310 Langhorne Ln · Lynchburg, VA 24501

$210,000

2 bd · 1.0 ba · 1,217 sqft · SingleFamily public records · 2 Days on market

Built 1948 0.38 ac lot $173/sqft · 53% above area Est $271k · 23% under

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Cash flow +6.4/30.0
• Livability +4.5/5.0
• Schools +4.0/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +0.8/10.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming home in the heart of Lynchburg! This adorable 3 bedroom, 2 bath home offers character and convenience. Inside you'll find hardwood floors, spacious rooms, replacement windows and a welcoming layout. The basement adds incredible flexibility with a laundry area, home office, and additional finished rooms ideal for guests, hobbies, or extra living space. A walk-up attic offers even more potential for future expansion. Outside, enjoy a large fenced backyard perfect for kids and pets, off-street parking, and a detached one car garage. Convenient to local colleges, shopping and dining.

Key facts

• Finished rooms
• Laundry area
• Walk-up attic

Tags

• HARDWOOD FLOORS
• REPLACEMENT WINDOWS
• LAUNDRY AREA
• HOME OFFICE
• FINISHED ROOMS
• WALK-UP ATTIC

Property features AI

Exterior

• Parking: 1 covered parking space
• Utilities: Has heating; Has cooling
• Home design: Residential property; Built in 1948
• Construction: Built in 1948
• Exterior features: 0.38 acre lot

Interior

• Bedrooms: 3 bedrooms total; 2 bedrooms on the main level
• Flooring: Concrete; Vinyl; Wood
• Bathrooms: 2 full bathrooms; 1 bathroom on the main level
• Heating & cooling: Heat pump (electric) cooling/heating; Forced air oil heating
• Interior features: 7 total rooms; Concrete, vinyl, and wood flooring; One fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-365 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (30.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (41.7% below list).
• Recommended offer: $122k (41.7% below list) — sets the bar for 1% rule.

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; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 35% 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 $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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1948 — 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 $122,336 (41.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1948 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.58% ✗
• Cap rate: 4.21%
• Cash-on-cash: -7.44%
• DSCR: 0.67
• GRM: 14.3

CMA / ARV

• ARV (median comp): $271,250
• List price: $210,000
• Delta: -22.58%
• 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
263 Bell St	0.14mi	2/1.0	1,322 (+9%)	2mo	$155,000	$117	78
801 Sommers St	0.43mi	2/1.0	1,240 (+2%)	4mo	$160,000	$129	74
3206 Memorial Ave	0.26mi	3/1.0 (+1)	1,212 (-0%)	11mo	$119,000	$98	73
319 Oakridge Blvd	0.40mi	2/1.0	1,162 (-4%)	2mo	$165,800	$143	72
211 Warren Ave Ave	0.21mi	3/1.0 (+1)	1,133 (-7%)	5mo	$175,000	$154	70
3201 Cary St	0.26mi	2/1.0	1,336 (+10%)	6mo	$187,900	$141	66
517 Eldon St	0.19mi	3/1.0 (+1)	1,336 (+10%)	9mo	$210,000	$157	63
3204 Richmond St	0.14mi	3/1.0 (+1)	1,380 (+13%)	11mo	$157,500	$114	57
423 Westover Blvd	0.24mi	3/2.0 (+1)	1,340 (+10%)	8mo	$251,500	$188	56
505 Thomas Rd Rd	0.47mi	2/1.0	1,087 (-11%)	6mo	$120,000	$110	56
609 Hood St	0.48mi	2/1.0	1,395 (+15%)	6mo	$169,900	$122	48
325 Saint Augustine St	0.63mi	3/1.0 (+1)	1,113 (-8%)	4mo	$189,900	$171	48

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: -31.2%
• Equity multiple: -0.01×
• Total profit: $-59,547
• Equity at exit: $31,312

10-year hold

• IRR: -44.5%
• Equity multiple: -0.54×
• Total profit: $-90,826
• Equity at exit: $18,157

Cash invested: $58,800 (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: 14.3×

Monthly cashflow live

• Estimated rent: $1,223 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$142 /mo · $1,709/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $-365

Break-even live

Break-even rent $1,685

Max offer price $145,578

Occupancy floor —

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Yeardley Ave Unit B Lynchburg, VA	3.0	1.0	1060	$895	$0.84	21d	1	0.23mi
803 Mansfield Ave Lynchburg, VA	2.0	1.0	900	$1,300	$1.44	21d	1	0.37mi
216 Kenyon St Lynchburg, VA	2.0	1.0	1114	$995	$0.89	43d	1	0.53mi
540 Monticello Ave Unit B Lynchburg, VA	2.0	1.0	900	$995	$1.11	21d	1	0.62mi
905 Centerdale St Lynchburg, VA	2.0	1.0	780	$895	$1.15	13d	1	0.67mi
4067 Fort Ave Unit 3 Lynchburg, VA	2.0	1.0	950	$995	$1.05	21d	1	0.67mi
2734 Fort Ave Lynchburg, VA	1.0–2.0	1.0–2.0	875	$1,450	$1.66	43d	1	0.72mi
1218 Shirley Rd Lynchburg, VA	2.0	1.0	742	$950	$1.28	21d	1	0.73mi
318 Wadsworth St Lynchburg, VA	3.0	1.0	943	$995	$1.06	21d	1	0.75mi
317 Grove St Unit A Lynchburg, VA	2.0	1.0	900	$895	$0.99	43d	1	0.77mi
4300 Tremont St Lynchburg, VA	3.0	1.0	1122	$1,200	$1.07	43d	1	0.78mi
403 Grove St Lynchburg, VA	3.0	2.0	1400	$1,600	$1.14	43d	1	0.80mi
1320 Saint Cloud Ave Lynchburg, VA	3.0	1.0	960	$1,550	$1.61	44d	1	0.88mi
1625 Shaffer St Lynchburg, VA	2.0	1.0	895	$850	$0.95	43d	1	0.92mi
1810 Broadway St #112 Lynchburg, VA	2.0	2.5	1210	$1,600	$1.32	43d	1	0.93mi
2107 Park Ave Unit 4 Lynchburg, VA	2.0	1.0	800	$785	$0.98	13d	1	0.95mi
2245 Landover Pl Lynchburg, VA	1.0–3.0	1.0–1.5	925	$870	$0.94	43d	2	0.96mi
4607 Fairmont Ave Lynchburg, VA	3.0	1.0	1001	$1,650	$1.65	21d	1	0.97mi
4612 Greenwood Dr Lynchburg, VA	3.0	1.0	1257	$1,595	$1.27	21d	1	1.00mi
2021 Rose Ln Lynchburg, VA	2.0	1.0	836	$1,095	$1.31	21d	1	1.04mi
2269 Aragon St Lynchburg, VA	3.0	2.0	1200	$1,695	$1.41	43d	1	1.04mi
2336 Aragon St Lynchburg, VA	2.0	1.0	1042	$995	$0.95	13d	1	1.05mi
2121 Langhorne Rd Unit 11041092SF 2BR/2BA Lynchburg, VA	2.0	2.0	1092	$1,495	$1.37	21d	1	1.07mi
2121 Langhorne Rd Unit 1103756SF 1BR/1BA Lynchburg, VA	1.0	1.0	756	$1,225	$1.62	21d	1	1.07mi
2121 Langhorne Rd Lynchburg, VA	1.0	1.0	983	$1,475	$1.50	43d	1	1.07mi
2121 Langhorne Rd Lynchburg, VA	2.0	2.0	1142	$1,575	$1.38	21d	1	1.07mi
4647 Ferncliff Dr Lynchburg, VA	2.0	2.0	1034	$1,800	$1.74	43d	1	1.08mi
209 Munford St Lynchburg, VA	3.0	2.5	1420	$1,497	$1.05	44d	1	1.16mi
1401 Kemper St Lynchburg, VA	2.0–3.0	2.0	1118	$707	$0.63	21d	6	1.25mi
1009 Lindsay St Lynchburg, VA	3.0	2.0	1050	$1,800	$1.71	43d	1	1.27mi
1705 1st St Unit A Lynchburg, VA	2.0	1.0	1100	$1,395	$1.27	21d	1	1.31mi
2518 Carter St Lynchburg, VA	3.0	2.0	1091	$1,500	$1.37	43d	1	1.38mi
1219 Pierce St Unit 1221 Lynchburg, VA	2.0	1.0	1168	$825	$0.71	13d	1	1.39mi
1106 Pierce St Lynchburg, VA	3.0	2.0	1018	$875	$0.86	21d	1	1.40mi
1400 Weeping Willow Dr Apt A Lynchburg, VA	1.0–3.0	1.0–2.0	1003	$1,286	$1.28	13d	12	1.42mi
1105 Fillmore St Unit B Lynchburg, VA	3.0	1.0	1300	$1,250	$0.96	43d	1	1.43mi

Listing history 13 events

1. 2026-05-03
   status Pending 595-char remark

   Show marketing remark (595 chars)

   Charming home in the heart of Lynchburg! This adorable 3 bedroom, 2 bath home offers character and convenience. Inside you'll find hardwood floors, spacious rooms, replacement windows and a welcoming layout. The basement adds incredible flexibility with a laundry area, home office, and additional finished rooms ideal for guests, hobbies, or extra living space. A walk-up attic offers even more potential for future expansion. Outside, enjoy a large fenced backyard perfect for kids and pets, off-street parking, and a detached one car garage. Convenient to local colleges, shopping and dining.

2. 2026-05-03
   status Pending 594-char remark

   Show marketing remark (595 chars)

   Charming home in the heart of Lynchburg! This adorable 3 bedroom, 2 bath home offers character and convenience. Inside you'll find hardwood floors, spacious rooms, replacement windows and a welcoming layout. The basement adds incredible flexibility with a laundry area, home office, and additional finished rooms ideal for guests, hobbies, or extra living space. A walk-up attic offers even more potential for future expansion. Outside, enjoy a large fenced backyard perfect for kids and pets, off-street parking, and a detached one car garage. Convenient to local colleges, shopping and dining.

3. 2026-04-29
   listed $210,000 Active 595-char remark

   Show marketing remark (595 chars)

   Charming home in the heart of Lynchburg! This adorable 3 bedroom, 2 bath home offers character and convenience. Inside you'll find hardwood floors, spacious rooms, replacement windows and a welcoming layout. The basement adds incredible flexibility with a laundry area, home office, and additional finished rooms ideal for guests, hobbies, or extra living space. A walk-up attic offers even more potential for future expansion. Outside, enjoy a large fenced backyard perfect for kids and pets, off-street parking, and a detached one car garage. Convenient to local colleges, shopping and dining.

4. 2026-04-28
   listed $210,000 Active 594-char remark
5. 2020-08-25
   soldstatus $139,100
6. 2020-08-24
   soldstatus $139,100

   Show marketing remark (338 chars)

   Adorable home in the heart of Lynchburg. 2 Bed/2 BA with an office, laundry and two additional finished rooms on lower level. Features a walk up attic that would be suitabe for extra living space. Large, fenced lot. Off street parking & a detached one car garage. Walking distance to University of Lynchburg. For Comp Purposes Only.

7. 2020-07-02
   listed $135,000

   Show marketing remark (338 chars)

   Adorable home in the heart of Lynchburg. 2 Bed/2 BA with an office, laundry and two additional finished rooms on lower level. Features a walk up attic that would be suitabe for extra living space. Large, fenced lot. Off street parking & a detached one car garage. Walking distance to University of Lynchburg. For Comp Purposes Only.

8. 2017-08-11
   soldstatus $117,500
9. 2017-03-27
   listed $117,500
10. 2014-07-28
    soldstatus $116,000
11. 2014-07-25
    soldstatus $116,000
12. 2014-05-06
    listed $119,900
13. 1996-07-01
    soldstatus $60,400

ⓘ 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: $1,709 · $142/mo
• Projected year-2 tax: $1,722 · $144/mo
• Expected delta: +$13/yr (+$1/mo · 0.8%)

ⓘ 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 ≥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: $14,680
• − Mortgage interest: −$11,763
• − Property taxes: −$1,709
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,174
• − Management: −$1,174
• − Depreciation: −$6,109
• Taxable loss: −$8,299
• Est. tax savings @ 24.0%: +$1,992
• After-tax cash flow: $-2,384/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

+239.4% since first listed

15 events — show timeline

• 2026-06-11 Sold (MLS) $205,000 LMLS
• 2026-06-11 Sold (MLS) $205,000 MLSRV
• 2026-05-03 Pending — LMLS
• 2026-05-03 Pending — MLSRV
• 2026-04-29 Listed $210,000 LMLS
• 2026-04-28 Listed $210,000 MLSRV
• 2020-08-25 Sold (Public Records) $139,100 Public Records
• 2020-08-24 Sold (MLS) $139,100 LMLS
• 2020-07-02 Listed $135,000 LMLS
• 2017-08-11 Sold (MLS) $117,500 LMLS
• 2017-03-27 Listed $117,500 LMLS
• 2014-07-28 Sold (Public Records) $116,000 Public Records
• 2014-07-25 Sold (MLS) $116,000 LMLS
• 2014-05-06 Listed $119,900 LMLS
• 1996-07-01 Sold (Public Records) $60,400 Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,709 · +2.4% YoY. Source: county tax records.