704 Lynchburg Ave · Brookneal, VA 24528

$210,000

3 bd · 1.0 ba · 2,436 sqft · SingleFamily public records · 9 Days on market

Built 1936 0.98 ac lot Est $244k · 14% 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).

• ARV discount +13.7/15.0
• Cash flow +8.4/30.0
• Appreciation +7.4/10.0
• Schools +5.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.3/10.0

Listing remarks MLS

Great solid brick 1 1/2 Story Home on a corner lot. 0.98 +/- acres. When you step into this home, you will find hardwood floors, 9' ceilings, spacious rooms, updated kitchen, 5 bedrooms (one without a closet), & fireplace with gas logs. HVAC system (2025). Slate roof. Property has a garage/workshop, 2-Car metal Carshed, & a playhouse. Located a short distance from the scenic Staunton River and Patrick Henry's Red Hill. Make your appointment today to see this nice home!

Key facts

• Solid brick
• Updated kitchen
• Hvac system

Tags

• SOLID BRICK
• CORNER LOT
• HARDWOOD FLOORS
• UPDATED KITCHEN
• FIREPLACE WITH GAS LOGS
• HVAC SYSTEM

Property features AI

Finance

• Other: Residential property

Exterior

• Parking: Garage (1 space); Carport (2 spaces); Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Brick construction; Slate roof
• Exterior features: Porch with screened area; Storm door(s); Lot is approximately 0.98 acres; R1 zoning

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Flooring: Hardwood; Tile; Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Window unit cooling
• Interior features: Pantry; Storm windows; Gas log fireplace
• Laundry & utility: Washer hookup in basement; Electric water heater; Partial basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-188 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (15.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (36.7% below list).
• Recommended offer: $133k (36.7% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 3.9% in Brookneal — 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 69/100 on livability (#248 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Campbell County Public School District (rural): math 55% / reading 68% proficiency, ranked #55 of 131 in VA (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Brookneal Elementary (math 52% / reading 62%, grade C+, #597 of 1,108 statewide, top 57%, 411 students, 74% FRL); William Campbell High (math 45% / reading 61%, grade C-, #291 of 319 statewide, top 92%, 397 students, 70% FRL) — zoned schools average 72% FRL vs 37% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 35 active listings in the ZIP; 315 units permitted in Campbell County in 2024 (51 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($1k loan paydown + $10k appreciation (4.8% local appreciation)).
• Campbell County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 4, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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 1936 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,987 (36.7% 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. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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?
5. 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?
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: 0.63% ✗
• Cap rate: 5.22%
• Cash-on-cash: -3.83%
• DSCR: 0.83
• GRM: 13.2

CMA / ARV

• ARV (on-the-fly): $243,600
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 Earl St St	0.20mi	4/2.0 (+1)	2,552 (+5%)	14mo	$254,500	$100	62
308 Virginia Ave	0.41mi	4/2.0 (+1)	2,353 (-3%)	18mo	$205,000	$87	51
136 Clark ST St	0.56mi	3/3.0	2,335 (-4%)	21mo	$306,900	$131	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.77% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.0%
• Equity multiple: 1.57×
• Total profit: $33,547
• Equity at exit: $116,040

10-year hold

• IRR: 10.7%
• Equity multiple: 2.92×
• Total profit: $112,933
• Equity at exit: $197,860

Cash invested: $58,800 (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 24528

• Home prices YoY: 2.7%
• Active inventory: 35
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $1,330 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$50 /mo · $595/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $-188

Break-even live

Break-even rent $1,568

Max offer price $176,835

Occupancy floor —

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $210,000 Active 9 DOM
2. 2026-06-18
   days on market $210,000 Active 8 DOM
3. 2026-06-17
   days on market $210,000 Active 7 DOM
4. 2026-06-16
   days on market $210,000 Active 6 DOM
5. 2026-06-15
   days on market $210,000 Active 5 DOM
6. 2026-06-14
   days on market $210,000 Active 3 DOM
7. 2026-06-13
   remarks 475-char remark
8. 2026-06-13
   listed $210,000 Active 2 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: $595 · $50/mo
• Projected year-2 tax: $1,722 · $144/mo
• Expected delta: +$1,127/yr (+$94/mo · 189.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,958
• − Mortgage interest: −$11,763
• − Property taxes: −$595
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,277
• − Management: −$1,277
• − Depreciation: −$6,109
• Taxable loss: −$6,112
• Est. tax savings @ 24.0%: +$1,467
• After-tax cash flow: $-786/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: Campbell County Public School District
• NCES district ID: 5100600
• Math proficiency: 55% ▼ -29.00%
• Reading proficiency: 68% ▼ -11.00%
• Median HH income: $45,915
• Composite: 51.88/100
• National rank: #1656
• State rank: #55 of 131 in VA

Livability — Brookneal

• Score: 69/100
• State rank: #248
• US rank: #8283

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment D- Housing A+ Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brookneal, VA
• Population (ZIP): 3,793

Population outlook (Campbell County) Hauer SSP2

• Today (2025): 56,306 people
• By 2030: 56,366 · +0.1%
• By 2040: 55,406 · -1.6%
• By 2050: 53,011 · -5.9%
• By 2075: 45,932 · -18.4%
• By 2100: 36,029 · -36.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 24% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Serbian 3% Slovak 2% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Campbell

• 2024 margin: Solid R (+48.6) · D 25.3% · R 73.9%
• 2008→2024 swing: -12.3pp toward R · 2008: -36.2pp · 2024: -48.6pp
• All cycles: 2024: R+48.6 2020: R+44.1 2016: R+47.2 2012: R+39.4 2008: R+36.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.77%
• Current HPI: 181.6064
• 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

+0.0% since first listed

8 events — show timeline

• 2026-06-10 Listed $210,000 SPLLAR
• 2026-06-10 Listed $210,000 LMLS
• 2024-12-03 Sold (Public Records) $205,000 Public Records
• 2024-12-03 Sold (MLS) $205,000 LMLS
• 2024-10-22 Pending — LMLS
• 2024-08-27 Pending — LMLS
• 2024-08-23 Price Changed $199,900 LMLS
• 2024-08-04 Listed $210,000 LMLS

Property tax history

+6.9%/yr

Latest (2024): $595 · +0.0% YoY. Source: county tax records.