211 College Dr · Lynchburg, VA 24501

$127,900

2 bd · 1.0 ba · 697 sqft · SingleFamily · 60 Days on market

Built 1946 Good condition 6,312 sqft lot $184/sqft · 16% below area Est $153k · 16% under ↓ 2% since listing

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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 +15.0/30.0
• ARV discount +14.9/15.0
• DSCR +4.6/10.0
• Livability +4.5/5.0
• 1% rule +4.1/10.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Rent growth +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Attention investors or first time homebuyers! This affordable home is move in ready in a great location. Located right by the University of Lynchburg and close to Liberty this would make a great rental for students or faculty. Don't wait to schedule your showing!

Key facts

• Move in ready
• 6,312 sq ft lot
• Built 1946

Tags

• MOVE IN READY

Property features AI

Finance

• Other: Zoning: R2; Lot size approximately 0.1449 acres

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; 1 story
• Construction: Vinyl siding
• Exterior features: Shingle roof

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump (heating)
• Interior features: Electric water heater; Basement
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $128k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $40 ($478/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 $117k (8.6% below list).
• Recommended offer: $117k (8.6% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: 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); 221 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).
• This rent runs 33% of the median local income ($42k/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 $884 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.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($124k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1946 — 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 $116,927 (8.6% below list)

Questions for the listing agent

1. It's been on market 60 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 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.91% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.33%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (median comp): $153,047
• List price: $127,900
• Delta: -16.43%
• 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
511 Blue Ridge St	0.04mi	2/1.0	695 (-0%)	2mo	$123,000	$177	96
507 Blue Ridge St	0.04mi	2/1.0	691 (-1%)	2mo	$136,000	$197	95
202 Macon St	0.16mi	2/1.0	645 (-8%)	3mo	$125,000	$194	78
3211 Richmond St	0.32mi	2/1.0	755 (+8%)	2mo	$179,900	$238	69
623 Hood St	0.15mi	2/1.0	775 (+11%)	9mo	$143,000	$185	67
612 Thomas Rd	0.61mi	2/1.0	742 (+6%)	2mo	$105,000	$142	60
309 Newberne St	0.37mi	2/1.0	761 (+9%)	12mo	$180,000	$237	57
307 Hood St	0.18mi	2/1.0	799 (+15%)	14mo	$135,000	$169	55
718 Kenbridge Rd	0.70mi	2/1.0	742 (+6%)	3mo	$176,696	$238	54
3508 Joel St	0.46mi	2/1.0	786 (+13%)	8mo	$190,000	$242	51
702 Thomas Rd	0.73mi	2/1.0	741 (+6%)	15mo	$155,000	$209	43
1142 Stratford Rd	0.74mi	2/1.0	736 (+6%)	20mo	$174,900	$238	40

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: -16.3%
• Equity multiple: 0.43×
• Total profit: $-20,308
• Equity at exit: $19,070

10-year hold

• IRR: -11.6%
• Equity multiple: 0.36×
• Total profit: $-22,795
• Equity at exit: $11,058

Cash invested: $35,812 (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: 221
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,169 high
• Mortgage (P&I): −$671
• Tax est. 1.5%: −$160 /mo · $1,918/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $40

Break-even live

Break-even rent $1,119

Max offer price $127,900

Occupancy floor 92%

Sensitivity live

Price	-10% $128	-5% $84	+0% $40	+5% $-4	+10% $-49
Rent	-10% $-53	-5% $-6	+0% $40	+5% $86	+10% $132
Rate	-1.0pp $104	-0.5pp $72	base $40	+0.5pp $7	+1.0pp $-27

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: $31,975
• Closing costs: $3,837
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
202 Macon St Lynchburg, VA	2.0	1.0	645	$1,195	$1.85	46d	1	0.18mi
1218 Shirley Rd Lynchburg, VA	2.0	1.0	742	$950	$1.28	23d	1	0.57mi
2245 Landover Pl Lynchburg, VA	1.0–3.0	1.0–1.5	925	$870	$0.94	46d	2	0.79mi
2734 Fort Ave Lynchburg, VA	1.0–2.0	1.0–2.0	875	$1,450	$1.66	46d	1	1.01mi
1501 Granville St Unit B Lynchburg, VA	1.0	1.0	500	$1,200	$2.40	15d	1	1.37mi

Listing history 20 events

1. 2026-06-21
   days on market $127,900 Active 60 DOM
2. 2026-06-19
   days on market $127,900 Active 58 DOM
3. 2026-06-18
   days on market $127,900 Active 57 DOM
4. 2026-06-17
   days on market $127,900 Active 56 DOM
5. 2026-06-17
   remarks 263-char remark
6. 2026-06-17
   price $127,900 Active 55 DOM
7. 2026-06-16
   days on market $129,900 Active 55 DOM
8. 2026-06-15
   days on market $129,900 Active 54 DOM
9. 2026-06-14
   days on market $129,900 Active 52 DOM
10. 2026-06-13
    days on market $129,900 Active 51 DOM
11. 2026-06-10
    days on market $129,900 Active 49 DOM
12. 2026-06-09
    days on market $129,900 Active 48 DOM
13. 2026-06-08
    days on market $129,900 Active 47 DOM
14. 2026-06-07
    days on market $129,900 Active 46 DOM
15. 2026-06-03
    days on market $129,900 Active 42 DOM
16. 2026-06-02
    days on market $129,900 Active 41 DOM
17. 2026-06-01
    days on market $129,900 Active 40 DOM
18. 2026-05-31
    days on market $129,900 Active 39 DOM
19. 2026-05-30
    days on market $129,900 Active 38 DOM
20. 2026-04-22
    listed $129,900 Active 218-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $14,031
• − Mortgage interest: −$7,164
• − Property taxes: −$1,918
• − Insurance: −$640
• − Repairs & maintenance: −$1,122
• − Management: −$1,122
• − Depreciation: −$3,721
• Taxable loss: −$1,657
• Est. tax savings @ 24.0%: +$398
• After-tax cash flow: $876/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 · 12 photos

Good 80/100 Cosmetic rehab

This move-in ready home is in good condition with new updates throughout, making it an attractive investment for both resale and rental.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics.
• Both Refrigerator replacement — Improves kitchen functionality and appearance.
• Both Window treatments — Enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and property value.
• Both New flooring in bathrooms — Improves functionality and appearance in bathrooms.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Refrigerator replacement — Improves kitchen functionality and appearance. ↑
• Both Window treatments — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and property value. ↑
• Both New flooring in bathrooms — Improves functionality and appearance in bathrooms. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-1.5% since first listed

2 events — show timeline

• 2026-06-16 Price Changed $127,900 LMLS
• 2026-04-22 Listed $129,900 LMLS