213 College Dr · Lynchburg, VA 24501

$127,900

2 bd · 1.0 ba · 706 sqft · SingleFamily · 56 Days on market

Built 1946 Good condition 6,251 sqft lot $181/sqft · 17% below area Est $154k · 17% under ↓ 2% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +14.9/30.0
• DSCR +4.6/10.0
• Livability +4.5/5.0
• 1% rule +4.1/10.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• 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 would make a great rental. Don't wait to schedule your showing!

Key facts

• 6,251 sq ft lot
• Built 1946
• Listed 55 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; 1 story
• Construction: Vinyl siding
• Exterior features: Shingle roof

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Tile flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating
• Interior features: Electric water heater; Crawl space basement
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $128k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $39 ($464/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 $117k (8.7% below list).
• Recommended offer: $117k (8.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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); 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); 216 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 33% 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 $884 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 56 days — a 3% lower offer ($124k) 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 $116,774 (8.7% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.91% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.29%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (median comp): $154,277
• List price: $127,900
• Delta: -17.10%
• 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
511 Blue Ridge St	0.04mi	2/1.0	695 (-2%)	2mo	$123,000	$177	94
507 Blue Ridge St	0.04mi	2/1.0	691 (-2%)	2mo	$136,000	$197	93
202 Macon St	0.17mi	2/1.0	645 (-9%)	3mo	$125,000	$194	75
3211 Richmond St	0.33mi	2/1.0	755 (+7%)	2mo	$179,900	$238	71
623 Hood St	0.14mi	2/1.0	775 (+10%)	9mo	$143,000	$185	70
3400 College Dr	0.18mi	2/1.0	802 (+14%)	6mo	$169,900	$212	64
612 Thomas Rd	0.61mi	2/1.0	742 (+5%)	2mo	$105,000	$142	62
309 Newberne St	0.38mi	2/1.0	761 (+8%)	12mo	$180,000	$237	59
307 Hood St	0.19mi	2/1.0	799 (+13%)	14mo	$135,000	$169	57
718 Kenbridge Rd	0.70mi	2/1.0	742 (+5%)	3mo	$176,696	$238	57
3508 Joel St	0.45mi	2/1.0	786 (+11%)	8mo	$190,000	$242	54
1920 Roxbury St	0.65mi	2/1.0	803 (+14%)	10mo	$158,000	$197	38

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: -16.3%
• Equity multiple: 0.43×
• Total profit: $-20,382
• Equity at exit: $19,070

10-year hold

• IRR: -11.7%
• Equity multiple: 0.36×
• Total profit: $-22,948
• Equity at exit: $11,058

Cash invested: $35,812 (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 24501

• Rents YoY: 1.1%
• Active inventory: 216
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,168 high
• Mortgage (P&I): −$671
• Tax est. 1.5%: −$160 /mo · $1,918/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $39

Break-even live

Break-even rent $1,119

Max offer price $127,900

Occupancy floor 92%

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: $31,975
• Closing costs: $3,837
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
202 Macon St Lynchburg, VA	2.0	1.0	645	$1,195	$1.85	43d	1	0.18mi
1218 Shirley Rd Lynchburg, VA	2.0	1.0	742	$950	$1.28	20d	1	0.62mi
2245 Landover Pl Lynchburg, VA	1.0–3.0	1.0–1.5	925	$870	$0.94	43d	2	0.73mi
2734 Fort Ave Lynchburg, VA	1.0–2.0	1.0–2.0	875	$1,450	$1.66	43d	1	1.03mi
1501 Granville St Unit B Lynchburg, VA	1.0	1.0	500	$1,200	$2.40	13d	1	1.44mi

Listing history 18 events

1. 2026-06-19
   days on market $127,900 Active 56 DOM
2. 2026-06-18
   days on market $127,900 Active 55 DOM
3. 2026-06-17
   days on market $127,900 Active 54 DOM
4. 2026-06-17
   price $127,900 Active 53 DOM
5. 2026-06-16
   days on market $129,900 Active 53 DOM
6. 2026-06-15
   days on market $129,900 Active 52 DOM
7. 2026-06-14
   days on market $129,900 Active 50 DOM
8. 2026-06-13
   days on market $129,900 Active 49 DOM
9. 2026-06-10
   days on market $129,900 Active 47 DOM
10. 2026-06-09
    days on market $129,900 Active 46 DOM
11. 2026-06-08
    days on market $129,900 Active 45 DOM
12. 2026-06-07
    days on market $129,900 Active 44 DOM
13. 2026-06-03
    days on market $129,900 Active 40 DOM
14. 2026-06-02
    days on market $129,900 Active 39 DOM
15. 2026-06-01
    days on market $129,900 Active 38 DOM
16. 2026-05-31
    days on market $129,900 Active 37 DOM
17. 2026-05-30
    days on market $129,900 Active 36 DOM
18. 2026-04-22
    listed $129,900 Active 218-char remark

ⓘ 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 3/10 Moderate
• 🌡 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: $14,013
• − Mortgage interest: −$7,164
• − Property taxes: −$1,918
• − Insurance: −$640
• − Repairs & maintenance: −$1,121
• − Management: −$1,121
• − Depreciation: −$3,721
• Taxable loss: −$1,672
• Est. tax savings @ 24.0%: +$401
• After-tax cash flow: $865/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

This move-in ready home is in good condition with some cosmetic updates needed to modernize the kitchen and bathroom, and paint the exterior. It's located near the University of Lynchburg and would make a great rental.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate kitchen countertops — dated and in need of updating
• Minor bathroom fixtures — basic and could be replaced

Value-add opportunities

• Both update kitchen cabinets and countertops — modernizing the kitchen would appeal to both buyers and renters
• Both replace bathroom fixtures — modernizing the bathroom would appeal to both buyers and renters
• Both paint exterior — painting the exterior would improve curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
kitchen countertops · dated and in need of updating	Moderate	$3,000–15,000
bathroom fixtures · basic and could be replaced	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both update kitchen cabinets and countertops — modernizing the kitchen would appeal to both buyers and renters ↑
• Both replace bathroom fixtures — modernizing the bathroom would appeal to both buyers and renters ↑
• Both paint exterior — painting the exterior would improve curb appeal and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 25,006
• Household income: $42,222
• Rent vs Own: 53.0% rent · 47.0% own
• Severe rent burden: 1717.0

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 0.55)
• 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%

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

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

-1.5% since first listed

2 events — show timeline

• 2026-06-16 Price Changed $127,900 LMLS
• 2026-04-22 Listed $129,900 LMLS