1411 Radcliff Ave · Lynchburg, VA 24502

$189,900

3 bd · 1.0 ba · 1,020 sqft · SingleFamily public records · 30 Days on market

Built 1935 7,754 sqft lot $186/sqft · 11% above area Est $191k · at est.

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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).

• Cash flow +13.0/30.0
• ARV discount +7.8/15.0
• Livability +4.5/5.0
• Schools +4.0/10.0
• DSCR +3.9/10.0
• Rent growth +3.8/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

It's the perfect starter home. This 3 Bedroom home features loads of upgrades plus hardwood floors, newer heatpump, basement for storage/more living space and a 1 car garage. There's a rocking chair front porch, and a fenced rear yard that backs to woods for privacy. There's even an abundance of off street parking. The kitchen and bath were recently renovated. This home has the charm of an older home with the conveniences of today. The dry basement has loads of possibilities. The 12x10 laundry room is large enough for washing, folding, ironing etc, while the remainder of the unfinished basement is partitioned into several storage areas, office area and play room for the kids or man cave for dad.

Key facts

• Hvac
• Gas log fireplace
• Newer windows

Tags

• ROCKING CHAIR FRONT PORCH
• GAS LOG FIREPLACE
• UPDATED KITCHEN
• UPDATED BATHROOM
• NEWER WINDOWS
• HVAC

Property features AI

Exterior

• Parking: Attached garage; Paved off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Shingle roof
• Exterior features: Garden; Porch; Fenced yard; Workshop (other structure)

Interior

• Kitchen: Dishwasher; Electric range
• Flooring: Hardwood; Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump
• Interior features: Gas log fireplace (1 total); Full basement
• Laundry & utility: Laundry room in basement; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-10 ($-121/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (21.3% below list).
• Recommended offer: $150k (21.3% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Sheffield Elementary (math 42% / reading 52%, grade D-, #794 of 1,108 statewide, top 74%, 445 students, 91% FRL); Heritage High (math 32% / reading 77%, grade C-, #281 of 319 statewide, top 90%, 1,073 students, 94% FRL) — zoned schools average 92% FRL vs 61% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.1%/yr); 318 active listings in the ZIP; 18 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).

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 30 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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 $147k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,546 (21.3% 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 1935 — 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: 0.79% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.23%
• DSCR: 0.99
• GRM: 10.6

CMA / ARV

• ARV (median comp): $191,257
• List price: $189,900
• Delta: -0.71%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5027 Oxford St	0.33mi	3/1.0	1,000 (-2%)	0mo	$220,000	$220	81
1407 Radcliff Ave	0.02mi	2/1.0 (-1)	983 (-4%)	8mo	$184,000	$187	81
4708 Myrtle St	0.48mi	2/1.0 (-1)	1,012 (-1%)	3mo	$167,585	$166	69
1314 Harding St	0.18mi	3/1.0	1,135 (+11%)	7mo	$191,000	$168	67
717 Crestwood Cir	0.57mi	3/1.0	1,030 (+1%)	6mo	$220,000	$214	66
1416 Gates St St	0.17mi	2/1.0 (-1)	934 (-8%)	13mo	$179,900	$193	62
1512 Liggates Rd	0.36mi	3/1.0	933 (-8%)	10mo	$189,900	$204	61
1101 Toledo Ave	0.33mi	3/1.5	1,143 (+12%)	4mo	$150,000	$131	59
734 Crestwood Cir	0.61mi	2/2.0 (-1)	1,020 (0%)	11mo	$176,000	$173	53
4812 Windsor Ave	0.48mi	2/1.0 (-1)	922 (-10%)	7mo	$169,900	$184	51
4815 Myrtle St	0.56mi	2/1.0 (-1)	929 (-9%)	6mo	$184,000	$198	49
319 Oakridge Blvd	0.72mi	2/1.0 (-1)	1,162 (+14%)	2mo	$165,800	$143	36

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 · 5.11% rent growth · sell at horizon

5-year hold

• IRR: -14.6%
• Equity multiple: 0.47×
• Total profit: $-28,222
• Equity at exit: $28,315

10-year hold

• IRR: -3.0%
• Equity multiple: 0.78×
• Total profit: $-11,721
• Equity at exit: $16,419

Cash invested: $53,172 (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 24502

• Rents YoY: 5.1%
• Active inventory: 318
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,495 high
• Mortgage (P&I): −$996
• Tax from tax record: −$116 /mo · $1,398/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $-10

Break-even live

Break-even rent $1,508

Max offer price $188,125

Occupancy floor 96%

Sensitivity live

Price	-10% $97	-5% $44	+0% $-10	+5% $-64	+10% $-118
Rent	-10% $-128	-5% $-69	+0% $-10	+5% $49	+10% $108
Rate	-1.0pp $86	-0.5pp $38	base $-10	+0.5pp $-59	+1.0pp $-109

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1320 Saint Cloud Ave Lynchburg, VA	3.0	1.0	960	$1,550	$1.61	45d	1	0.31mi
4300 Tremont St Lynchburg, VA	3.0	1.0	1122	$1,200	$1.07	44d	1	0.39mi
4067 Fort Ave Unit 3 Lynchburg, VA	2.0	1.0	950	$995	$1.05	21d	1	0.45mi
1009 Lindsay St Lynchburg, VA	3.0	2.0	1050	$1,800	$1.71	44d	1	0.53mi
4607 Fairmont Ave Lynchburg, VA	3.0	1.0	1001	$1,650	$1.65	21d	1	0.68mi
5621 Killarney Pl Lynchburg, VA	3.0	1.0	1180	$1,575	$1.33	14d	1	0.80mi
4612 Greenwood Dr Lynchburg, VA	3.0	1.0	1257	$1,595	$1.27	21d	1	1.03mi
5900 Fort Ave Lynchburg, VA	3.0	3.0	1200	$1,595	$1.33	21d	1	1.06mi
5900 Fort Ave Lynchburg, VA	3.0	3.0	1221	$1,595	$1.31	44d	1	1.06mi
803 Mansfield Ave Lynchburg, VA	2.0	1.0	900	$1,300	$1.44	21d	1	1.11mi
106 Yeardley Ave Unit B Lynchburg, VA	3.0	1.0	1060	$895	$0.84	21d	1	1.14mi
4647 Ferncliff Dr Lynchburg, VA	2.0	2.0	1034	$1,800	$1.74	44d	1	1.19mi
1218 Shirley Rd Lynchburg, VA	2.0	1.0	742	$950	$1.28	21d	1	1.19mi
216 Kenyon St Lynchburg, VA	2.0	1.0	1114	$995	$0.89	44d	1	1.41mi
2920 Richmond St Lynchburg, VA	4.0	1.0	1472	$1,695	$1.15	21d	1	1.42mi
1625 Shaffer St Lynchburg, VA	2.0	1.0	895	$850	$0.95	44d	1	1.44mi
2734 Fort Ave Lynchburg, VA	1.0–2.0	1.0–2.0	875	$1,450	$1.66	44d	1	1.45mi
128 Montview Forest Dr Lynchburg, VA	2.0	1.0	946	$1,295	$1.37	44d	1	1.48mi

Listing history 21 events

1. 2026-06-19
   days on market $189,900 Active 30 DOM
2. 2026-06-18
   days on market $189,900 Active 29 DOM
3. 2026-06-17
   status $189,900 Active 28 DOM
4. 2026-06-13
   statusdays on market $189,900 Pending 28 DOM
5. 2026-06-10
   days on market $189,900 Active 27 DOM
6. 2026-06-09
   days on market $189,900 Active 26 DOM
7. 2026-06-08
   days on market $189,900 Active 25 DOM
8. 2026-06-07
   days on market $189,900 Active 24 DOM
9. 2026-06-03
   days on market $189,900 Active 20 DOM
10. 2026-06-02
    days on market $189,900 Active 19 DOM
11. 2026-06-01
    days on market $189,900 Active 18 DOM
12. 2026-05-31
    days on market $189,900 Active 17 DOM
13. 2026-05-30
    days on market $189,900 Active 16 DOM
14. 2026-05-13
    listed $189,900 Active 854-char remark
15. 2023-03-03
    soldstatus $147,000
16. 2014-10-15
    soldstatus $104,400 704-char remark

    Show marketing remark (704 chars)

    It's the perfect starter home. This 3 Bedroom home features loads of upgrades plus hardwood floors, newer heatpump, basement for storage/more living space and a 1 car garage. There's a rocking chair front porch, and a fenced rear yard that backs to woods for privacy. There's even an abundance of off street parking. The kitchen and bath were recently renovated. This home has the charm of an older home with the conveniences of today. The dry basement has loads of possibilities. The 12x10 laundry room is large enough for washing, folding, ironing etc, while the remainder of the unfinished basement is partitioned into several storage areas, office area and play room for the kids or man cave for dad.

17. 2014-10-15
    soldstatus $104,400

    Show marketing remark (704 chars)

    It's the perfect starter home. This 3 Bedroom home features loads of upgrades plus hardwood floors, newer heatpump, basement for storage/more living space and a 1 car garage. There's a rocking chair front porch, and a fenced rear yard that backs to woods for privacy. There's even an abundance of off street parking. The kitchen and bath were recently renovated. This home has the charm of an older home with the conveniences of today. The dry basement has loads of possibilities. The 12x10 laundry room is large enough for washing, folding, ironing etc, while the remainder of the unfinished basement is partitioned into several storage areas, office area and play room for the kids or man cave for dad.

18. 2013-09-21
    listed $105,900 704-char remark

    Show marketing remark (704 chars)

    It's the perfect starter home. This 3 Bedroom home features loads of upgrades plus hardwood floors, newer heatpump, basement for storage/more living space and a 1 car garage. There's a rocking chair front porch, and a fenced rear yard that backs to woods for privacy. There's even an abundance of off street parking. The kitchen and bath were recently renovated. This home has the charm of an older home with the conveniences of today. The dry basement has loads of possibilities. The 12x10 laundry room is large enough for washing, folding, ironing etc, while the remainder of the unfinished basement is partitioned into several storage areas, office area and play room for the kids or man cave for dad.

19. 2006-06-16
    soldstatus $102,900
20. 2004-05-07
    soldstatus $76,500
21. 2003-12-18
    soldstatus $72,000

ⓘ 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: $1,398 · $116/mo
• Projected year-2 tax: $1,557 · $130/mo
• Expected delta: +$159/yr (+$13/mo · 11.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $17,946
• − Mortgage interest: −$10,637
• − Property taxes: −$1,398
• − Insurance: −$950
• − Repairs & maintenance: −$1,436
• − Management: −$1,436
• − Depreciation: −$5,524
• Taxable loss: −$3,435
• Est. tax savings @ 24.0%: +$824
• After-tax cash flow: $704/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): 41,979
• Household income: $68,872
• Rent vs Own: 47.7% rent · 52.3% own
• Severe rent burden: 1774.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Black 19% Two or more races 6% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 2%
• Foreign-born: 6% · Canada, South Korea, United Kingdom
• Languages at home: 91% English-only · Spanish 4% Other Indo-European 1% Other Asian/Pacific 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: ▼ -222.79%
• Current HPI: 241.9041
• Rent YoY: ▲ 5.11%
• 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

+163.8% since first listed

10 events — show timeline

• 2026-06-17 Relisted — LMLS
• 2026-06-11 Pending — LMLS
• 2026-05-13 Listed $189,900 LMLS
• 2023-03-03 Sold (Public Records) $147,000 Public Records
• 2014-10-15 Sold (Public Records) $104,400 Public Records
• 2014-10-15 Sold (MLS) $104,400 LMLS
• 2013-09-21 Listed $105,900 LMLS
• 2006-06-16 Sold (Public Records) $102,900 Public Records
• 2004-05-07 Sold (Public Records) $76,500 Public Records
• 2003-12-18 Sold (Public Records) $72,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,398 · +17.1% YoY. Source: county tax records.