500 Stafford St · Lynchburg, VA 24501

$187,900

3 bd · 3.0 ba · 1,743 sqft · Other public records · 63 Days on market

Built 1929 7,501 sqft lot $108/sqft · 29% below area Est $265k · 29% 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 +15.8/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• Livability +4.5/5.0
• Schools +4.0/10.0
• 1% rule +3.4/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW 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. Two 1st floor apartments w/ 1 bdrm, 1 bath, LR, Kitchens w/ range, refrigerator & microwave (1 apartment has new butcher block countertops), 1 second floor apartment w/ 1 bdrm LR, full bath (new sink & shower stall) & kitchen . Full walkout basement w/ laundry area. Shingle roof on main house Rubber roof over rear apartment. Corner lot. Previously rented for $1535 total . Last rented approx late in 2024.Covered front porch, large concrete patio at rear entry. Seller paid water which averaged 90 per month + grass cutting

Key facts

• 3 electric boxes
• 3 hot water heaters
• New interior paint

Tags

• NEW LAMINATE FLOORING
• NEW INTERIOR PAINT
• 3 ELECTRIC BOXES
• 3 HOT WATER HEATERS
• 2 HEAT PUMPS ON MAIN LEVEL
• MINI SPLIT IN 2ND FLOOR APART

🏷️ Possibly a rental listed for sale. The $187,900 price doesn't fit this home's estimated sale value (~$264,706) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath other listed at $188k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/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 $159k (15.6% below list).
• Recommended offer: $159k (15.6% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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.
• Market conditions: Rents rising (+1.1%/yr); 216 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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).
• At $1,586/mo this rent would consume 45% of the median local household income ($42k/yr) (locally 1717% of renters already pay >50% of income on rent) — 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.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($177k) 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 $158,624 (15.6% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.84% ✗
• Cap rate: 6.84%
• Cash-on-cash: 1.94%
• DSCR: 1.09
• GRM: 9.9

CMA / ARV

• ARV (median comp): $264,706
• List price: $187,900
• Delta: -29.02%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.15% rent growth · sell at horizon

5-year hold

• IRR: -15.2%
• Equity multiple: 0.47×
• Total profit: $-27,975
• Equity at exit: $28,017

10-year hold

• IRR: -9.7%
• Equity multiple: 0.45×
• Total profit: $-29,061
• 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.

Methodology + full state rankings →

ZIP-level market 24501

• Rents YoY: 1.1%
• Active inventory: 216
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,586 high
• Mortgage (P&I): −$985
• Tax from tax record: −$104 /mo · $1,251/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $85

Break-even live

Break-even rent $1,478

Max offer price $187,900

Occupancy floor 90%

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
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Thomas Rd Unit A Lynchburg, VA	3.0	1.0	1530	$1,395	$0.91	44d	1	0.26mi
310 Yeardley Ave Lynchburg, VA	4.0	2.5	1888	$1,800	$0.95	21d	1	0.42mi
206 Connecticut Ave Lynchburg, VA	4.0	2.5	2180	$1,650	$0.76	21d	1	0.43mi
4624 Ferncliff Dr Lynchburg, VA	3.0	2.0	2064	$1,700	$0.82	44d	1	0.54mi
4300 Tremont St Lynchburg, VA	3.0	1.0	1122	$1,200	$1.07	44d	1	0.55mi
4612 Greenwood Dr Lynchburg, VA	3.0	1.0	1257	$1,595	$1.27	21d	1	0.56mi
106 Yeardley Ave Unit B Lynchburg, VA	3.0	1.0	1060	$895	$0.84	21d	1	0.65mi
2920 Richmond St Lynchburg, VA	4.0	1.0	1472	$1,695	$1.15	21d	1	0.73mi
1309 Radcliff Ave Lynchburg, VA	4.0	2.5	1658	$1,725	$1.04	44d	1	0.90mi
1009 Lindsay St Lynchburg, VA	3.0	2.0	1050	$1,800	$1.71	44d	1	0.92mi
216 Kenyon St Lynchburg, VA	2.0	1.0	1114	$995	$0.89	44d	1	0.96mi
1810 Broadway St #112 Lynchburg, VA	2.0	2.5	1210	$1,600	$1.32	44d	1	1.04mi
320 Kenyon St Lynchburg, VA	3.0	2.0	1736	$1,595	$0.92	44d	1	1.05mi
1400 Weeping Willow Dr Apt A Lynchburg, VA	1.0–3.0	1.0–2.0	1003	$1,601	$1.60	13d	12	1.07mi
1116 Chestnut Hill Dr Lynchburg, VA	4.0	2.0	1818	$1,895	$1.04	44d	1	1.12mi
1116 Chestnut Hill Dr Lynchburg, VA	4.0	2.0	1818	$2,095	$1.15	13d	1	1.12mi
2734 Fort Ave Lynchburg, VA	1.0–2.0	1.0–2.0	875	$1,450	$1.66	44d	1	1.14mi
403 Grove St Lynchburg, VA	3.0	2.0	1400	$1,600	$1.14	44d	1	1.23mi
2121 Langhorne Rd Unit 11041092SF 2BR/2BA Lynchburg, VA	2.0	2.0	1092	$1,495	$1.37	21d	1	1.24mi
2121 Langhorne Rd Unit 11011559SF 3BR/2BA Lynchburg, VA	3.0	2.0	1559	$1,695	$1.09	21d	1	1.24mi
630 Park Ln Lynchburg, VA	4.0	1.5	1434	$1,895	$1.32	13d	1	1.25mi
2245 Landover Pl Lynchburg, VA	1.0–3.0	1.0–1.5	925	$965	$1.04	44d	2	1.27mi
2121 Langhorne Rd Lynchburg, VA	2.0	2.0	1142	$1,575	$1.38	21d	1	1.27mi
913 Sandusky Dr Lynchburg, VA	4.0	3.0	2200	$2,200	$1.00	13d	1	1.32mi
710 Grady St Unit B Lynchburg, VA	2.0	1.0	1872	$795	$0.42	13d	1	1.39mi
2421 Old Forest Rd Lynchburg, VA	3.0	2.0	1400	$1,550	$1.11	44d	1	1.44mi
2269 Aragon St Lynchburg, VA	3.0	2.0	1200	$1,695	$1.41	44d	1	1.44mi
128 Brenleigh Ct Lynchburg, VA	2.0–3.0	2.0	1365	$1,695	$1.24	13d	1	1.45mi
311 Killarney Ct Lynchburg, VA	3.0	2.0	1300	$1,295	$1.00	44d	1	1.50mi

Listing history 21 events

1. 2026-06-19
   days on market $187,900 Active 63 DOM
2. 2026-06-18
   days on market $187,900 Active 62 DOM
3. 2026-06-17
   days on market $187,900 Active 61 DOM
4. 2026-06-16
   days on market $187,900 Active 60 DOM
5. 2026-06-15
   days on market $187,900 Active 59 DOM
6. 2026-06-14
   days on market $187,900 Active 57 DOM
7. 2026-06-13
   days on market $187,900 Active 56 DOM
8. 2026-06-10
   days on market $187,900 Active 54 DOM
9. 2026-06-09
   days on market $187,900 Active 53 DOM
10. 2026-06-08
    days on market $187,900 Active 52 DOM
11. 2026-06-07
    days on market $187,900 Active 51 DOM
12. 2026-06-03
    days on market $187,900 Active 47 DOM
13. 2026-06-02
    days on market $187,900 Active 46 DOM
14. 2026-06-01
    days on market $187,900 Active 45 DOM
15. 2026-05-31
    days on market $187,900 Active 44 DOM
16. 2026-05-30
    days on market $187,900 Active 43 DOM
17. 2026-04-28
    price $199,900 1038-char remark

    Show marketing remark (1038 chars)

    NEW 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. Two 1st floor apartments w/ 1 bdrm, 1 bath, LR, Kitchens w/ range, refrigerator & microwave (1 apartment has new butcher block countertops), 1 second floor apartment w/ 1 bdrm LR, full bath (new sink & shower stall) & kitchen . Full walkout basement w/ laundry area. Shingle roof on main house Rubber roof over rear apartment. Corner lot. Previously rented for $1535 total . Last rented approx late in 2024.Covered front porch, large concrete patio at rear entry. Seller paid water which averaged 90 per month + grass cutting

18. 2026-04-17
    listed $219,900 Active 1038-char remark

    Show marketing remark (1038 chars)

    NEW 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. Two 1st floor apartments w/ 1 bdrm, 1 bath, LR, Kitchens w/ range, refrigerator & microwave (1 apartment has new butcher block countertops), 1 second floor apartment w/ 1 bdrm LR, full bath (new sink & shower stall) & kitchen . Full walkout basement w/ laundry area. Shingle roof on main house Rubber roof over rear apartment. Corner lot. Previously rented for $1535 total . Last rented approx late in 2024.Covered front porch, large concrete patio at rear entry. Seller paid water which averaged 90 per month + grass cutting

19. 2007-08-20
    soldstatus $185,000
20. 1995-05-02
    soldstatus $175,000
21. 1979-05-10
    soldstatus $30,800

ⓘ 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

Taxation est. · year 1

• Rental income: $19,035
• − Mortgage interest: −$10,525
• − Property taxes: −$1,251
• − Insurance: −$940
• − Repairs & maintenance: −$1,523
• − Management: −$1,523
• − Depreciation: −$5,466
• Taxable loss: −$2,192
• Est. tax savings @ 24.0%: +$526
• After-tax cash flow: $1,549/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): 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

+549.0% since first listed

5 events — show timeline

• 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%/yr

Latest (2025): $1,251 · +12.8% YoY. Source: county tax records.