604 Dinwiddie St · Lynchburg, VA 24504

$195,500

4 bd · 2.0 ba · 2,124 sqft · SingleFamily public records · 4 Days on market

Built 1915 5,153 sqft lot $92/sqft · 7% below area Est $209k · 7% under

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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 +18.6/30.0
• ARV discount +10.5/15.0
• DSCR +5.9/10.0
• Livability +4.5/5.0
• 1% rule +4.3/10.0
• 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

This home has been completely remodeled from top to bottom. New plumbing & electrical, new roof, new heat pump, new windows, refinished floors, a remodeled kitchen and two full tile bathrooms! The entryway is large and spacious and opens up to a large living room. The kitchen is open concept to the dining room or could be used as the living room. There is so much natural light already but added can lighting and brand new fixtures makes for no shortage for this home to feel bright, open, and roomy. All the work has been done for you - come see for yourself will not last long!

Key facts

• Newer roof
• Fenced in backyard
• Large living room

Tags

• NEWER ROOF
• UPDATED KITCHEN
• UPDATED BATHROOMS
• FENCED IN BACKYARD
• VINYL REPLACEMENT WINDOWS
• LARGE LIVING ROOM

Property features AI

Exterior

• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; Electric service
• Home design: Single-family residence; 2 stories
• Construction: Vinyl siding; Built with crawl space foundation
• Exterior features: Garden; Deck; Porch; Fenced yard; Shingle roof

Interior

• Kitchen: Dishwasher; Electric range; Oven; Microwave; Refrigerator
• Flooring: Carpet; Hardwood; Laminate; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Two fireplaces; Smoke detector(s); Crawl space basement
• Laundry & utility: Washer hookup on the main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $196k.

Deal economics

• At list price, monthly cash flow is $190 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (7.2% below list).
• Recommended offer: $181k (7.2% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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.
• Zoned schools: Linkhorne Elementary (math 22% / reading 47%, grade F, #966 of 1,108 statewide, top 89%, 409 students, 96% 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.
• Market conditions: Rents rising fast (+4.6%/yr); 111 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 472 units permitted in Lynchburg city in 2024 (240 in 5+ unit buildings).
• This rent runs 41% of the median local income ($53k/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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 9y 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.

Risks & watch-outs

• Watch-outs: built in 1915 — 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 $181,470 (7.2% below list)

Questions for the listing agent

1. Built in 1915 — 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: 0.93% ✗
• Cap rate: 7.46%
• Cash-on-cash: 4.16%
• DSCR: 1.19
• GRM: 9.0

CMA / ARV

• ARV (median comp): $209,337
• List price: $195,500
• Delta: -6.61%
• 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
1208 Dearing St	0.30mi	4/2.0	2,176 (+2%)	5mo	$170,000	$78	78
847 Belmont St	0.33mi	4/2.0	2,216 (+4%)	2mo	$291,000	$131	76
816 Spring St	0.41mi	3/2.0 (-1)	2,030 (-4%)	2mo	$307,500	$151	67
807 Elmwood Ave	0.51mi	4/2.5	2,231 (+5%)	8mo	$519,500	$233	59
500 Amherst St	0.28mi	3/2.5 (-1)	1,854 (-13%)	2mo	$189,900	$102	57
432 Elmwood Ave	0.51mi	3/1.5 (-1)	2,248 (+6%)	8mo	$340,000	$151	53
94 Jackson St	0.73mi	4/1.0	2,031 (-4%)	7mo	$56,000	$28	49
815 Elmwood Ave	0.54mi	3/2.5 (-1)	1,894 (-11%)	4mo	$513,500	$271	46
322 Sumpter St	0.67mi	3/3.0 (-1)	2,356 (+11%)	0mo	$402,500	$171	41
910 Elmwood Ave	0.57mi	4/3.0	2,427 (+14%)	8mo	$679,900	$280	39
224 Kensington Ave	0.74mi	3/3.0 (-1)	1,893 (-11%)	8mo	$345,000	$182	31
242 Cleveland Ave	0.69mi	3/2.5 (-1)	1,815 (-14%)	8mo	$350,000	$193	30

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: -8.2%
• Equity multiple: 0.69×
• Total profit: $-16,732
• Equity at exit: $29,150

10-year hold

• IRR: 3.1%
• Equity multiple: 1.24×
• Total profit: $13,098
• Equity at exit: $16,903

Cash invested: $54,740 (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: 111
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,815 high
• Mortgage (P&I): −$1,025
• Tax from tax record: −$137 /mo · $1,645/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $190

Break-even live

Break-even rent $1,574

Max offer price $195,500

Occupancy floor 85%

Sensitivity live

Price	-10% $301	-5% $245	+0% $190	+5% $135	+10% $79
Rent	-10% $47	-5% $118	+0% $190	+5% $262	+10% $333
Rate	-1.0pp $288	-0.5pp $240	base $190	+0.5pp $139	+1.0pp $88

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: $48,875
• Closing costs: $5,865
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
520 Elmwood Ave Lynchburg, VA	5.0	3.0	1800	$2,250	$1.25	45d	1	0.44mi
507 Victoria Ave Unit 507 Lynchburg, VA	4.0	2.0	1480	$1,700	$1.15	22d	1	0.48mi
2202 Hollins Mill Rd Lynchburg, VA	3.0	1.0	1800	$1,400	$0.78	22d	1	0.53mi
1014 Landon Ct Lynchburg, VA	3.0	2.5	2168	$2,495	$1.15	15d	1	1.03mi
209 Munford St Lynchburg, VA	3.0	2.5	1420	$1,497	$1.05	46d	1	1.25mi
812 Taylor St Lynchburg, VA	3.0	2.0	1872	$1,950	$1.04	15d	1	1.27mi
800 Pierce St Lynchburg, VA	4.0	1.0	1714	$1,295	$0.76	45d	1	1.34mi
1110 11th St Lynchburg, VA	3.0	1.5	2000	$1,450	$0.72	15d	1	1.43mi

Listing history 15 events

1. 2026-05-04
   status Pending 1009-char remark
2. 2026-04-30
   listed $195,500 Active 1009-char remark
3. 2022-05-12
   historical

   Show marketing remark (587 chars)

   This home has been completely remodeled from top to bottom. New plumbing & electrical, new roof, new heat pump, new windows, refinished floors, a remodeled kitchen and two full tile bathrooms! The entryway is large and spacious and opens up to a large living room. The kitchen is open concept to the dining room or could be used as the living room. There is so much natural light already but added can lighting and brand new fixtures makes for no shortage for this home to feel bright, open, and roomy. All the work has been done for you - come see for yourself will not last long!

4. 2022-04-26
   soldstatus $184,900 Closed

   Show marketing remark (587 chars)

   This home has been completely remodeled from top to bottom. New plumbing & electrical, new roof, new heat pump, new windows, refinished floors, a remodeled kitchen and two full tile bathrooms! The entryway is large and spacious and opens up to a large living room. The kitchen is open concept to the dining room or could be used as the living room. There is so much natural light already but added can lighting and brand new fixtures makes for no shortage for this home to feel bright, open, and roomy. All the work has been done for you - come see for yourself will not last long!

5. 2022-04-26
   soldstatus $184,900

   Show marketing remark (587 chars)

   This home has been completely remodeled from top to bottom. New plumbing & electrical, new roof, new heat pump, new windows, refinished floors, a remodeled kitchen and two full tile bathrooms! The entryway is large and spacious and opens up to a large living room. The kitchen is open concept to the dining room or could be used as the living room. There is so much natural light already but added can lighting and brand new fixtures makes for no shortage for this home to feel bright, open, and roomy. All the work has been done for you - come see for yourself will not last long!

6. 2022-03-24
   historical

   Show marketing remark (587 chars)

   This home has been completely remodeled from top to bottom. New plumbing & electrical, new roof, new heat pump, new windows, refinished floors, a remodeled kitchen and two full tile bathrooms! The entryway is large and spacious and opens up to a large living room. The kitchen is open concept to the dining room or could be used as the living room. There is so much natural light already but added can lighting and brand new fixtures makes for no shortage for this home to feel bright, open, and roomy. All the work has been done for you - come see for yourself will not last long!

7. 2022-03-19
   listed $189,900

   Show marketing remark (587 chars)

   This home has been completely remodeled from top to bottom. New plumbing & electrical, new roof, new heat pump, new windows, refinished floors, a remodeled kitchen and two full tile bathrooms! The entryway is large and spacious and opens up to a large living room. The kitchen is open concept to the dining room or could be used as the living room. There is so much natural light already but added can lighting and brand new fixtures makes for no shortage for this home to feel bright, open, and roomy. All the work has been done for you - come see for yourself will not last long!

8. 2021-08-05
   soldstatus $50,000
9. 2021-07-07
   listed $69,900
10. 2018-04-09
    soldstatus $22,500
11. 2018-04-05
    soldstatus $22,500
12. 2018-01-11
    listed $25,000
13. 2017-06-26
    listed $34,900
14. 1991-04-04
    soldstatus $24,000
15. 1974-01-16
    soldstatus $14,200

ⓘ 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: $1,645 · $137/mo
• Projected year-2 tax: $1,645 · $137/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 1/10 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: $21,776
• − Mortgage interest: −$10,951
• − Property taxes: −$1,645
• − Insurance: −$978
• − Repairs & maintenance: −$1,742
• − Management: −$1,742
• − Depreciation: −$5,687
• Taxable loss: −$968
• Est. tax savings @ 24.0%: +$232
• After-tax cash flow: $2,511/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

+1276.8% since first listed

15 events — show timeline

• 2026-05-04 Pending — LMLS
• 2026-04-30 Listed $195,500 LMLS
• 2022-05-12 Delisted — LMLS
• 2022-04-26 Sold (Public Records) $184,900 Public Records
• 2022-04-26 Sold (MLS) $184,900 LMLS
• 2022-03-24 Delisted — LMLS
• 2022-03-19 Listed $189,900 LMLS
• 2021-08-05 Sold (MLS) $50,000 LMLS
• 2021-07-07 Listed $69,900 LMLS
• 2018-04-09 Sold (Public Records) $22,500 Public Records
• 2018-04-05 Sold (MLS) $22,500 LMLS
• 2018-01-11 Listed $25,000 LMLS
• 2017-06-26 Listed $34,900 LMLS
• 1991-04-04 Sold (Public Records) $24,000 Public Records
• 1974-01-16 Sold (Public Records) $14,200 Public Records

Property tax history

+5.3%/yr

Latest (2025): $1,645 · +3.6% YoY. Source: county tax records.