Ave Lynchburg, VA	1.0–2.0	1.0–2.0	875	$1,450	$1.66	45d	1	0.53mi
403 Grove St Lynchburg, VA	3.0	2.0	1400	$1,600	$1.14	45d	1	0.71mi
4300 Tremont St Lynchburg, VA	3.0	1.0	1122	$1,200	$1.07	45d	1	0.74mi
710 Grady St Unit B Lynchburg, VA	2.0	1.0	1872	$795	$0.42	15d	1	0.75mi
2269 Aragon St Lynchburg, VA	3.0	2.0	1200	$1,695	$1.41	45d	1	0.80mi
630 Park Ln Lynchburg, VA	4.0	1.5	1434	$1,895	$1.32	15d	1	0.81mi
1309 Radcliff Ave Lynchburg, VA	4.0	2.5	1658	$1,725	$1.04	45d	1	0.97mi
2518 Carter St Lynchburg, VA	3.0	2.0	1091	$1,500	$1.37	45d	1	1.07mi
1401 Kemper St Lynchburg, VA	2.0–3.0	2.0	1118	$1,167	$1.04	23d	6	1.09mi
2245 Landover Pl Lynchburg, VA	1.0–3.0	1.0–1.5	925	$965	$1.04	45d	2	1.17mi
4624 Ferncliff Dr Lynchburg, VA	3.0	2.0	2064	$1,700	$0.82	45d	1	1.19mi
4612 Greenwood Dr Lynchburg, VA	3.0	1.0	1257	$1,595	$1.27	23d	1	1.20mi
209 Munford St Lynchburg, VA	3.0	2.5	1420	$1,497	$1.05	46d	1	1.22mi
1810 Broadway St #112 Lynchburg, VA	2.0	2.5	1210	$1,600	$1.32	45d	1	1.25mi
1219 Pierce St Unit 1221 Lynchburg, VA	2.0	1.0	1168	$825	$0.71	15d	1	1.25mi
1009 Lindsay St Lynchburg, VA	3.0	2.0	1050	$1,800	$1.71	45d	1	1.27mi
800 Pierce St Lynchburg, VA	4.0	1.0	1714	$1,295	$0.76	45d	1	1.31mi
1105 Fillmore St Unit B Lynchburg, VA	3.0	1.0	1300	$1,250	$0.96	45d	1	1.31mi
2121 Langhorne Rd Lynchburg, VA	2.0	2.0	1142	$1,575	$1.38	23d	1	1.35mi
1514 Fillmore St Lynchburg, VA	3.0	2.5	1560	$1,800	$1.15	15d	1	1.35mi
1518 Fillmore St Lynchburg, VA	3.0	2.5	1560	$1,800	$1.15	15d	1	1.35mi
2121 Langhorne Rd Unit 11011559SF 3BR/2BA Lynchburg, VA	3.0	2.0	1559	$1,695	$1.09	23d	1	1.36mi
2121 Langhorne Rd Unit 11041092SF 2BR/2BA Lynchburg, VA	2.0	2.0	1092	$1,495	$1.37	23d	1	1.36mi
1705 1st St Unit A Lynchburg, VA	2.0	1.0	1100	$1,395	$1.27	23d	1	1.37mi
1415 Floyd St Lynchburg, VA	3.0	2.0	1300	$1,800	$1.38	23d	1	1.37mi
1116 Chestnut Hill Dr Lynchburg, VA	4.0	2.0	1818	$2,095	$1.15	15d	1	1.41mi
1116 Chestnut Hill Dr Lynchburg, VA	4.0	2.0	1818	$1,895	$1.04	45d	1	1.41mi
1308 16th St Lynchburg, VA	3.0	2.0	1380	$1,800	$1.30	15d	1	1.44mi

Listing history 28 events

1. 2026-06-21
   days on market $198,000 Active 205 DOM
2. 2026-06-19
   days on market $198,000 Active 203 DOM
3. 2026-06-18
   price $198,000 Active 202 DOM
4. 2026-06-18
   days on market $204,000 Active 202 DOM
5. 2026-06-17
   days on market $204,000 Active 201 DOM
6. 2026-06-16
   days on market $204,000 Active 200 DOM
7. 2026-06-15
   days on market $204,000 Active 199 DOM
8. 2026-06-14
   days on market $204,000 Active 197 DOM
9. 2026-06-13
   days on market $204,000 Active 196 DOM
10. 2026-06-10
    days on market $204,000 Active 194 DOM
11. 2026-06-09
    days on market $204,000 Active 193 DOM
12. 2026-06-08
    days on market $204,000 Active 192 DOM
13. 2026-06-07
    days on market $204,000 Active 191 DOM
14. 2026-06-03
    days on market $204,000 Active 187 DOM
15. 2026-06-02
    days on market $204,000 Active 186 DOM
16. 2026-06-01
    days on market $204,000 Active 185 DOM
17. 2026-05-31
    days on market $204,000 Active 184 DOM
18. 2026-05-30
    days on market $204,000 Active 183 DOM
19. 2025-12-11
    status Active 794-char remark

    Show marketing remark (794 chars)

    The seller is highly motivated. Priced to sell fast. Listed below market value! This charming home features a rocking chair front porch, 3 bedrooms, 2 full baths, and a detached garage. Recent updates include a heat pump, replacement windows, updated electrical, plumbing, lighting, and fresh paint. Enjoy a gourmet kitchen with modern appliances, formal dining room, main-level laundry with extra storage, and beautifully refinished hardwood floors throughout! The grand foyer with open staircase and cozy wood-burning fireplace add timeless character. Upstairs you'll find a spacious primary suite with walk-in closet and two additional bedrooms. Outside, relax on the oversized grilling deck overlooking the fenced, level backyard. Conveniently located! Come see this home before it is sold!

20. 2025-12-11
    price $204,000 794-char remark

    Show marketing remark (794 chars)

    The seller is highly motivated. Priced to sell fast. Listed below market value! This charming home features a rocking chair front porch, 3 bedrooms, 2 full baths, and a detached garage. Recent updates include a heat pump, replacement windows, updated electrical, plumbing, lighting, and fresh paint. Enjoy a gourmet kitchen with modern appliances, formal dining room, main-level laundry with extra storage, and beautifully refinished hardwood floors throughout! The grand foyer with open staircase and cozy wood-burning fireplace add timeless character. Upstairs you'll find a spacious primary suite with walk-in closet and two additional bedrooms. Outside, relax on the oversized grilling deck overlooking the fenced, level backyard. Conveniently located! Come see this home before it is sold!

21. 2025-10-08
    status Pending 794-char remark

    Show marketing remark (794 chars)

    The seller is highly motivated. Priced to sell fast. Listed below market value! This charming home features a rocking chair front porch, 3 bedrooms, 2 full baths, and a detached garage. Recent updates include a heat pump, replacement windows, updated electrical, plumbing, lighting, and fresh paint. Enjoy a gourmet kitchen with modern appliances, formal dining room, main-level laundry with extra storage, and beautifully refinished hardwood floors throughout! The grand foyer with open staircase and cozy wood-burning fireplace add timeless character. Upstairs you'll find a spacious primary suite with walk-in closet and two additional bedrooms. Outside, relax on the oversized grilling deck overlooking the fenced, level backyard. Conveniently located! Come see this home before it is sold!

22. 2025-09-25
    listed $199,900 Active 794-char remark

    Show marketing remark (794 chars)

    The seller is highly motivated. Priced to sell fast. Listed below market value! This charming home features a rocking chair front porch, 3 bedrooms, 2 full baths, and a detached garage. Recent updates include a heat pump, replacement windows, updated electrical, plumbing, lighting, and fresh paint. Enjoy a gourmet kitchen with modern appliances, formal dining room, main-level laundry with extra storage, and beautifully refinished hardwood floors throughout! The grand foyer with open staircase and cozy wood-burning fireplace add timeless character. Upstairs you'll find a spacious primary suite with walk-in closet and two additional bedrooms. Outside, relax on the oversized grilling deck overlooking the fenced, level backyard. Conveniently located! Come see this home before it is sold!

23. 2025-07-11
    listed $220,000 Active
24. 2013-08-19
    soldstatus $120,000
25. 2009-11-02
    soldstatus $123,750
26. 2005-12-09
    soldstatus $90,000
27. 2004-04-27
    soldstatus $77,000
28. 1995-01-17
    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: $1,308 · $109/mo
• Projected year-2 tax: $1,624 · $135/mo
• Expected delta: +$316/yr (+$26/mo · 24.1%)

ⓘ 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 ≥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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,201
• − Mortgage interest: −$11,091
• − Property taxes: −$1,308
• − Insurance: −$990
• − Repairs & maintenance: −$1,456
• − Management: −$1,456
• − Depreciation: −$5,760
• Taxable loss: −$3,860
• Est. tax savings @ 24.0%: +$926
• After-tax cash flow: $547/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): 25,006
• Household income: $42,222
• Rent vs Own: 53.0% rent · 47.0% own
• Severe rent burden: 1717.0

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 0.55)
• Race & ethnicity: White 58% Black 34% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 1% Italian 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -131.06%
• Current HPI: 223.6839
• Rent YoY: ▲ 1.15%
• 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

+411.3% since first listed

10 events — show timeline

• 2025-12-11 Relisted — LMLS
• 2025-12-11 Price Changed $204,000 LMLS
• 2025-10-08 Pending — LMLS
• 2025-09-25 Listed $199,900 LMLS
• 2025-07-11 Listed $220,000 LMLS
• 2013-08-19 Sold (Public Records) $120,000 Public Records
• 2009-11-02 Sold (Public Records) $123,750 Public Records
• 2005-12-09 Sold (Public Records) $90,000 Public Records
• 2004-04-27 Sold (Public Records) $77,000 Public Records
• 1995-01-17 Sold (Public Records) $39,900 Public Records

Property tax history

+0.0%/yr

Latest (2017): $1,308 · +0.0% YoY. Source: county tax records.