241 Lynn Haven Cir · Vinton, VA 24179

$289,999

4 bd · 2.0 ba · 950 sqft · SingleFamily public records · 45 Days on market

Built 1960 7,405 sqft lot Est $228k · 27% 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
• 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
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This all brick home is in Great Condition and has many updates and a 30x30 detached garage!!! New windows, fresh paint, beautiful hardwood floors updated kitchen w/ livingstone countertops & tile backsplash. Full finished lower level w/ Family Room, 4th Bedroom, full bath & laundry. Paved driveway, covered front porch & so much more! Taxes & sqft. approximate, buyer and/or buyer agent to verify.

Key facts

• Ac unit replacement
• Plank flooring
• New roof

Tags

• BRICK RANCH STYLE HOME
• PLANK FLOORING
• DETACHED GARAGE
• NEW ROOF
• WATER HEATER REPLACEMENT
• AC UNIT REPLACEMENT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-554 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (33.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (46.4% below list).
• Recommended offer: $156k (46.4% 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: W.E. Cundiff Elementary (math 69% / reading 73%, grade A-, #303 of 1,108 statewide, top 28%, 490 students, 73% 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 (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 158 active listings in the ZIP; 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 $9k 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

• It's been on market 45 days — a 3% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 $140k; list at $290k implies a 107% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $155,536 (46.4% 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 45 days. Have you received any prior offers? Is the seller open to a 46% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 4.00%
• Cash-on-cash: -8.19%
• DSCR: 0.64
• GRM: 15.5

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	0.53mi	3/1.0 (-1)	1,000 (+5%)	17mo	$240,000	$240	44
1117 Halliahurst Ave	0.36mi	3/2.0 (-1)	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: -30.8%
• Equity multiple: -0.01×
• Total profit: $-82,411
• Equity at exit: $43,240

10-year hold

• IRR: -33.7%
• Equity multiple: -0.45×
• Total profit: $-117,681
• Equity at exit: $25,074

Cash invested: $81,200 (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: 15.5×

Monthly cashflow live

• Estimated rent: $1,555 medium
• Mortgage (P&I): −$1,521
• Tax from tax record: −$141 /mo · $1,697/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $-554

Break-even live

Break-even rent $2,257

Max offer price $192,073

Occupancy floor —

Sensitivity live

Price	-10% $-390	-5% $-472	+0% $-554	+5% $-636	+10% $-719
Rent	-10% $-677	-5% $-616	+0% $-554	+5% $-493	+10% $-431
Rate	-1.0pp $-408	-0.5pp $-481	base $-554	+0.5pp $-629	+1.0pp $-706

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-04-17
   status Pending
2. 2026-03-19
   price $289,999
3. 2026-03-16
   price $295,000
4. 2026-03-16
   price $288,950
5. 2026-03-16
   price $293,950
6. 2026-03-03
   listed $299,000 Active
7. 2014-12-22
   soldstatus $140,000
8. 2014-12-19
   soldstatus $140,000 422-char remark

   Show marketing remark (422 chars)

   This all brick home is in Great Condition and has many updates and a 30x30 detached garage!!! New windows, fresh paint, beautiful hardwood floors updated kitchen w/ livingstone countertops & tile backsplash. Full finished lower level w/ Family Room, 4th Bedroom, full bath & laundry. Paved driveway, covered front porch & so much more! Taxes & sqft. approximate, buyer and/or buyer agent to verify.

9. 2014-10-21
   listed $149,950 422-char remark

   Show marketing remark (422 chars)

   This all brick home is in Great Condition and has many updates and a 30x30 detached garage!!! New windows, fresh paint, beautiful hardwood floors updated kitchen w/ livingstone countertops & tile backsplash. Full finished lower level w/ Family Room, 4th Bedroom, full bath & laundry. Paved driveway, covered front porch & so much more! Taxes & sqft. approximate, buyer and/or buyer agent to verify.

10. 2000-05-01
    soldstatus $90,000
11. 1985-03-01
    soldstatus $39,000

ⓘ 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: $1,697 · $141/mo
• Projected year-2 tax: $2,378 · $198/mo
• Expected delta: +$681/yr (+$57/mo · 40.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 18 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: $18,664
• − Mortgage interest: −$16,244
• − Property taxes: −$1,697
• − Insurance: −$1,450
• − Repairs & maintenance: −$1,493
• − Management: −$1,493
• − Depreciation: −$8,436
• Taxable loss: −$12,150
• Est. tax savings @ 24.0%: +$2,916
• After-tax cash flow: $-3,736/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

+643.6% since first listed

11 events — show timeline

• 2026-04-17 Pending — MLSRV
• 2026-03-19 Price Changed $289,999 MLSRV
• 2026-03-16 Price Changed $295,000 MLSRV
• 2026-03-16 Price Changed $288,950 MLSRV
• 2026-03-16 Price Changed $293,950 MLSRV
• 2026-03-03 Listed $299,000 MLSRV
• 2014-12-22 Sold (Public Records) $140,000 Public Records
• 2014-12-19 Sold (MLS) $140,000 MLSRV
• 2014-10-21 Listed $149,950 MLSRV
• 2000-05-01 Sold (Public Records) $90,000 Public Records
• 1985-03-01 Sold (Public Records) $39,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $1,697 · +1.6% YoY. Source: county tax records.