205 College Dr · Lynchburg, VA 24501

$137,900

3 bd · 1.0 ba · 984 sqft · SingleFamily · 146 Days on market

Built 1946 Good condition 6,225 sqft lot $140/sqft · 8% below area Est $149k · 8% under ↓ 1% since listing

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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 +14.0/30.0
• ARV discount +10.9/15.0
• Schools +5.0/10.0
• Livability +4.5/5.0
• DSCR +4.2/10.0
• Condition / age +4.0/5.0
• 1% rule +3.9/10.0
• Rent growth +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Attention investors or first time homebuyers! This affordable home is move in ready in a great location. Located right by the University of Lynchburg this home is currently being rented out, the tenant is on a month to month lease. Don't wait to schedule your showing!

Key facts

• Move in ready
• 6,225 sq ft lot
• Built 1946

Tags

• MOVE IN READY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $138k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $17 ($202/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 $123k (11.0% below list).
• Recommended offer: $121k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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: Perrymont Elementary (math 27% / reading 42%, grade F, #966 of 1,108 statewide, top 89%, 337 students, 95% 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 94% FRL vs 61% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.1%/yr); 347 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals lingering (median 109d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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 35% 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 $953 of loan paydown is wiped out by about $4k 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 146 days — a 12% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1946 — 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 $121,352 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — 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. 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: 0.89% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.52%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (median comp): $149,344
• List price: $137,900
• Delta: -7.66%
• 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
3428 Richmond St. St	0.32mi	2/1.0 (-1)	986 (+0%)	4mo	$161,800	$164	76
621 Hood St	0.16mi	2/1.0 (-1)	915 (-7%)	2mo	$151,500	$166	74
209 College Dr	0.02mi	3/1.0	853 (-13%)	6mo	$154,900	$182	72
612 Sussex St St	0.62mi	3/1.0	989 (+0%)	5mo	$189,900	$192	66
225 Bell St	0.23mi	2/1.0 (-1)	838 (-15%)	0mo	$125,500	$150	59
411 Newberne St	0.42mi	2/2.0 (-1)	927 (-6%)	6mo	$200,000	$216	57
322 Westover Blvd	0.48mi	2/2.0 (-1)	1,067 (+8%)	2mo	$230,000	$216	53
508 Newberne St	0.46mi	2/1.0 (-1)	1,108 (+13%)	3mo	$184,900	$167	50
704 Euclid Ave Ave	0.68mi	2/1.0 (-1)	910 (-8%)	3mo	$170,000	$187	48
505 Thomas Rd Rd	0.51mi	2/1.0 (-1)	1,087 (+10%)	9mo	$120,000	$110	47
701 Mansfield Ave	0.71mi	3/2.0	910 (-8%)	8mo	$182,000	$200	44
1200 Brandon Rd	0.68mi	2/1.0 (-1)	846 (-14%)	9mo	$169,900	$201	33

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: -17.5%
• Equity multiple: 0.39×
• Total profit: $-23,497
• Equity at exit: $20,561

10-year hold

• IRR: -13.5%
• Equity multiple: 0.28×
• Total profit: $-27,873
• Equity at exit: $11,923

Cash invested: $38,612 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 12 active · 27 under contract
• Months of supply: 2.8 mo (36%/mo absorbed)
• Median asking: $158,900 ($196/sqft)
• Median days on market: 45 d
• This list price: 17% of active listings are priced below it
• ARV vs active asking: -22.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 24501

• Rents YoY: 1.1%
• Active inventory: 347
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,228 high
• Mortgage (P&I): −$723
• Tax est. 1.5%: −$172 /mo · $2,068/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $17

Break-even live

Break-even rent $1,206

Max offer price $137,900

Occupancy floor 94%

Sensitivity live

Price	-10% $112	-5% $65	+0% $17	+5% $-31	+10% $-78
Rent	-10% $-80	-5% $-32	+0% $17	+5% $65	+10% $114
Rate	-1.0pp $86	-0.5pp $52	base $17	+0.5pp $-19	+1.0pp $-55

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: $34,475
• Closing costs: $4,137
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
202 Macon St Lynchburg, VA	2.0	1.0	645	$1,195	$1.85	139d	1	0.12mi
621 Hood St Lynchburg, VA	2.0	1.0	915	$1,300	$1.42	6d	1	0.18mi
540 Monticello Ave Unit B Lynchburg, VA	2.0	1.0	900	$995	$1.11	116d	1	0.26mi
1125 Lakeside Dr Lynchburg, VA	2.0	1.0	850	$860	$1.01	6d	1	0.30mi
106 Yeardley Ave Unit B Lynchburg, VA	3.0	1.0	1060	$895	$0.84	116d	1	0.54mi
1218 Shirley Rd Lynchburg, VA	2.0	1.0	742	$950	$1.28	116d	1	0.62mi
803 Mansfield Ave Lynchburg, VA	2.0	1.0	900	$1,300	$1.44	116d	1	0.69mi
4237 White St Unit A Lynchburg, VA	2.0	1.0	875	$1,200	$1.37	4d	1	0.70mi
216 Kenyon St Lynchburg, VA	2.0	1.0	1114	$995	$0.89	139d	1	0.74mi
2121 Langhorne Rd Unit 11041092SF 2BR/2BA Lynchburg, VA	2.0	2.0	1092	$1,595	$1.46	6d	1	0.75mi
2245 Landover Pl Lynchburg, VA	1.0–2.0	1.0–1.5	810	$940	$1.16	6d	5	0.77mi
2317 Atherholt Rd Lynchburg, VA	2.0	1.5	940	$900	$0.96	6d	1	0.79mi
905 Centerdale St Lynchburg, VA	2.0	1.0	780	$895	$1.15	109d	1	0.86mi
318 Wadsworth St Lynchburg, VA	3.0	1.0	943	$995	$1.06	116d	1	0.89mi
317 Grove St Unit B Lynchburg, VA	2.0	1.0	900	$895	$0.99	6d	1	0.91mi
317 Grove St Unit A Lynchburg, VA	2.0	1.0	900	$895	$0.99	139d	1	0.91mi
2734 Fort Ave Lynchburg, VA	2.0	2.0	1100	$1,325	$1.20	6d	1	0.96mi
4067 Fort Ave Unit 3 Lynchburg, VA	2.0	1.0	950	$995	$1.05	116d	1	0.98mi
4300 Tremont St Lynchburg, VA	3.0	1.0	1122	$1,200	$1.07	139d	1	1.02mi
4647 Ferncliff Dr Lynchburg, VA	2.0	2.0	1034	$1,800	$1.74	139d	1	1.02mi
2107 Park Ave Unit 4 Lynchburg, VA	2.0	1.0	800	$785	$0.98	109d	1	1.03mi
2021 Rose Ln Lynchburg, VA	2.0	1.0	836	$1,095	$1.31	116d	1	1.07mi
4607 Fairmont Ave Lynchburg, VA	3.0	1.0	1001	$1,650	$1.65	116d	1	1.07mi
4609 Fairmont Ave Lynchburg, VA	2.0	1.0	1050	$1,050	$1.00	6d	1	1.08mi
4611 Fairmont Ave Lynchburg, VA	3.0	1.0	834	$1,095	$1.31	6d	1	1.09mi
1625 Shaffer St Lynchburg, VA	2.0	1.0	895	$850	$0.95	139d	1	1.19mi
1320 Saint Cloud Ave Lynchburg, VA	3.0	1.0	960	$1,550	$1.61	140d	1	1.19mi
1400 Weeping Willow Dr Apt A Lynchburg, VA	1.0–3.0	1.0–2.0	1054	$1,527	$1.45	2d	13	1.22mi
2430 Old Forest Rd Unit B Lynchburg, VA	2.0	1.5	918	$1,250	$1.36	6d	1	1.24mi
3405 Westbrook Cir Lynchburg, VA	3.0	1.0	822	$1,195	$1.45	6d	1	1.27mi
2249 Aragon St Lynchburg, VA	2.0	1.0	990	$895	$0.90	6d	1	1.30mi
2336 Aragon St Lynchburg, VA	2.0	1.0	1042	$995	$0.95	109d	1	1.31mi
613 Westview Dr Lynchburg, VA	2.0	1.0	1000	$1,500	$1.50	6d	1	1.42mi
1009 Lindsay St Lynchburg, VA	3.0	2.0	1050	$1,800	$1.71	139d	1	1.43mi
4914 Fort Ave Unit C Lynchburg, VA	2.0	1.0	1000	$895	$0.90	6d	1	1.48mi

Property features AI

Finance

• Other: Zoning: R2Lot size about 0.1429 acres

Exterior

• Parking: Off-street parking; parking available in the rear
• Utilities: Public waterPublic sewer
• Home design: Single-family residenceSingle-story
• Construction: Vinyl siding
• Exterior features: Shingle roof

Interior

• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump (heating)
• Interior features: Electric water heaterVinyl flooringCrawl space basement
• Laundry & utility: Main-level laundry

Listing history 50 events

1. 2026-09-24
   days on market $137,900 Active 146 DOM
2. 2026-09-24
   days on market $137,900 Active 145 DOM
3. 2026-09-22
   days on market $137,900 Active 144 DOM
4. 2026-09-20
   days on market $137,900 Active 142 DOM
5. 2026-09-18
   days on market $137,900 Active 140 DOM
6. 2026-09-17
   days on market $137,900 Active 139 DOM
7. 2026-09-16
   days on market $137,900 Active 138 DOM
8. 2026-09-15
   days on market $137,900 Active 137 DOM
9. 2026-09-14
   days on market $137,900 Active 136 DOM
10. 2026-09-13
    days on market $137,900 Active 135 DOM
11. 2026-09-12
    days on market $137,900 Active 134 DOM
12. 2026-09-11
    days on market $137,900 Active 133 DOM
13. 2026-09-05
    days on market $137,900 Active 127 DOM
14. 2026-09-04
    days on market $137,900 Active 126 DOM
15. 2026-09-03
    days on market $137,900 Active 125 DOM
16. 2026-08-31
    days on market $137,900 Active 122 DOM
17. 2026-08-30
    days on market $137,900 Active 121 DOM
18. 2026-08-29
    days on market $137,900 Active 120 DOM
19. 2026-08-28
    days on market $137,900 Active 119 DOM
20. 2026-08-27
    days on market $137,900 Active 118 DOM
21. 2026-08-26
    days on market $137,900 Active 117 DOM
22. 2026-08-25
    days on market $137,900 Active 116 DOM
23. 2026-08-24
    days on market $137,900 Active 115 DOM
24. 2026-08-23
    days on market $137,900 Active 114 DOM
25. 2026-08-22
    days on market $137,900 Active 113 DOM
26. 2026-08-21
    days on market $137,900 Active 112 DOM
27. 2026-08-20
    days on market $137,900 Active 111 DOM
28. 2026-08-19
    days on market $137,900 Active 110 DOM
29. 2026-08-18
    days on market $137,900 Active 109 DOM
30. 2026-08-17
    days on market $137,900 Active 108 DOM
31. 2026-08-16
    days on market $137,900 Active 107 DOM
32. 2026-08-15
    days on market $137,900 Active 106 DOM
33. 2026-08-14
    days on market $137,900 Active 105 DOM
34. 2026-08-13
    days on market $137,900 Active 104 DOM
35. 2026-08-12
    days on market $137,900 Active 103 DOM
36. 2026-08-11
    days on market $137,900 Active 102 DOM
37. 2026-08-10
    days on market $137,900 Active 101 DOM
38. 2026-08-09
    days on market $137,900 Active 100 DOM
39. 2026-08-08
    days on market $137,900 Active 99 DOM
40. 2026-08-07
    days on market $137,900 Active 98 DOM
41. 2026-08-06
    days on market $137,900 Active 97 DOM
42. 2026-08-05
    days on market $137,900 Active 96 DOM
43. 2026-08-04
    days on market $137,900 Active 95 DOM
44. 2026-08-03
    days on market $137,900 Active 94 DOM
45. 2026-07-31
    days on market $137,900 Active 91 DOM
46. 2026-07-30
    days on market $137,900 Active 90 DOM
47. 2026-07-29
    days on market $137,900 Active 89 DOM
48. 2026-07-27
    days on market $137,900 Active 87 DOM
49. 2026-07-25
    days on market $137,900 Active 85 DOM
50. 2026-07-23
    days on market $137,900 Active 83 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $14,732
• − Mortgage interest: −$7,725
• − Property taxes: −$2,068
• − Insurance: −$690
• − Repairs & maintenance: −$1,179
• − Management: −$1,179
• − Depreciation: −$4,012
• Taxable loss: −$2,119
• Est. tax savings @ 24.0%: +$509
• After-tax cash flow: $711/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $4,920–$14,760 screening

This move-in ready home in a great location is in good condition with minor cosmetic updates needed to enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace gutters — Improves drainage and aesthetics ↑
• Resale Update kitchen appliances — Modernizes the space and attracts buyers ↑
• Rental Install new flooring in bathrooms — Improves functionality and appeal for renters ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 50/100

Zoned Schools

Elementary Perrymont Elementary F VA #966/1,108 Nat'l #23,081/41,679 Middle Paul Laurence Dunbar Middle For Innovation C VA #222/342 Nat'l #3,192/14,009 High E.c. Glass High B- VA #223/319 Nat'l #3,148/17,239

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

A Composite livability gradescore 91/100

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 · 87,977 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: 12% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Zoning: R2Lot size about 0.1429 acres

Exterior

• Parking: Off-street parking; parking available in the rear
• Utilities: Public waterPublic sewer
• Home design: Single-family residenceSingle-story
• Construction: Vinyl siding
• Exterior features: Shingle roof

Interior

• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump (heating)
• Interior features: Electric water heaterVinyl flooringCrawl space basement
• Laundry & utility: Main-level laundry

Price history

-1.4% since first listed

2 events — show timeline

• 2026-06-16 Price Changed $137,900 LMLS
• 2026-05-01 Listed $139,900 LMLS