911 6th St · Lynchburg, VA 24504

$190,000

4 bd · 1.5 ba · 2,276 sqft · SingleFamily public records · 68 Days on market

Built 1817 6,212 sqft lot $83/sqft · 22% below area Est $236k · 19% 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 +17.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• Livability +4.5/5.0
• 1% rule +4.0/10.0
• 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

This historic home located in downtown Lynchburg has so many perks and is a blank canvas waiting for its next owners! It has two lots, a home, a carport, and a shed for the price of one! A serene lot, tucked back in the city, and in a prime location downtown. Enjoy original hardwood floors throughout the second and third floors. Every room has a fireplace! The kitchen on the ground floor has a large fireplace hearth that is the prominent feature. Enjoy a woodburning insert to heat the home throughout the winters.

Key facts

• Two lots
• Serene lot
• Shed

Tags

• HISTORIC HOME
• TWO LOTS
• CARPORT
• SHED
• SERENE LOT
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $135 ($2k/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 $171k (10.2% below list).
• Recommended offer: $171k (10.2% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 39% 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 $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 68 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago; this cycle's ask has dropped $35k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $71k; list at $190k implies a 167% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1817 — 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 $170,694 (10.2% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1817 — 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: 0.90% ✗
• Cap rate: 7.14%
• Cash-on-cash: 3.03%
• DSCR: 1.14
• GRM: 9.3

CMA / ARV

• ARV (median comp): $235,519
• List price: $190,000
• Delta: -19.33%
• 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
611 8th St	0.24mi	4/2.0	2,308 (+1%)	8mo	$29,900	$13	78
612 Harrison St	0.18mi	3/3.5 (-1)	2,258 (-1%)	4mo	$195,000	$86	74
914 Fillmore St	0.41mi	4/2.5	2,326 (+2%)	2mo	$25,000	$11	72
915 11th St	0.34mi	3/2.5 (-1)	2,207 (-3%)	7mo	$220,000	$100	64
119 Harrison St	0.33mi	3/2.0 (-1)	2,495 (+10%)	1mo	$120,000	$48	60
94 Jackson St	0.35mi	4/1.0	2,031 (-11%)	7mo	$56,000	$28	58
1021 Harrison St	0.36mi	3/2.0 (-1)	1,942 (-15%)	2mo	$250,000	$129	50
1015 Jackson St	0.33mi	3/2.5 (-1)	2,575 (+13%)	5mo	$268,000	$104	50
1502 Pierce St St	0.74mi	4/2.5	2,133 (-6%)	2mo	$269,000	$126	49
220 Chambers St	0.62mi	4/2.0	2,020 (-11%)	2mo	$245,000	$121	49
1503 Jackson St	0.64mi	4/3.0	2,608 (+15%)	5mo	$142,000	$54	36
1603 Taylor St	0.73mi	3/1.5 (-1)	1,948 (-14%)	6mo	$90,500	$46	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 · 4.56% rent growth · sell at horizon

5-year hold

• IRR: -9.9%
• Equity multiple: 0.63×
• Total profit: $-19,533
• Equity at exit: $28,330

10-year hold

• IRR: 1.4%
• Equity multiple: 1.10×
• Total profit: $5,408
• Equity at exit: $16,428

Cash invested: $53,200 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,707 high
• Mortgage (P&I): −$996
• Tax from tax record: −$138 /mo · $1,661/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $135

Break-even live

Break-even rent $1,537

Max offer price $190,000

Occupancy floor 87%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
812 Taylor St Lynchburg, VA	3.0	2.0	1872	$1,950	$1.04	13d	1	0.20mi
1110 11th St Lynchburg, VA	3.0	1.5	2000	$1,450	$0.72	13d	1	0.34mi
800 Pierce St Lynchburg, VA	4.0	1.0	1714	$1,295	$0.76	44d	1	0.40mi
1701 Grace St Lynchburg, VA	4.0	2.0	2173	$1,495	$0.69	13d	1	0.69mi
320 Kenyon St Lynchburg, VA	3.0	2.0	1736	$1,595	$0.92	44d	1	1.26mi
520 Elmwood Ave Lynchburg, VA	5.0	3.0	1800	$2,250	$1.25	44d	1	1.36mi

Listing history 23 events

1. 2026-06-19
   days on market $190,000 Active 68 DOM
2. 2026-06-18
   days on market $190,000 Active 67 DOM
3. 2026-06-17
   days on market $190,000 Active 66 DOM
4. 2026-06-17
   remarks 522-char remark
5. 2026-06-17
   price $190,000 Active 65 DOM
6. 2026-06-16
   days on market $199,000 Active 65 DOM
7. 2026-06-15
   days on market $199,000 Active 64 DOM
8. 2026-06-14
   days on market $199,000 Active 62 DOM
9. 2026-06-13
   days on market $199,000 Active 61 DOM
10. 2026-06-10
    statusdays on market $199,000 Active 59 DOM
11. 2026-05-11
    status Pending 518-char remark

    Show marketing remark (518 chars)

    This historic home located in downtown Lynchburg has so many perks and is a blank canvas waiting for its next owners! It has two lots, a home, a carport, and a shed for the price of one! A serene lot, tucked back in the city, and in a prime location downtown. Enjoy original hardwood floors throughout the second and third floors. Every room has a fireplace! The kitchen on the ground floor has a large fireplace hearth that is the prominent feature. Enjoy a woodburning insert to heat the home throughout the winters.

12. 2026-05-05
    price $199,000 518-char remark

    Show marketing remark (518 chars)

    This historic home located in downtown Lynchburg has so many perks and is a blank canvas waiting for its next owners! It has two lots, a home, a carport, and a shed for the price of one! A serene lot, tucked back in the city, and in a prime location downtown. Enjoy original hardwood floors throughout the second and third floors. Every room has a fireplace! The kitchen on the ground floor has a large fireplace hearth that is the prominent feature. Enjoy a woodburning insert to heat the home throughout the winters.

13. 2026-05-05
    price $211,750 518-char remark

    Show marketing remark (518 chars)

    This historic home located in downtown Lynchburg has so many perks and is a blank canvas waiting for its next owners! It has two lots, a home, a carport, and a shed for the price of one! A serene lot, tucked back in the city, and in a prime location downtown. Enjoy original hardwood floors throughout the second and third floors. Every room has a fireplace! The kitchen on the ground floor has a large fireplace hearth that is the prominent feature. Enjoy a woodburning insert to heat the home throughout the winters.

14. 2026-03-30
    price $218,250 518-char remark

    Show marketing remark (518 chars)

    This historic home located in downtown Lynchburg has so many perks and is a blank canvas waiting for its next owners! It has two lots, a home, a carport, and a shed for the price of one! A serene lot, tucked back in the city, and in a prime location downtown. Enjoy original hardwood floors throughout the second and third floors. Every room has a fireplace! The kitchen on the ground floor has a large fireplace hearth that is the prominent feature. Enjoy a woodburning insert to heat the home throughout the winters.

15. 2026-03-14
    listed $225,000 Active 518-char remark

    Show marketing remark (518 chars)

    This historic home located in downtown Lynchburg has so many perks and is a blank canvas waiting for its next owners! It has two lots, a home, a carport, and a shed for the price of one! A serene lot, tucked back in the city, and in a prime location downtown. Enjoy original hardwood floors throughout the second and third floors. Every room has a fireplace! The kitchen on the ground floor has a large fireplace hearth that is the prominent feature. Enjoy a woodburning insert to heat the home throughout the winters.

16. 2016-07-08
    soldstatus $71,100
17. 2016-07-07
    soldstatus $71,000 704-char remark

    Show marketing remark (704 chars)

    Two hundred year old home with the conveniences of modern living but yet the charm and character of its time period. Updates include central heating and air conditioning, replacement windows, Stainless kitchen appliances, updated bathrooms, updated electrical and plumbing. Nice size city lot with no immediate neighbors. Off street parking available on either side of the home. Located just minutes from all colleges, downtown shopping, restaurants, parks and bus lines. If you are in the market to own a piece of Lynchburg history this home my surprise you. Parcel ID 01001007 also goes with this property. This property is being sold in As Is condition. Inspections for buyers information are welcome.

18. 2016-06-09
    listed $68,900 704-char remark

    Show marketing remark (704 chars)

    Two hundred year old home with the conveniences of modern living but yet the charm and character of its time period. Updates include central heating and air conditioning, replacement windows, Stainless kitchen appliances, updated bathrooms, updated electrical and plumbing. Nice size city lot with no immediate neighbors. Off street parking available on either side of the home. Located just minutes from all colleges, downtown shopping, restaurants, parks and bus lines. If you are in the market to own a piece of Lynchburg history this home my surprise you. Parcel ID 01001007 also goes with this property. This property is being sold in As Is condition. Inspections for buyers information are welcome.

19. 2014-08-08
    soldstatus $42,000
20. 2011-12-09
    listed $40,000
21. 2008-04-18
    soldstatus $97,500
22. 2003-05-30
    soldstatus $5,900
23. 1998-12-15
    soldstatus $9,850

ⓘ 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: $1,661 · $138/mo
• Projected year-2 tax: $1,661 · $138/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $20,483
• − Mortgage interest: −$10,643
• − Property taxes: −$1,661
• − Insurance: −$950
• − Repairs & maintenance: −$1,639
• − Management: −$1,639
• − Depreciation: −$5,527
• Taxable loss: −$1,575
• Est. tax savings @ 24.0%: +$378
• After-tax cash flow: $1,993/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

+1920.3% since first listed

13 events — show timeline

• 2026-05-11 Pending — LMLS
• 2026-05-05 Price Changed $199,000 LMLS
• 2026-05-05 Price Changed $211,750 LMLS
• 2026-03-30 Price Changed $218,250 LMLS
• 2026-03-14 Listed $225,000 LMLS
• 2016-07-08 Sold (Public Records) $71,100 Public Records
• 2016-07-07 Sold (MLS) $71,000 LMLS
• 2016-06-09 Listed $68,900 LMLS
• 2014-08-08 Sold (MLS) $42,000 LMLS
• 2011-12-09 Listed $40,000 LMLS
• 2008-04-18 Sold (Public Records) $97,500 Public Records
• 2003-05-30 Sold (Public Records) $5,900 Public Records
• 1998-12-15 Sold (Public Records) $9,850 Public Records

Property tax history

+9.5%/yr

Latest (2025): $1,661 · +63.7% YoY. Source: county tax records.