116 Polk St · Lynchburg, VA 24504

$67,500

3 bd · 1.0 ba · 1,244 sqft · SingleFamily public records · 17 Days on market

Built 1905 Fair condition 3,955 sqft lot $54/sqft · 52% below area ↓ 36% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Livability +4.5/5.0
• Rent growth +3.6/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Investors this one is for you. Great opportunity ahead.

Key facts

• 3,955 sq ft lot
• Built 1905
• Listed 16 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $68k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $646 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $66k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.8% 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: Bedford Hills Elementary (math 37% / reading 57%, grade D-, #794 of 1,108 statewide, top 74%, 383 students, 98% 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); 169 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 109d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; 472 units permitted in Lynchburg city in 2024 (240 in 5+ unit buildings).
• This rent runs 32% 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 $467 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1905 — 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 $66,487 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1905 — 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: 2.07% ✓
• Cap rate: 17.78%
• Cash-on-cash: 41.03%
• DSCR: 2.83
• GRM: 4.0

CMA / ARV

• ARV (median comp): $141,520
• List price: $67,500
• Delta: -52.30%
• 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
116 Polk St	0.00mi	3/1.0	1,244 (0%)	1mo	$60,000	$48	99
84 Polk St	0.10mi	3/2.0	1,404 (+13%)	5mo	$185,000	$132	66
412 York St	0.60mi	3/2.0	1,268 (+2%)	0mo	$225,000	$177	64
610 Monroe Street St	0.35mi	2/1.0 (-1)	1,224 (-2%)	15mo	$82,000	$67	64
512 Polk St	0.26mi	2/1.0 (-1)	1,340 (+8%)	9mo	$67,500	$50	63
1925 2nd St	0.68mi	3/—	1,200 (-4%)	0mo	$130,000	$108	62
1001 Pierce St	0.70mi	3/1.0	1,292 (+4%)	1mo	$130,000	$101	60
800 Spring St	0.64mi	3/1.0	1,222 (-2%)	9mo	$100,000	$82	60
906 8th Street St	0.44mi	3/1.5	1,132 (-9%)	7mo	$135,000	$119	57
1310 9th St St	0.56mi	3/1.5	1,138 (-8%)	5mo	$185,000	$163	54
209 E St	0.67mi	3/1.5	1,261 (+1%)	15mo	$189,900	$151	52
309 Patrick St	0.64mi	3/1.5	1,305 (+5%)	13mo	$218,000	$167	49

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: 39.3%
• Equity multiple: 2.72×
• Total profit: $32,471
• Equity at exit: $10,064

10-year hold

• IRR: 46.5%
• Equity multiple: 5.80×
• Total profit: $90,798
• Equity at exit: $5,836

Cash invested: $18,900 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 18 active · 12 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $196,950 ($150/sqft)
• Median days on market: 82 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -24.4% vs current asking $/sqft

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

ZIP-level market 24504

• Home prices YoY: -12.7%
• Rents YoY: 4.6%
• Active inventory: 169
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,400 high
• Mortgage (P&I): −$354
• Tax from tax record: −$78 /mo · $932/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $646

Break-even live

Break-even rent $582

Max offer price $67,500

Occupancy floor 49%

Sensitivity live

Price	-10% $684	-5% $665	+0% $646	+5% $627	+10% $608
Rent	-10% $536	-5% $591	+0% $646	+5% $702	+10% $757
Rate	-1.0pp $680	-0.5pp $663	base $646	+0.5pp $629	+1.0pp $611

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: $16,875
• Closing costs: $2,025
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
315 Polk St Lynchburg, VA	2.0	2.5	1280	$1,395	$1.09	6d	1	0.14mi
317 Polk St Lynchburg, VA	3.0	2.0	925	$1,650	$1.78	139d	1	0.15mi
512 Polk St Lynchburg, VA	3.0	1.0	1340	$1,295	$0.97	117d	1	0.28mi
601 Jackson St Lynchburg, VA	3.0	2.0	1138	$1,595	$1.40	139d	1	0.33mi
317 5th St Lynchburg, VA	1.0–2.0	1.0–2.0	887	$1,449	$1.63	2d	3	0.45mi
1507 6th St Lynchburg, VA	4.0	1.0	1286	$1,295	$1.01	6d	1	0.45mi
1008 8th St Lynchburg, VA	3.0	2.0	1316	$1,750	$1.33	6d	1	0.46mi
507 Victoria Ave Unit 507 Lynchburg, VA	4.0	2.0	1480	$1,700	$1.15	117d	1	0.50mi
900 Polk St Unit A Lynchburg, VA	3.0	1.0	1100	$895	$0.81	109d	1	0.53mi
725 Church St Unit 1103 Lynchburg, VA	2.0	2.0	904	$1,500	$1.66	6d	1	0.60mi
801 Church St Unit 8 Lynchburg, VA	2.0	2.0	875	$1,850	$2.11	109d	1	0.62mi
209 Munford St Lynchburg, VA	3.0	2.5	1420	$1,497	$1.05	140d	1	0.65mi
41 Cabell St Lynchburg, VA	2.0	2.0	934	$1,376	$1.47	1d	1	0.66mi
1003 Floyd St Unit 3 Lynchburg, VA	2.0	1.0	800	$795	$0.99	6d	1	0.66mi
612 Commerce St Lynchburg, VA	1.0–2.0	1.0–2.0	716	$1,250	$1.74	109d	2	0.67mi
1105 Fillmore St Unit B Lynchburg, VA	3.0	1.0	1300	$1,250	$0.96	139d	1	0.75mi
1106 Pierce St Lynchburg, VA	3.0	2.0	1018	$875	$0.86	117d	1	0.77mi
2021 Rose Ln Lynchburg, VA	2.0	1.0	836	$1,095	$1.31	117d	1	0.78mi
1625 Boston Ave Lynchburg, VA	3.0	1.0	1200	$1,100	$0.92	6d	1	0.82mi
1001 Jefferson St Lynchburg, VA	2.0	1.0–2.0	803	$1,386	$1.72	1d	2	0.85mi
1348 Bedford Ave Lynchburg, VA	2.0	1.0	1089	$895	$0.82	109d	1	0.87mi
1219 Pierce St Unit 1221 Lynchburg, VA	2.0	1.0	1168	$825	$0.71	109d	1	0.88mi
2107 Park Ave Unit 4 Lynchburg, VA	2.0	1.0	800	$785	$0.98	109d	1	0.92mi
1418 Wise St Lynchburg, VA	2.0	1.0	1024	$1,350	$1.32	6d	1	0.93mi
1415 Floyd St Lynchburg, VA	3.0	2.0	1300	$1,800	$1.38	117d	1	0.94mi
1700 Bedford Ave Apt A Lynchburg, VA	3.0	1.0	784	$1,000	$1.28	6d	1	0.96mi
1700 Bedford Ave Apt B Lynchburg, VA	2.0	1.0	784	$900	$1.15	6d	1	0.96mi
1503 Grace St Lynchburg, VA	1.0–3.0	1.0–2.0	837	$1,690	$2.02	5d	3	0.97mi
1521 Taylor St Lynchburg, VA	3.0	1.0	1337	$1,195	$0.89	117d	1	1.00mi
630 Park Ln Lynchburg, VA	4.0	1.5	1434	$1,895	$1.32	109d	1	1.00mi
1810 Laurel St Lynchburg, VA	2.0	1.0	720	$995	$1.38	139d	1	1.03mi
1308 16th St Lynchburg, VA	3.0	2.0	1380	$1,800	$1.30	109d	1	1.05mi
1418 Church St Unit 1 Lynchburg, VA	2.0	1.0	1368	$1,250	$0.91	6d	1	1.05mi
1113 17th St Lynchburg, VA	3.0	2.0	1081	$2,000	$1.85	6d	1	1.06mi
2317 Atherholt Rd Lynchburg, VA	2.0	1.5	940	$900	$0.96	6d	1	1.06mi
1329 Jefferson St Lynchburg, VA	1.0–2.0	1.0	742	$1,559	$2.10	1d	6	1.08mi
2245 Landover Pl Lynchburg, VA	1.0–2.0	1.0–1.5	810	$940	$1.16	6d	5	1.11mi
317 Grove St Unit B Lynchburg, VA	2.0	1.0	900	$895	$0.99	6d	1	1.12mi
317 Grove St Unit A Lynchburg, VA	2.0	1.0	900	$895	$0.99	139d	1	1.12mi
403 Grove St Lynchburg, VA	3.0	2.0	1400	$1,600	$1.14	139d	1	1.12mi

Property features AI

Exterior

• Utilities: Public waterPublic sewer
• Home design: Single-family residenceOne story
• Construction: Vinyl siding
• Exterior features: Shingle roofHas a view

Interior

• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating
• Interior features: Electric water heaterCrawl space basement
• Laundry & utility: Laundry on the main level

Listing history 16 events

1. 2026-08-14
   days on market $67,500 Active 17 DOM
2. 2026-08-13
   days on market $67,500 Active 16 DOM
3. 2026-08-12
   days on market $67,500 Active 15 DOM
4. 2026-08-11
   days on market $67,500 Active 14 DOM
5. 2026-08-10
   days on market $67,500 Active 13 DOM
6. 2026-08-09
   days on market $67,500 Active 12 DOM
7. 2026-08-08
   days on market $67,500 Active 11 DOM
8. 2026-08-07
   statusdays on market $67,500 Active 10 DOM
9. 2026-06-29
   status $67,500 Pending 9 DOM
10. 2026-06-28
    days on market $67,500 Active 9 DOM
11. 2026-06-28
    days on market $67,500 Active 8 DOM
12. 2026-06-27
    days on market $67,500 Active 7 DOM
13. 2026-06-25
    days on market $67,500 Active 5 DOM
14. 2026-06-23
    days on market $67,500 Active 3 DOM
15. 2026-06-21
    remarks 55-char remark
16. 2026-06-21
    listed $67,500 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: $932 · $78/mo
• Projected year-2 tax: $932 · $78/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: $16,800
• − Mortgage interest: −$3,781
• − Property taxes: −$932
• − Insurance: −$338
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$1,964
• Taxable income: $7,098
• Est. tax owed @ 24.0%: −$1,704
• After-tax cash flow: $6,052/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 · 7 photos

Fair 45/100 Moderate rehab Est. rehab $31,100–$55,980 screening

This property requires moderate renovations to address safety hazards and improve its appearance and value.

Components & finishes AI

Flooring tile

Deferred maintenance Est. $60,000–$180,000 screening

• Major Roof (roof) — No roof visible in photos
• Major Hvac (hvac) — No HVAC unit visible in photos
• Major Windows (windows) — No windows visible in photos
• Major Electrical (electrical) — No electrical panel visible in photos
• Major Plumbing (plumbing) — No plumbing fixtures visible in photos
• Major Exterior (exterior) — No exterior siding or trim visible in photos

Repairs flagged

• Major Exposed wiring in kitchen — Safety hazard
• Major Exposed plumbing in bath — Safety hazard
• Major Damaged steps — Safety hazard

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace carpeting — Improves living space and value ↑
• Both Paint interior walls — Enhances interior appearance and value ↑

ⓘ Rehab cost is a screening estimate — Moderate 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.

D Composite school gradezoned avg 53/100

Zoned Schools

Elementary Bedford Hills Elementary D- VA #794/1,108 Nat'l #14,504/41,679 Middle Linkhorne Middle C VA #231/342 Nat'l #3,460/14,009 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): 9,632
• Household income: $52,571
• Rent vs Own: 46.4% rent · 53.6% own
• Severe rent burden: 14% 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 0.57)
• 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%

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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: ▼ -33.39%
• Current HPI: 229.4423
• Rent YoY: ▲ 4.56%
• 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

Exterior

• Utilities: Public waterPublic sewer
• Home design: Single-family residenceOne story
• Construction: Vinyl siding
• Exterior features: Shingle roofHas a view

Interior

• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating
• Interior features: Electric water heaterCrawl space basement
• Laundry & utility: Laundry on the main level

Price history

-36.3% since first listed

5 events — show timeline

• 2026-06-28 Pending — LMLS
• 2026-06-16 Listed $67,500 LMLS
• 2025-02-03 Price Changed $86,000 LMLS
• 2025-01-25 Price Changed $99,900 LMLS
• 2025-01-13 Listed $106,000 LMLS

Property tax history

+11.6%/yr

Latest (2025): $932 · +182.2% YoY. Source: county tax records.