2825 Triangle Pl · Lynchburg, VA 24501

$120,000

2 bd · 1.0 ba · 1,169 sqft · SingleFamily public records · 4 Days on market

Built 1926 7,248 sqft lot $103/sqft · 13% below area Est $137k · 13% under

---

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 +24.8/30.0
• ARV discount +13.2/15.0
• DSCR +8.0/10.0
• 1% rule +5.4/10.0
• Livability +4.5/5.0
• Schools +4.0/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This cute bungalow is already set up for section 8 housing as a rental, architectural charm, updated bathroom, hardwood floors, wonderful layout, spacious kitchen, sweet front porch, and large room sizes. Partial basement exterior entrance for storage. Close to downtown Lynchburg! Tenant occupied, 24 hour notice to show. Home being sold where is as is, seller will make no repairs.

Key facts

• Front porch
• Partial basement
• Large kitchen

Tags

• HARDWOOD FLOORS
• UPDATED BATHROOM
• LARGE KITCHEN
• FRONT PORCH
• PARTIAL BASEMENT
• EXTERIOR ENTRANCE

Property features AI

Exterior

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

Interior

• Kitchen: Refrigerator; Oven
• Flooring: Hardwood; Laminate; Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump
• Interior features: Fireplace (1); Partial basement
• Laundry & utility: Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $254 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 8.8% 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.
• Zoned schools: Sandusky Middle (math 29% / reading 52%, grade F, #303 of 342 statewide, top 89%, 568 students, 96% FRL); Heritage High (math 32% / reading 77%, grade C-, #281 of 319 statewide, top 90%, 1,073 students, 94% FRL) — zoned schools average 95% FRL vs 61% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.1%/yr); 216 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y 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.
• Current owner paid $67k; list at $120k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,000

Questions for the listing agent

1. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.04% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.06%
• DSCR: 1.40
• GRM: 8.0

CMA / ARV

• ARV (median comp): $137,269
• List price: $120,000
• Delta: -12.58%
• 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
2825 Triangle Pl	0.00mi	2/1.0	1,169 (0%)	0mo	$110,000	$94	100
1867 Seabury Ave	0.08mi	2/1.0	1,200 (+3%)	2mo	$21,000	$18	90
1732 Otey St	0.30mi	3/2.0 (+1)	1,176 (+1%)	6mo	$90,000	$77	71
2961 Triangle Pl	0.07mi	3/1.0 (+1)	1,292 (+10%)	4mo	$73,650	$57	71
2337 Mosby Ave	0.21mi	2/1.0	1,022 (-13%)	8mo	$173,000	$169	62
2809 Herbert St	0.08mi	2/2.0	1,000 (-14%)	8mo	$198,500	$199	62
2518 Carter St	0.36mi	3/2.0 (+1)	1,091 (-7%)	2mo	$187,400	$172	61
1534 Otey St. St	0.35mi	2/1.0	1,031 (-12%)	7mo	$169,900	$165	58
2207 Craig St	0.55mi	3/1.0 (+1)	1,086 (-7%)	2mo	$141,200	$130	56
3020 Lennox St	0.63mi	2/2.0	1,043 (-11%)	1mo	$105,000	$101	47
2346 Aragon St	0.74mi	2/1.0	1,048 (-10%)	3mo	$139,000	$133	46
1712 Arkansas Ave	0.59mi	3/1.0 (+1)	1,344 (+15%)	3mo	$190,000	$141	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: -4.6%
• Equity multiple: 0.83×
• Total profit: $-5,612
• Equity at exit: $17,892

10-year hold

• IRR: 3.0%
• Equity multiple: 1.20×
• Total profit: $6,732
• 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 24501

• Rents YoY: 1.1%
• Active inventory: 216
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,248 high
• Mortgage (P&I): −$629
• Tax from tax record: −$53 /mo · $633/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $254

Break-even live

Break-even rent $927

Max offer price $120,000

Occupancy floor 75%

Sensitivity live

Price	-10% $322	-5% $288	+0% $254	+5% $220	+10% $186
Rent	-10% $155	-5% $204	+0% $254	+5% $303	+10% $352
Rate	-1.0pp $314	-0.5pp $284	base $254	+0.5pp $223	+1.0pp $191

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: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2205 Easley Ave Lynchburg, VA	2.0	2.0	870	$1,400	$1.61	44d	1	0.18mi
2518 Carter St Lynchburg, VA	3.0	2.0	1091	$1,500	$1.37	44d	1	0.38mi
2210 Haden St Lynchburg, VA	2.0	1.0	784	$1,050	$1.34	44d	1	0.52mi
2205 Mayflower Dr Lynchburg, VA	3.0	1.0	1500	$1,450	$0.97	22d	1	0.63mi
2336 Aragon St Lynchburg, VA	2.0	1.0	1042	$995	$0.95	14d	1	0.75mi
2269 Aragon St Lynchburg, VA	3.0	2.0	1200	$1,695	$1.41	44d	1	0.79mi
8 Parkwood Ave Unit A Lynchburg, VA	2.0	1.0	840	$895	$1.07	14d	1	0.84mi
1308 16th St Lynchburg, VA	3.0	2.0	1380	$1,800	$1.30	14d	1	0.85mi
1625 Shaffer St Lynchburg, VA	2.0	1.0	895	$850	$0.95	44d	1	0.86mi
1521 Taylor St Lynchburg, VA	3.0	1.0	1337	$1,195	$0.89	22d	1	0.91mi
1415 Floyd St Lynchburg, VA	3.0	2.0	1300	$1,800	$1.38	22d	1	0.93mi
1401 Kemper St Lynchburg, VA	2.0–3.0	2.0	1118	$707	$0.63	22d	6	0.95mi
1219 Pierce St Unit 1221 Lynchburg, VA	2.0	1.0	1168	$825	$0.71	14d	1	1.01mi
1810 Laurel St Lynchburg, VA	2.0	1.0	720	$995	$1.38	44d	1	1.03mi
2734 Fort Ave Lynchburg, VA	1.0–2.0	1.0–2.0	875	$1,450	$1.66	44d	1	1.11mi
1106 Pierce St Lynchburg, VA	3.0	2.0	1018	$875	$0.86	22d	1	1.12mi
1105 Fillmore St Unit B Lynchburg, VA	3.0	1.0	1300	$1,250	$0.96	44d	1	1.13mi
905 Centerdale St Lynchburg, VA	2.0	1.0	780	$895	$1.15	14d	1	1.23mi
403 Grove St Lynchburg, VA	3.0	2.0	1400	$1,600	$1.14	44d	1	1.25mi
318 Wadsworth St Lynchburg, VA	3.0	1.0	943	$995	$1.06	22d	1	1.28mi
317 Grove St Unit A Lynchburg, VA	2.0	1.0	900	$895	$0.99	44d	1	1.29mi
1308 Clay St Apt 2 Lynchburg, VA	1.0	1.0	750	$995	$1.33	22d	1	1.32mi
216 Kenyon St Lynchburg, VA	2.0	1.0	1114	$995	$0.89	44d	1	1.33mi
2107 Park Ave Unit 4 Lynchburg, VA	2.0	1.0	800	$785	$0.98	14d	1	1.33mi
1500 Main St Lynchburg, VA	1.0–2.0	1.0	1182	$1,600	$1.35	14d	6	1.34mi
900 Polk St Unit A Lynchburg, VA	3.0	1.0	1100	$895	$0.81	14d	1	1.38mi
803 Mansfield Ave Lynchburg, VA	2.0	1.0	900	$1,300	$1.44	22d	1	1.39mi
1008 8th St Lynchburg, VA	3.0	2.0	1316	$1,795	$1.36	22d	1	1.43mi
2021 Rose Ln Lynchburg, VA	2.0	1.0	836	$1,095	$1.31	22d	1	1.46mi

Listing history 6 events

1. 2026-05-15
   listed $120,000 Active 414-char remark
2. 2021-02-24
   soldstatus $67,000
3. 2021-02-23
   soldstatus $67,000

   Show marketing remark (383 chars)

   This cute bungalow is already set up for section 8 housing as a rental, architectural charm, updated bathroom, hardwood floors, wonderful layout, spacious kitchen, sweet front porch, and large room sizes. Partial basement exterior entrance for storage. Close to downtown Lynchburg! Tenant occupied, 24 hour notice to show. Home being sold where is as is, seller will make no repairs.

4. 2020-12-02
   listed $71,900

   Show marketing remark (383 chars)

   This cute bungalow is already set up for section 8 housing as a rental, architectural charm, updated bathroom, hardwood floors, wonderful layout, spacious kitchen, sweet front porch, and large room sizes. Partial basement exterior entrance for storage. Close to downtown Lynchburg! Tenant occupied, 24 hour notice to show. Home being sold where is as is, seller will make no repairs.

5. 2018-07-05
   listed $72,500
6. 2005-02-08
   soldstatus $50,000

ⓘ 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: $633 · $53/mo
• Projected year-2 tax: $984 · $82/mo
• Expected delta: +$351/yr (+$29/mo · 55.4%)

ⓘ 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 5/10 Major 7 d/yr ≥101°F today · 16 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: $14,973
• − Mortgage interest: −$6,722
• − Property taxes: −$633
• − Insurance: −$600
• − Repairs & maintenance: −$1,198
• − Management: −$1,198
• − Depreciation: −$3,491
• Taxable income: $1,131
• Est. tax owed @ 24.0%: −$271
• After-tax cash flow: $2,772/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

+140.0% since first listed

7 events — show timeline

• 2026-05-19 Pending — LMLS
• 2026-05-15 Listed $120,000 LMLS
• 2021-02-24 Sold (Public Records) $67,000 Public Records
• 2021-02-23 Sold (MLS) $67,000 LMLS
• 2020-12-02 Listed $71,900 LMLS
• 2018-07-05 Listed $72,500 LMLS
• 2005-02-08 Sold (Public Records) $50,000 Public Records

Property tax history

-1.8%/yr

Latest (2025): $633 · -0.7% YoY. Source: county tax records.