1510 Monroe St · Lynchburg, VA 24504

$100,000

3 bd · 1.0 ba · 952 sqft · SingleFamily public records · 72 Days on market

Built 1926 $105/sqft · 33% below area Est $148k · 33% under

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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 +29.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• 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

PROPERTY TO BE SOLD AS-IS, WHERE-AS. INVESTORS SPECIAL WITH PLENTY OF LAND. 200 YARDS OF LAND IN THE REAR!!!!

Key facts

• Built 1926
• Listed 71 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $349 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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.
• Market conditions: Rents rising fast (+4.6%/yr); 105 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); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1926 — 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 $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.22% ✓
• Cap rate: 10.48%
• Cash-on-cash: 14.96%
• DSCR: 1.67
• GRM: 6.8

CMA / ARV

• ARV (median comp): $148,214
• List price: $100,000
• Delta: -32.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1307 14th St	0.18mi	2/1.0 (-1)	934 (-2%)	8mo	$60,000	$64	76
1418 Wise St	0.13mi	2/1.0 (-1)	1,024 (+8%)	6mo	$141,000	$138	72
817 Polk St	0.47mi	2/1.0 (-1)	979 (+3%)	2mo	$105,000	$107	67
1725 Otey St	0.67mi	3/1.0	961 (+1%)	4mo	$120,000	$125	63
217 Race St	0.61mi	2/1.0 (-1)	936 (-2%)	2mo	$130,000	$139	62
1114 Knight St	0.25mi	3/2.0	1,085 (+14%)	0mo	$43,600	$40	61
1658 Edmunds St	0.65mi	2/2.0 (-1)	961 (+1%)	0mo	$103,000	$107	59
1706 Floyd St	0.23mi	2/1.0 (-1)	1,082 (+14%)	6mo	$145,000	$134	57
2013 Poplar St	0.41mi	3/2.5	1,040 (+9%)	4mo	$176,000	$169	56
811 Polk St	0.49mi	4/1.0 (+1)	1,036 (+9%)	2mo	$149,000	$144	56
909 Virginia St	0.55mi	3/1.0	1,064 (+12%)	6mo	$171,000	$161	50
1534 Otey St. St	0.69mi	2/1.0 (-1)	1,031 (+8%)	7mo	$169,900	$165	43

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 · 4.56% rent growth · sell at horizon

5-year hold

• IRR: 7.1%
• Equity multiple: 1.28×
• Total profit: $7,945
• Equity at exit: $14,910

10-year hold

• IRR: 17.7%
• Equity multiple: 2.56×
• Total profit: $43,688
• Equity at exit: $8,646

Cash invested: $28,000 (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 24504

• Home prices YoY: -12.7%
• Rents YoY: 4.6%
• Active inventory: 105
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,223 high
• Mortgage (P&I): −$524
• Tax from tax record: −$51 /mo · $612/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $349

Break-even live

Break-even rent $781

Max offer price $100,000

Occupancy floor 66%

Sensitivity live

Price	-10% $406	-5% $377	+0% $349	+5% $321	+10% $292
Rent	-10% $252	-5% $301	+0% $349	+5% $397	+10% $446
Rate	-1.0pp $399	-0.5pp $374	base $349	+0.5pp $323	+1.0pp $297

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1810 Laurel St Lynchburg, VA	2.0	1.0	720	$995	$1.38	44d	1	0.19mi
1106 Pierce St Lynchburg, VA	3.0	2.0	1018	$875	$0.86	21d	1	0.40mi
900 Polk St Unit A Lynchburg, VA	3.0	1.0	1100	$895	$0.81	14d	1	0.44mi
1401 Kemper St Lynchburg, VA	2.0–3.0	2.0	1118	$1,167	$1.04	21d	6	0.49mi
1500 Main St Lynchburg, VA	1.0–2.0	1.0	1182	$1,600	$1.35	14d	6	0.57mi
801 Church St Unit 8 Lynchburg, VA	2.0	2.0	875	$1,850	$2.11	14d	1	0.70mi
317 Polk St Lynchburg, VA	3.0	2.0	925	$1,650	$1.78	44d	1	0.81mi
2336 Aragon St Lynchburg, VA	2.0	1.0	1042	$995	$0.95	14d	1	0.85mi
2107 Park Ave Unit 4 Lynchburg, VA	2.0	1.0	800	$785	$0.98	14d	1	0.87mi
612 Commerce St Lynchburg, VA	1.0–2.0	1.0–2.0	716	$1,250	$1.74	14d	2	0.88mi
2021 Rose Ln Lynchburg, VA	2.0	1.0	836	$1,095	$1.31	21d	1	0.90mi
1625 Shaffer St Lynchburg, VA	2.0	1.0	895	$850	$0.95	44d	1	0.98mi
317 Grove St Unit A Lynchburg, VA	2.0	1.0	900	$895	$0.99	44d	1	0.99mi
318 Wadsworth St Lynchburg, VA	3.0	1.0	943	$995	$1.06	21d	1	1.00mi
2518 Carter St Lynchburg, VA	3.0	2.0	1091	$1,500	$1.37	44d	1	1.02mi
2734 Fort Ave Lynchburg, VA	1.0–2.0	1.0–2.0	875	$1,450	$1.66	44d	1	1.04mi
2205 Easley Ave Lynchburg, VA	2.0	2.0	870	$1,400	$1.61	44d	1	1.07mi
905 Centerdale St Lynchburg, VA	2.0	1.0	780	$895	$1.15	14d	1	1.07mi
1705 1st St Unit A Lynchburg, VA	2.0	1.0	1100	$1,395	$1.27	21d	1	1.07mi
216 Kenyon St Lynchburg, VA	2.0	1.0	1114	$995	$0.89	44d	1	1.21mi
803 Mansfield Ave Lynchburg, VA	2.0	1.0	900	$1,300	$1.44	21d	1	1.45mi
2210 Haden St Lynchburg, VA	2.0	1.0	784	$1,050	$1.34	44d	1	1.48mi

Listing history 17 events

1. 2026-06-19
   days on market $100,000 Active 72 DOM
2. 2026-06-18
   days on market $100,000 Active 71 DOM
3. 2026-06-17
   days on market $100,000 Active 70 DOM
4. 2026-06-16
   days on market $100,000 Active 69 DOM
5. 2026-06-15
   days on market $100,000 Active 68 DOM
6. 2026-06-14
   days on market $100,000 Active 66 DOM
7. 2026-06-13
   days on market $100,000 Active 65 DOM
8. 2026-06-10
   days on market $100,000 Active 63 DOM
9. 2026-06-09
   days on market $100,000 Active 62 DOM
10. 2026-06-08
    days on market $100,000 Active 61 DOM
11. 2026-06-07
    days on market $100,000 Active 60 DOM
12. 2026-06-03
    days on market $100,000 Active 56 DOM
13. 2026-06-02
    days on market $100,000 Active 55 DOM
14. 2026-06-01
    days on market $100,000 Active 54 DOM
15. 2026-05-31
    days on market $100,000 Active 53 DOM
16. 2026-05-30
    days on market $100,000 Active 52 DOM
17. 2026-04-07
    listed $100,000 Active 109-char remark

    Show marketing remark (109 chars)

    PROPERTY TO BE SOLD AS-IS, WHERE-AS. INVESTORS SPECIAL WITH PLENTY OF LAND. 200 YARDS OF LAND IN THE REAR!!!!

ⓘ 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: $612 · $51/mo
• Projected year-2 tax: $820 · $68/mo
• Expected delta: +$208/yr (+$17/mo · 33.9%)

ⓘ 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 6/10 Major 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $14,675
• − Mortgage interest: −$5,602
• − Property taxes: −$612
• − Insurance: −$500
• − Repairs & maintenance: −$1,174
• − Management: −$1,174
• − Depreciation: −$2,909
• Taxable income: $2,704
• Est. tax owed @ 24.0%: −$649
• After-tax cash flow: $3,539/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

1 event — show timeline

• 2026-04-07 Listed $100,000 REINMLS

Property tax history

+4.4%/yr

Latest (2025): $612 · +74.2% YoY. Source: county tax records.