2111 Bedford Ave · Lynchburg, VA 24503

$159,900

3 bd · 2.0 ba · 1,532 sqft · SingleFamily public records · 17 Days on market

Built 1929 6,251 sqft lot Est $214k · 25% 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 +21.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +4.5/10.0
• Livability +4.5/5.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 3BR/2BA home awaits the next owner. After being used as a long term investment property, home is ready to either continue being a rental, or would be a heck of an investment property to hold or flip! This home offers a two-zone heat pump, 200 amp electrical, & a kitchen that has been updated within the last 3 years, off-street parking, plenty of backyard space, & much more! Main level offers an over-sized living room, separate dining area with a kitchen off of it, as well as a pantry/storage area, a full bathroom, & a separate laundry room. The 2nd level offers a large master bedroom with it's own private patio. Two additional bedrooms, & another full bathroom. Home

Key facts

• 200 amp electrical
• Private patio
• Updated kitchen

Tags

• TWO-ZONE HEAT PUMP
• 200 AMP ELECTRICAL
• UPDATED KITCHEN
• OFF-STREET PARKING
• BACKYARD SPACE
• PRIVATE PATIO

Property features AI

Exterior

• Parking: Off-street parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; 2 stories
• Construction: Vinyl siding; Shingle roof; Crawl space foundation; Built area above grade: 1,550
• Exterior features: Garden; Deck; Patio; Porch; Storm doors; Exterior storage

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Microwave; Oven
• Flooring: Ceramic tile; Concrete; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Zoned heating; Zoned cooling
• Interior features: Pantry; Smoke detectors
• Laundry & utility: Main level laundry room; Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/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 $152k (4.7% below list).
• Recommended offer: $152k (4.7% below list) — sets the bar for 1% rule.
• Cap rate 8.1% 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: Paul Munro Elementary (math 72% / reading 82%, grade A, #171 of 1,108 statewide, top 17%, 369 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.
• Zoned-school proficiency averages 63% at this address vs 48% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Lynchburg City Public School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 174 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 472 units permitted in Lynchburg city in 2024 (240 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 17 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $30k; list at $160k implies a 435% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $152,443 (4.7% below list)

Questions for the listing agent

1. Built in 1929 — 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: 0.95% ✗
• Cap rate: 8.05%
• Cash-on-cash: 6.29%
• DSCR: 1.28
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $214,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
315 Cork St. St	0.12mi	3/2.0	1,477 (-4%)	8mo	$311,550	$211	82
539 Elmwood Ave	0.34mi	3/2.0	1,485 (-3%)	4mo	$269,000	$181	75
1340 Bedford Ave	0.50mi	3/2.0	1,500 (-2%)	2mo	$209,900	$140	71
1614 Early St	0.35mi	3/2.0	1,645 (+7%)	5mo	$150,000	$91	67
1720 Monsview Pl	0.30mi	3/2.0	1,341 (-12%)	11mo	$35,000	$26	56
1019 Dearing St	0.72mi	3/1.5	1,591 (+4%)	3mo	$70,000	$44	56
1344 Bedford Ave	0.49mi	4/2.0 (+1)	1,675 (+9%)	2mo	$223,000	$133	54
1109 Dearing St	0.69mi	3/2.0	1,582 (+3%)	12mo	$199,900	$126	52
1455 Yancey St	0.57mi	3/2.0	1,744 (+14%)	2mo	$245,000	$140	49
228 Arlington St	0.54mi	3/1.0	1,385 (-10%)	10mo	$244,000	$176	46
309 Warwick Ln	0.63mi	4/2.0 (+1)	1,689 (+10%)	11mo	$340,000	$201	40
313 Arlington St	0.61mi	2/1.0 (-1)	1,343 (-12%)	7mo	$245,000	$182	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.7%
• Equity multiple: 0.75×
• Total profit: $-11,033
• Equity at exit: $23,842

10-year hold

• IRR: 2.9%
• Equity multiple: 1.21×
• Total profit: $9,382
• Equity at exit: $13,825

Cash invested: $44,772 (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 24503

• Active inventory: 174
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,524 high
• Mortgage (P&I): −$839
• Tax from tax record: −$65 /mo · $775/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $235

Break-even live

Break-even rent $1,228

Max offer price $159,900

Occupancy floor 80%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2202 Hollins Mill Rd Lynchburg, VA	3.0	1.0	1800	$1,400	$0.78	21d	1	0.03mi
2021 Rivermont Ave Unit A Lynchburg, VA	2.0	2.0	1700	$1,800	$1.06	21d	1	0.17mi
1808 Rivermont Ave Apt B Lynchburg, VA	3.0	1.0	1100	$995	$0.90	21d	1	0.32mi
1348 Bedford Ave Lynchburg, VA	2.0	1.0	1089	$895	$0.82	13d	1	0.50mi
1014 Landon Ct Lynchburg, VA	3.0	2.5	2168	$2,495	$1.15	13d	1	0.75mi
18 West Princeton Cir Lynchburg, VA	1.0–3.0	1.0–3.0	974	$1,160	$1.19	13d	4	0.79mi
507 Victoria Ave Unit 507 Lynchburg, VA	4.0	2.0	1480	$1,700	$1.15	21d	1	1.00mi
431 Riverside Dr Lynchburg, VA	3.0	1.5	1486	$1,995	$1.34	44d	1	1.03mi
1705 1st St Unit A Lynchburg, VA	2.0	1.0	1100	$1,395	$1.27	21d	1	1.39mi
512 Polk St Lynchburg, VA	3.0	1.0	1340	$1,295	$0.97	21d	1	1.48mi

Listing history 14 events

1. 2026-06-19
   days on market $159,900 Active 17 DOM
2. 2026-06-18
   price $159,900 Active 16 DOM
3. 2026-06-18
   days on market $169,900 Active 16 DOM
4. 2026-06-17
   days on market $169,900 Active 15 DOM
5. 2026-06-16
   days on market $169,900 Active 14 DOM
6. 2026-06-15
   days on market $169,900 Active 13 DOM
7. 2026-06-14
   days on market $169,900 Active 11 DOM
8. 2026-06-13
   days on market $169,900 Active 10 DOM
9. 2026-06-10
   days on market $169,900 Active 8 DOM
10. 2026-06-09
    days on market $169,900 Active 7 DOM
11. 2026-06-08
    days on market $169,900 Active 6 DOM
12. 2026-06-07
    days on market $169,900 Active 5 DOM
13. 2026-06-03
    remarks 683-char remark
14. 2026-06-03
    listed $169,900 Active 1 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: $775 · $65/mo
• Projected year-2 tax: $1,311 · $109/mo
• Expected delta: +$536/yr (+$45/mo · 69.1%)

ⓘ 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 · 19 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: $18,293
• − Mortgage interest: −$8,957
• − Property taxes: −$775
• − Insurance: −$800
• − Repairs & maintenance: −$1,463
• − Management: −$1,463
• − Depreciation: −$4,652
• Taxable income: $183
• Est. tax owed @ 24.0%: −$44
• After-tax cash flow: $2,770/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): 20,419
• Household income: $89,137
• Rent vs Own: 25.0% rent · 75.0% own
• Severe rent burden: 506.0

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: Predominantly White (79%)
• Race & ethnicity: White 79% Black 12% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Italian 4% Slovak 2% Lithuanian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 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: ▼ -220.75%
• Current HPI: 227.1443
• Rent YoY: —
• 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

+468.2% since first listed

4 events — show timeline

• 2026-06-02 Price Changed $169,900 LMLS
• 2026-06-02 Listed $160,000 LMLS
• 2017-04-05 Listed $48,000 LMLS
• 1992-06-02 Sold (Public Records) $29,900 Public Records

Property tax history

+2.6%/yr

Latest (2025): $775 · +17.9% YoY. Source: county tax records.