58 Federal St · Lynchburg, VA 24504

$120,000

7 bd · 2.0 ba · 1,533 sqft · SingleFamily public records · 105 Days on market

Built 1906 6,264 sqft lot $78/sqft · 20% below area Est $151k · 20% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.5/5.0
• Schools +4.0/10.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment property! Just needs some additional touches and updates. Two story house in the Heart of Lynchburg! Recently painted and updated bathroom and kitchen vinyl. Spacious rooms and original hardwood floors. Eat-in kitchen with washer & dryer hook ups off of the kitchen. A nice sized front porch to relax and enjoy!

Key facts

• Front porch
• Updated kitchen
• Eat-in kitchen

Tags

• UPDATED BATHROOM
• UPDATED KITCHEN
• ORIGINAL HARDWOOD FLOORS
• EAT-IN KITCHEN
• FRONT PORCH

What this means for you Summary

Snapshot

• This is a 7-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $707 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.4% 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.
• Market conditions: Rents rising fast (+4.6%/yr); 105 active listings in the ZIP; 472 units permitted in Lynchburg city in 2024 (240 in 5+ unit buildings).
• This rent runs 42% 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 $830 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago; this cycle's ask has dropped $29k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $26k; list at $120k implies a 362% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1906 — 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 $109,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1906 — 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: 1.53% ✓
• Cap rate: 13.36%
• Cash-on-cash: 25.25%
• DSCR: 2.12
• GRM: 5.5

CMA / ARV

• ARV (median comp): $150,932
• List price: $120,000
• Delta: -20.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.56% rent growth · sell at horizon

5-year hold

• IRR: 20.4%
• Equity multiple: 1.85×
• Total profit: $28,477
• Equity at exit: $17,892

10-year hold

• IRR: 29.6%
• Equity multiple: 3.83×
• Total profit: $95,046
• Equity at exit: $10,375

Cash invested: $33,600 (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 24504

• Home prices YoY: -12.7%
• Rents YoY: 4.6%
• Active inventory: 105
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,833 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$62 /mo · $741/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $707

Break-even live

Break-even rent $938

Max offer price $120,000

Occupancy floor 56%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $120,000 Active 105 DOM
2. 2026-06-18
   days on market $120,000 Active 104 DOM
3. 2026-06-17
   days on market $120,000 Active 103 DOM
4. 2026-06-16
   days on market $120,000 Active 102 DOM
5. 2026-06-15
   days on market $120,000 Active 101 DOM
6. 2026-06-14
   days on market $120,000 Active 99 DOM
7. 2026-06-13
   days on market $120,000 Active 98 DOM
8. 2026-06-10
   days on market $120,000 Active 96 DOM
9. 2026-06-09
   days on market $120,000 Active 95 DOM
10. 2026-06-09
    price $120,000 Active 94 DOM
11. 2026-06-08
    days on market $130,000 Active 94 DOM
12. 2026-06-07
    days on market $130,000 Active 93 DOM
13. 2026-06-03
    days on market $130,000 Active 89 DOM
14. 2026-06-02
    days on market $130,000 Active 88 DOM
15. 2026-06-01
    days on market $130,000 Active 87 DOM
16. 2026-05-31
    days on market $130,000 Active 86 DOM
17. 2026-05-30
    days on market $130,000 Active 85 DOM
18. 2026-05-08
    price $130,000 334-char remark

    Show marketing remark (334 chars)

    Great investment property! Just needs some additional touches and updates. Two story house in the Heart of Lynchburg! Recently painted and updated bathroom and kitchen vinyl. Spacious rooms and original hardwood floors. Eat-in kitchen with washer & dryer hook ups off of the kitchen. A nice sized front porch to relax and enjoy!

19. 2026-03-06
    listed $149,000 Active 334-char remark

    Show marketing remark (334 chars)

    Great investment property! Just needs some additional touches and updates. Two story house in the Heart of Lynchburg! Recently painted and updated bathroom and kitchen vinyl. Spacious rooms and original hardwood floors. Eat-in kitchen with washer & dryer hook ups off of the kitchen. A nice sized front porch to relax and enjoy!

20. 2019-01-22
    soldstatus $26,000 426-char remark

    Show marketing remark (426 chars)

    Spacious home conveniently located near downtown Lynchburg. This home offers vinyl siding, hardwood floors, ceramic tiled kitchen, a main level den, and main level laundry room. Two generous upstairs bedrooms and another small room that would make a great nursery or office. Some new plumbing and electrical work has already been installed. With some TLC this could make a great family home or investment property! Call today!

21. 2018-05-15
    listed $29,900 426-char remark

    Show marketing remark (426 chars)

    Spacious home conveniently located near downtown Lynchburg. This home offers vinyl siding, hardwood floors, ceramic tiled kitchen, a main level den, and main level laundry room. Two generous upstairs bedrooms and another small room that would make a great nursery or office. Some new plumbing and electrical work has already been installed. With some TLC this could make a great family home or investment property! Call today!

22. 2015-05-06
    listed $59,900
23. 2015-01-30
    soldstatus $21,000
24. 2014-11-24
    listed $25,000
25. 2007-02-27
    soldstatus $81,000
26. 2001-08-03
    soldstatus $9,500

ⓘ 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: $741 · $62/mo
• Projected year-2 tax: $984 · $82/mo
• Expected delta: +$243/yr (+$20/mo · 32.8%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥102°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: $21,995
• − Mortgage interest: −$6,722
• − Property taxes: −$741
• − Insurance: −$600
• − Repairs & maintenance: −$1,760
• − Management: −$1,760
• − Depreciation: −$3,491
• Taxable income: $6,922
• Est. tax owed @ 24.0%: −$1,661
• After-tax cash flow: $6,822/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): 9,632
• Household income: $52,571
• Rent vs Own: 46.4% rent · 53.6% own
• Severe rent burden: 552.0

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 0.57)
• 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%

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

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

+1268.4% since first listed

9 events — show timeline

• 2026-05-08 Price Changed $130,000 LMLS
• 2026-03-06 Listed $149,000 LMLS
• 2019-01-22 Sold (MLS) $26,000 LMLS
• 2018-05-15 Listed $29,900 LMLS
• 2015-05-06 Listed $59,900 LMLS
• 2015-01-30 Sold (MLS) $21,000 LMLS
• 2014-11-24 Listed $25,000 LMLS
• 2007-02-27 Sold (Public Records) $81,000 Public Records
• 2001-08-03 Sold (Public Records) $9,500 Public Records

Property tax history

+12.1%/yr

Latest (2025): $741 · +96.8% YoY. Source: county tax records.