Multi-family
500 Stafford St · Lynchburg, VA
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $473 – $860
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $666 – $1,236
Heat risk 6/10 · Moderate
- Hot days now (above 101°F)
- 7 days/yr
- Hot days in 30 yrs
- 18 days/yr
Wind risk 2/10 · Minimal
- Chance of severe wind over 30 yrs
- 3.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 0 days/yr
- Unhealthy air days in 30 yrs
- 1 days/yr
Risk factors via First Street. Map © Google.
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
- ARV discount +15.0/15.0
- 1% rule +10.0/10.0
- DSCR +10.0/10.0
- Schools +5.0/10.0
- Livability +4.5/5.0
- Rent growth +2.8/5.0
- Condition / age +2.2/5.0
- Appreciation +0.0/10.0
$187,900
500 Stafford St · Lynchburg, VA 24501
3 bd · 3.0 ba · 1,743 sqft · MultiFamily
public records
· 120 Days on market
Built 1929
7,501 sqft lot
$108/sqft
· 31% below area
Est $271k · 31% under
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Great Price !! Excellent Investment Opportunity !! 3 one bdrm units walking distance to University of Lynchburg. 1st floor has a door between the two 1 bdrm apartments which if opened could make a 2 or 3 bdrm mmain level apartment & still have an upstairs unit . New laminate flooring & carpet throughout. New interior paint, 3 electric boxes, 3 hot water heaters, 2 heat pumps on main level & a mini split in 2nd floor apart. 2 car carport area under property. Aluminum siding.
Key facts
- 3 electric boxes
- 3 hot water heaters
- New interior paint
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/3.0-bath multifamily listed at $188k. Condition is rated fair.
Deal economics
- At list price, monthly cash flow is $1k ($15k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($3k rent vs $188k).
- Recommended offer: $171k (9.0% below list) — sets the bar for market timing.
- Cap rate 14.4% 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; 34 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 472 units permitted in Lynchburg city in 2024 (240 in 5+ unit buildings).
- At $3,095/mo this rent would consume 88% of the median local household income ($42k/yr) — very limited rent-growth headroom before tenants either downsize or default.
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.
- At projected returns (-3.0% appreciation + 1.1% rent growth), your $53k cash investment doubles in ~5 years — after that, you're playing with house money.
Negotiation context
- It's been on market 120 days — a 9% lower offer ($171k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Watch-outs: built in 1929 — 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
$170,989
(9.0% below list)
Questions for the listing agent
- It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
- Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
- Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.
Investment metrics
- 1% rule
- 1.65% ✓
- Cap rate
- 14.45%
- Cash-on-cash
- 29.13%
- DSCR
- 2.30
- GRM
- 5.1
CMA / ARV
- ARV (median comp)
- $270,869
- List price
- $187,900
- Delta
- -30.63%
- Verdict
- UNDERPRICED
- Comps
- 5 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 226 Bell St | 0.39mi | 3/2.5 | 1,641 (-6%) | 2mo | $275,000 | $168 | 68 |
| 205 Warren Ave | 0.53mi | 3/2.5 | 1,630 (-6%) | 0mo | $250,000 | $153 | 62 |
| 725 Mohawk Dr | 1.05mi | 3/1.5 | 1,743 (0%) | 1mo | $201,000 | $115 | 58 |
| 319 Warren Ave | 0.41mi | 3/2.0 | 1,936 (+11%) | 3mo | $254,900 | $132 | 56 |
| 1015 Chowan Ave | 0.69mi | 4/2.0 (+1) | 1,707 (-2%) | 2mo | $299,900 | $176 | 54 |
| 3008 Hill St St #212 | 1.04mi | 2/3.0 (-1) | 1,800 (+3%) | 2mo | $254,900 | $142 | 53 |
| 401 Westover Blvd | 0.36mi | 4/2.0 (+1) | 1,396 (-20%) | 2mo | $267,900 | $192 | 48 |
| 1011 Westview Dr | 1.19mi | 3/2.0 | 1,898 (+9%) | 0mo | $287,500 | $151 | 46 |
| 4625 Greenwood Dr | 0.59mi | 3/1.0 | 1,525 (-12%) | 2mo | $214,500 | $141 | 41 |
| 3008 Hill St #308 | 1.04mi | 2/2.5 (-1) | 1,552 (-11%) | 2mo | $245,000 | $158 | 38 |
| 1022 Chowan Ave | 0.69mi | 4/2.5 (+1) | 2,025 (+16%) | 2mo | $255,000 | $126 | 34 |
| 1131 Heath Ave | 1.29mi | 3/1.5 | 1,475 (-15%) | 2mo | $249,900 | $169 | 32 |
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
- 21.5%
- Equity multiple
- 1.86×
- Total profit
- $45,205
- Equity at exit
- $28,017
10-year hold
- IRR
- 28.4%
- Equity multiple
- 3.31×
- Total profit
- $121,603
- Equity at exit
- $16,246
Cash invested: $52,612 (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.
ZIP-level market 24501
- Rents YoY
- 1.1%
- Active inventory
- 347
- Price-to-rent
- 15.2×
Monthly cashflow live
↻
- Estimated rent
- $3,095 high interval (Pro) →
- Mortgage (P&I)
- −$985
- Tax from tax record
- −$104 /mo · $1,251/yr
- Insurance
- −$78
- HOA
- −$0
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$650
- Net cashflow
- $1,277
3-unit breakdown (identical units grouped — click to expand)
| Units | Beds | Baths | Est. rent |
|---|---|---|---|
| 3× units | 1 | 1 | $3,096 |
| #1 | 1 | 1 | $1,032 |
| #2 | 1 | 1 | $1,032 |
| #3 | 1 | 1 | $1,032 |
| Total (3 units) | $3,095 | ||
Break-even live
Break-even rent
$1,478
Max offer price
$187,900
Occupancy floor
54%
Sensitivity live
| Price | -10% $1,384 | -5% $1,330 | +0% $1,277 | +5% $1,224 | +10% $1,171 |
|---|---|---|---|---|---|
| Rent | -10% $1,033 | -5% $1,155 | +0% $1,277 | +5% $1,399 | +10% $1,522 |
| Rate | -1.0pp $1,372 | -0.5pp $1,325 | base $1,277 | +0.5pp $1,228 | +1.0pp $1,179 |
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
- $46,975
- Closing costs
- $5,637
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 4237 White St Unit A Lynchburg, VA | 2.0 | 1.0 | 875 | $1,200 | $1.37 | 4d | 1 | 0.20mi |
| 314 Sussex St Unit A Lynchburg, VA | 2.0 | 1.0 | — | $795 | — | 6d | 1 | 0.25mi |
| 1218 Shirley Rd Lynchburg, VA | 2.0 | 1.0 | 742 | $950 | $1.28 | 116d | 1 | 0.36mi |
| 316 Oakridge Blvd Lynchburg, VA | 2.0 | 2.0 | 1925 | $1,700 | $0.88 | 5d | 1 | 0.41mi |
| 4609 Fairmont Ave Lynchburg, VA | 2.0 | 1.0 | 1050 | $1,050 | $1.00 | 6d | 1 | 0.58mi |
| 202 Macon St Lynchburg, VA | 2.0 | 1.0 | 645 | $1,195 | $1.85 | 139d | 1 | 0.58mi |
| 4629 Ferncliff Dr Apt B Lynchburg, VA | 2.0 | 1.0 | — | $950 | — | 6d | 1 | 0.59mi |
| 107 Hood St Unit B Lynchburg, VA | 1.0 | 1.0 | — | $900 | — | 6d | 1 | 0.60mi |
| 4067 Fort Ave Unit 3 Lynchburg, VA | 2.0 | 1.0 | 950 | $995 | $1.05 | 116d | 1 | 0.61mi |
| 110 Langhorne Ln Unit 1 Lynchburg, VA | 1.0 | 1.0 | — | $950 | — | 139d | 1 | 0.61mi |
| 110 Langhorne Ln Apt 3 Lynchburg, VA | 2.0 | 1.0 | — | $950 | — | 139d | 1 | 0.61mi |
| 110 Langhorne Ln Unit 4 Lynchburg, VA | 2.0 | 1.0 | — | $950 | — | 6d | 1 | 0.61mi |
| 4647 Ferncliff Dr Lynchburg, VA | 2.0 | 2.0 | 1034 | $1,800 | $1.74 | 139d | 1 | 0.65mi |
| 621 Hood St Lynchburg, VA | 2.0 | 1.0 | 915 | $1,300 | $1.42 | 6d | 1 | 0.66mi |
| 540 Monticello Ave Unit B Lynchburg, VA | 2.0 | 1.0 | 900 | $995 | $1.11 | 116d | 1 | 0.67mi |
| 1200 Liggates Rd Apt A-5 Lynchburg, VA | 2.0 | 1.0 | — | $725 | — | 109d | 1 | 0.68mi |
| 3526 Fort Ave Apt 15 Lynchburg, VA | 1.0 | 1.0 | — | $750 | — | 116d | 1 | 0.70mi |
| 3526 Fort Ave Apt 20 Lynchburg, VA | 2.0 | 1.0 | — | $850 | — | 6d | 1 | 0.70mi |
| 803 Mansfield Ave Lynchburg, VA | 2.0 | 1.0 | 900 | $1,300 | $1.44 | 116d | 1 | 0.75mi |
| 1125 Lakeside Dr Lynchburg, VA | 2.0 | 1.0 | 850 | $860 | $1.01 | 6d | 1 | 0.80mi |
| 707 Mansfield Ave Apt B Lynchburg, VA | 2.0 | 1.0 | — | $795 | — | 139d | 1 | 0.81mi |
| 613 Westview Dr Lynchburg, VA | 2.0 | 1.0 | 1000 | $1,500 | $1.50 | 6d | 1 | 0.91mi |
| 1501 Granville St Unit B Lynchburg, VA | 1.0 | 1.0 | 500 | $1,095 | $2.19 | 2d | 1 | 0.93mi |
| 2009 Lakeside Dr #106 Lynchburg, VA | 2.0 | 2.5 | 1442 | $1,550 | $1.07 | 6d | 1 | 0.94mi |
| 2009 Lakeside Dr #110 Lynchburg, VA | 2.0 | 3.0 | 1442 | $1,550 | $1.07 | 6d | 1 | 0.94mi |
| 216 Kenyon St Lynchburg, VA | 2.0 | 1.0 | 1114 | $995 | $0.89 | 139d | 1 | 0.96mi |
| 4914 Fort Ave Unit C Lynchburg, VA | 2.0 | 1.0 | 1000 | $895 | $0.90 | 6d | 1 | 0.99mi |
| 1018 Moseley Dr Unit 1 Lynchburg, VA | 2.0 | 1.0 | 700 | $1,095 | $1.56 | 6d | 1 | 1.01mi |
| 1810 Broadway St #112 Lynchburg, VA | 2.0 | 2.5 | 1210 | $1,450 | $1.20 | 6d | 1 | 1.04mi |
| 1400 Weeping Willow Dr Apt A Lynchburg, VA | 1.0–3.0 | 1.0–2.0 | 1054 | $1,161 | $1.10 | 2d | 13 | 1.07mi |
| 5035 Oxford St Lynchburg, VA | 2.0 | 1.5 | 1080 | $1,085 | $1.00 | 6d | 1 | 1.09mi |
| 5035 Oxford St Lynchburg, VA | 2.0 | 1.5 | 1080 | $1,085 | $1.00 | 4d | 1 | 1.09mi |
| 905 Centerdale St Lynchburg, VA | 2.0 | 1.0 | 780 | $895 | $1.15 | 109d | 1 | 1.10mi |
| 2734 Fort Ave Lynchburg, VA | 2.0 | 2.0 | 1100 | $1,325 | $1.20 | 6d | 1 | 1.14mi |
| 317 Grove St Unit B Lynchburg, VA | 2.0 | 1.0 | 900 | $895 | $0.99 | 6d | 1 | 1.21mi |
| 317 Grove St Unit A Lynchburg, VA | 2.0 | 1.0 | 900 | $895 | $0.99 | 139d | 1 | 1.21mi |
| 401 Grove St Lynchburg, VA | 1.0 | 1.0 | — | $695 | — | 139d | 1 | 1.23mi |
| 2121 Langhorne Rd Unit 12091142SF 2BR/2BA Lynchburg, VA | 2.0 | 2.0 | 1142 | $1,695 | $1.48 | 6d | 1 | 1.24mi |
| 2121 Langhorne Rd Unit 1103756SF 1BR/1BA Lynchburg, VA | 1.0 | 1.0 | 756 | $1,325 | $1.75 | 6d | 1 | 1.24mi |
| 2121 Langhorne Rd Unit 11041092SF 2BR/2BA Lynchburg, VA | 2.0 | 2.0 | 1092 | $1,595 | $1.46 | 6d | 1 | 1.24mi |
Property features AI
Finance
- Other
- Driving directions available: Fort Avenue to Perrymont Avenue to end, right on Greenwood, right on Newland, right on Stafford Street — home on corner of Newland and Stafford Street
- Financial info
- Property used as residential income (multi-family)
Exterior
- Parking
- Carport with 2 carport spacesOn-street parkingOff-street parking
- Utilities
- Public water servicePublic sewer service
- Home design
- Multi-family residential income propertyLocated in R-2 zoningSubdivision: Newberne
- Construction
- Corner lot location (Newland and Stafford Street)
- Exterior features
- Public waterPublic sewerPaved parking areasOn-street and off-street parking
Interior
- Bedrooms
- Three separate 1-bedroom units
- Flooring
- CarpetLaminate
- Heating & cooling
- Heat pumpHas heatingHas cooling
- Interior features
- UnfurnishedElectric water heater
- Laundry & utility
- Shared/common area laundry
Listing history 50 events
-
2026-08-15days on market $187,900 Active 120 DOM
-
2026-08-14days on market $187,900 Active 119 DOM
-
2026-08-13days on market $187,900 Active 118 DOM
-
2026-08-12days on market $187,900 Active 117 DOM
-
2026-08-11days on market $187,900 Active 116 DOM
-
2026-08-10days on market $187,900 Active 115 DOM
-
2026-08-09days on market $187,900 Active 114 DOM
-
2026-08-08days on market $187,900 Active 113 DOM
-
2026-08-07days on market $187,900 Active 112 DOM
-
2026-08-06days on market $187,900 Active 111 DOM
-
2026-08-05days on market $187,900 Active 110 DOM
-
2026-08-04days on market $187,900 Active 109 DOM
-
2026-08-03days on market $187,900 Active 108 DOM
-
2026-07-31days on market $187,900 Active 105 DOM
-
2026-07-30days on market $187,900 Active 104 DOM
-
2026-07-29days on market $187,900 Active 103 DOM
-
2026-07-27days on market $187,900 Active 101 DOM
-
2026-07-25days on market $187,900 Active 99 DOM
-
2026-07-23days on market $187,900 Active 97 DOM
-
2026-07-22days on market $187,900 Active 96 DOM
-
2026-07-21days on market $187,900 Active 95 DOM
-
2026-07-18days on market $187,900 Active 92 DOM
-
2026-07-16days on market $187,900 Active 90 DOM
-
2026-07-16days on market $187,900 Active 89 DOM
-
2026-07-14days on market $187,900 Active 88 DOM
-
2026-07-13days on market $187,900 Active 87 DOM
-
2026-07-12days on market $187,900 Active 86 DOM
-
2026-07-11days on market $187,900 Active 85 DOM
-
2026-07-10days on market $187,900 Active 84 DOM
-
2026-07-09days on market $187,900 Active 83 DOM
-
2026-07-08days on market $187,900 Active 82 DOM
-
2026-07-07days on market $187,900 Active 81 DOM
-
2026-07-06days on market $187,900 Active 80 DOM
-
2026-07-05days on market $187,900 Active 79 DOM
-
2026-07-04days on market $187,900 Active 78 DOM
-
2026-07-03days on market $187,900 Active 77 DOM
-
2026-07-02days on market $187,900 Active 76 DOM
-
2026-07-01days on market $187,900 Active 75 DOM
-
2026-06-30days on market $187,900 Active 74 DOM
-
2026-06-29days on market $187,900 Active 73 DOM
-
2026-06-28days on market $187,900 Active 72 DOM
-
2026-06-28days on market $187,900 Active 71 DOM
-
2026-06-27days on market $187,900 Active 70 DOM
-
2026-06-25days on market $187,900 Active 68 DOM
-
2026-06-23days on market $187,900 Active 66 DOM
-
2026-06-21days on market $187,900 Active 65 DOM
-
2026-06-19days on market $187,900 Active 63 DOM
-
2026-06-18days on market $187,900 Active 62 DOM
-
2026-06-17days on market $187,900 Active 61 DOM
-
2026-06-16days on market $187,900 Active 60 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
- $1,251 · $104/mo
- Projected year-2 tax
- $1,541 · $128/mo
- Expected delta
- +$290/yr (+$24/mo · 23.2%)
ⓘ 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 ≥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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $37,140
- − Mortgage interest
- −$10,525
- − Property taxes
- −$1,251
- − Insurance
- −$940
- − Repairs & maintenance
- −$2,971
- − Management
- −$2,971
- − Depreciation
- −$5,466
- Taxable income
- $13,016
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$3,124
- After-tax cash flow
- $12,202/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 · 9 photos
45/100
Moderate rehab
Est. rehab $43,575–$78,435 screening
This property requires significant repairs and maintenance, including a new roof, repainting, and flooring replacement. However, with these updates, it has the potential to become a great investment opportunity.
Components & finishes AI
Roof asphalt shingle · good
Flooring carpet
Appliances white
Deferred maintenance Est. $3,000–$12,000 screening
- Minor Roof (roof) — No visible signs of damage or wear
- Minor Windows (windows) — No visible signs of damage or wear
- Minor Electrical (electrical) — No visible signs of damage or wear
- Minor Plumbing (plumbing) — No visible signs of damage or wear
- Minor Exterior (exterior) — No visible signs of damage or wear
- Minor Other — No visible signs of damage or wear
Repairs flagged
- Major roof — The roof is visibly in poor condition and requires replacement.
- Major exterior siding — The siding is peeling and needs repainting.
- Major flooring — The carpeted flooring is in poor condition and needs replacement.
- Minor interior walls — The walls have some discoloration and minor damage, which can be addressed with painting.
- Major HVAC system — The HVAC system appears old and may need replacement.
- Major electrical and plumbing systems — The systems appear outdated and may need replacement.
Value-add opportunities
- Both Replacing the roof — A new roof will improve the home's appearance and increase its value for both resale and rental. ↑
- Both Painting the exterior siding — Painting the exterior siding will improve the home's curb appeal and increase its value for both resale and rental. ↑
- Both Replacing the carpeted flooring — Replacing the carpeted flooring with hardwood or tile will improve the home's appearance and increase its value for both resale and rental. ↑
ⓘ 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.
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
- Severe rent burden
- 12% of renters
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 |
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| Technology / Defense | 3 | $32B |
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| Financial Services | 2 | $176B |
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| Utilities | 2 | $27B |
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| Insurance | 2 | $25B |
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| Technology | 2 | $15B |
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Price history
+510.1% since first listed6 events — show timeline
- 2026-05-25 Price Changed $187,900 LMLS
- 2026-04-28 Price Changed $199,900 LMLS
- 2026-04-17 Listed $219,900 LMLS
- 2007-08-20 Sold (Public Records) $185,000 Public Records
- 1995-05-02 Sold (Public Records) $175,000 Public Records
- 1979-05-10 Sold (Public Records) $30,800 Public Records
Property tax history
+1.6%/yrLatest (2025): $1,251 · +12.8% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…