113 Hillview Dr · Lynchburg, VA 24502

$199,900

4 bd · 1.5 ba · 1,962 sqft · SingleFamily public records · 19 Days on market

Built 1980 0.46 ac lot $102/sqft · 38% below area Est $284k · 30% 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 +19.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +4.7/10.0
• Livability +4.5/5.0
• Schools +4.0/10.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity doesn't knock like this very often. This 1,741 sq ft brick split foyer is a true investor's canvas, solid bones, generous layout, and priced below market value to leave plenty of room for vision and profit. Whether you're looking to flip, rent, or create long-term equity, this one checks the boxes. Upstairs, you'll find a light-filled living room that welcomes in natural sunlight, a dedicated dining space perfect for gathering, and a kitchen ready for a full redesign. The primary suite includes half bath, accompanied by two additional bedrooms and a full hall bath, an ideal footprint for modern reconfiguration. Downstairs opens up even more possibilities: a spacious den anchored

Key facts

• Brick split foyer
• Spacious den
• 0.46 acre lot

Tags

• BRICK SPLIT FOYER
• LIGHT FILLED LIVING ROOM
• DEDICATED DINING SPACE
• KITCHEN READY FOR REDESIGN
• PRIMARY SUITE HALF BATH
• SPACIOUS DEN

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Septic tank
• Home design: Single-family residence; Residential property
• Construction: Brick construction; Shingle roof
• Exterior features: Garden; Deck

Interior

• Kitchen: Dishwasher; Electric range; Oven
• Flooring: Hardwood; Laminate; Vinyl; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump
• Interior features: Finished full basement with walk-out access; Fireplace in den
• Laundry & utility: Laundry located in basement; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $200k.

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 $193k (3.4% below list).
• Recommended offer: $193k (3.4% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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: Sandusky Elementary (math 47% / reading 67%, grade C+, #597 of 1,108 statewide, top 57%, 352 students, 91% FRL); Sandusky Middle (math 29% / reading 52%, grade F, #303 of 342 statewide, top 89%, 568 students, 96% FRL); Heritage High (math 32% / reading 77%, grade C-, #281 of 319 statewide, top 90%, 1,073 students, 94% 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 fast (+5.1%/yr); 324 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 34% of the median local income ($69k/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 $1k of loan paydown is wiped out by about $6k 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 19 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $193,033 (3.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.97% ✗
• Cap rate: 7.70%
• Cash-on-cash: 5.03%
• DSCR: 1.22
• GRM: 8.6

CMA / ARV

• ARV (median comp): $284,378
• List price: $199,900
• Delta: -29.71%
• 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
113 Hillview Dr	0.00mi	4/1.5	1,741 (-11%)	1mo	$199,000	$114	81
110 Hillview Dr	0.03mi	3/1.5 (-1)	1,990 (+1%)	16mo	$244,000	$123	78
7152 Meadowbrook Dr Rd	0.21mi	4/2.0	1,924 (-2%)	10mo	$290,000	$151	77
7135 Suncrest Dr	0.27mi	3/2.5 (-1)	1,983 (+1%)	1mo	$298,850	$151	76
7131 Meadowbrook Rd	0.32mi	4/1.5	1,826 (-7%)	4mo	$274,000	$150	70
106 Hillview Dr	0.07mi	3/1.5 (-1)	1,778 (-9%)	12mo	$300,000	$169	66
407 Old Graves Mill Rd	0.52mi	4/1.5	1,825 (-7%)	10mo	$280,000	$153	55
7133 Suncrest Dr	0.30mi	5/2.0 (+1)	1,726 (-12%)	5mo	$311,885	$181	55
313 Robin Dr	0.63mi	3/2.0 (-1)	1,973 (+1%)	10mo	$272,000	$138	54
329 Smoketree Ln	0.37mi	3/2.5 (-1)	2,098 (+7%)	11mo	$356,400	$170	53
109 Pearson Dr	0.57mi	3/2.0 (-1)	2,132 (+9%)	10mo	$272,500	$128	43
348 Smoketree Ln	0.55mi	3/2.5 (-1)	2,166 (+10%)	14mo	$349,900	$162	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 · 5.11% rent growth · sell at horizon

5-year hold

• IRR: -6.3%
• Equity multiple: 0.76×
• Total profit: $-13,288
• Equity at exit: $29,806

10-year hold

• IRR: 5.6%
• Equity multiple: 1.46×
• Total profit: $25,494
• Equity at exit: $17,284

Cash invested: $55,972 (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 24502

• Rents YoY: 5.1%
• Active inventory: 324
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,930 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$159 /mo · $1,904/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $235

Break-even live

Break-even rent $1,633

Max offer price $199,900

Occupancy floor 83%

Sensitivity live

Price	-10% $348	-5% $291	+0% $235	+5% $178	+10% $122
Rent	-10% $82	-5% $158	+0% $235	+5% $311	+10% $387
Rate	-1.0pp $335	-0.5pp $286	base $235	+0.5pp $183	+1.0pp $130

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
501 Bent Oak Ct Lynchburg, VA	3.0	2.0	1250	$1,900	$1.52	45d	1	0.39mi
7222 Richland Dr Lynchburg, VA	4.0	2.0	2164	$1,950	$0.90	45d	1	0.43mi
209 Old Graves Mill Rd Lynchburg, VA	2.0–3.0	2.0	1313	$1,430	$1.09	14d	7	0.70mi
240 Beverly Hills Cir Lynchburg, VA	2.0–3.0	2.0–2.5	1402	$1,756	$1.25	22d	10	0.74mi
106 Morning Glory Ct Lynchburg, VA	3.0	2.0	1424	$1,645	$1.16	45d	1	0.90mi
518 Northwynd Cir Lynchburg, VA	3.0	2.5	2224	$1,900	$0.85	45d	1	0.90mi
639 Wyndhurst Dr Unit 639 Lynchburg, VA	3.0	3.0	1940	$700	$0.36	14d	1	0.94mi
1114 Rosedale Blvd Lynchburg, VA	3.0	2.0	1502	$1,745	$1.16	45d	1	0.94mi
556 Leesville Rd #306 Lynchburg, VA	3.0	3.0	1520	$2,100	$1.38	45d	1	1.07mi
556 Leesville Rd Lynchburg, VA	3.0	2.5	1600	$1,695	$1.06	14d	1	1.07mi
110 Aaron Pl #605 Lynchburg, VA	3.0	2.0	1517	$1,795	$1.18	14d	1	1.23mi
110 Aaron Pl #611 Lynchburg, VA	3.0	2.5	1490	$1,925	$1.29	22d	1	1.23mi
304 Hunterdale Dr Lynchburg, VA	3.0	2.5	2100	$2,400	$1.14	14d	1	1.44mi

Listing history 6 events

1. 2026-05-01
   listed $199,900 Active 995-char remark
2. 2026-03-18
   soldstatus $141,875
3. 2021-01-29
   soldstatus $175,000
4. 2015-06-12
   soldstatus $432,100
5. 2011-11-30
   soldstatus $62,502
6. 1980-11-24
   soldstatus $49,900

ⓘ 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: $1,904 · $159/mo
• Projected year-2 tax: $1,904 · $159/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°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: $23,164
• − Mortgage interest: −$11,198
• − Property taxes: −$1,904
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,853
• − Management: −$1,853
• − Depreciation: −$5,815
• Taxable loss: −$459
• Est. tax savings @ 24.0%: +$110
• After-tax cash flow: $2,926/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): 41,979
• Household income: $68,872
• Rent vs Own: 47.7% rent · 52.3% own
• Severe rent burden: 1774.0

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 (68%)
• Race & ethnicity: White 68% Black 19% Two or more races 6% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 2%
• Foreign-born: 6% · Canada, South Korea, United Kingdom
• Languages at home: 91% English-only · Spanish 4% Other Indo-European 1% Other Asian/Pacific 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: ▼ -222.79%
• Current HPI: 241.9041
• Rent YoY: ▲ 5.11%
• 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

+298.8% since first listed

9 events — show timeline

• 2026-06-05 Sold (MLS) $199,000 LMLS
• 2026-05-20 Pending — LMLS
• 2026-05-04 Sold (Public Records) $160,000 Public Records
• 2026-05-01 Listed $199,900 LMLS
• 2026-03-18 Sold (Public Records) $141,875 Public Records
• 2021-01-29 Sold (Public Records) $175,000 Public Records
• 2015-06-12 Sold (Public Records) $432,100 Public Records
• 2011-11-30 Sold (Public Records) $62,502 Public Records
• 1980-11-24 Sold (Public Records) $49,900 Public Records

Property tax history

+1.6%/yr

Latest (2025): $1,904 · +6.3% YoY. Source: county tax records.