1011 Jackson St · Lynchburg, VA 24504

$165,000

2 bd · 2.5 ba · 2,093 sqft · SingleFamily public records · 28 Days on market

Built 1816 5,436 sqft lot $79/sqft · 22% below area Est $221k · 25% 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 +19.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• Livability +4.5/5.0
• 1% rule +4.1/10.0
• Schools +4.0/10.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This home offers solid potential with 3 level living, spacious rooms, and an unfinished basement. Located within a Historic District, this property offers significant renovation potential and investment opportunity. The three-bedroom, two-and-a-half-bathroom configuration provides a solid foundation for transformation. The historic designation adds lasting value and charm while offering unique possibilities for restoration. This represents an exceptional chance to create something special in a coveted location. Contact us today to arrange a viewing and discover this property's possibilities for yourself. This is a Fannie Mae HomePath property. First Time Buyers, complete the HomePath Ready

Key facts

• Historic designation
• Coveted location
• Renovation potential

Tags

• HISTORIC DESIGNATION
• COVETED LOCATION
• INVESTMENT OPPORTUNITY
• RENOVATION POTENTIAL

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; Three stories
• Construction: Wood siding; Shingle roof; Basement present
• Exterior features: Garden; Patio; Porch; Has view

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Flooring: Ceramic tile; Wood
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Heat pump; Zoned heating; Zoned cooling; Has heating and cooling
• Interior features: Fireplace in the living room; Walk-out basement
• Laundry & utility: Laundry closet on the upper level; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $182 ($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 $151k (8.7% below list).
• Recommended offer: $151k (8.7% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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); Heritage High (math 32% / reading 77%, grade C-, #281 of 319 statewide, top 90%, 1,073 students, 94% FRL) — zoned schools average 94% FRL vs 61% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.6%/yr); 105 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 45% 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 34% 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 $5k 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 28 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $34k; list at $165k implies a 378% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1816 — 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 $150,670 (8.7% below list)

Questions for the listing agent

1. Built in 1816 — 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: 0.91% ✗
• Cap rate: 7.62%
• Cash-on-cash: 4.72%
• DSCR: 1.21
• GRM: 9.1

CMA / ARV

• ARV (median comp): $220,926
• List price: $165,000
• Delta: -25.31%
• 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
915 11th St	0.03mi	3/2.5 (+1)	2,207 (+5%)	7mo	$220,000	$100	78
1021 Harrison St	0.12mi	3/2.0 (+1)	1,942 (-7%)	2mo	$250,000	$129	74
614 7th St	0.28mi	3/3.0 (+1)	2,125 (+2%)	10mo	$297,000	$140	70
1413 Monroe St St	0.30mi	3/2.5 (+1)	2,040 (-2%)	13mo	$260,000	$127	66
904 Wise St	0.23mi	3/2.5 (+1)	2,022 (-3%)	14mo	$174,900	$86	66
1301 Clay St	0.31mi	3/3.5 (+1)	2,038 (-3%)	11mo	$334,000	$164	63
612 Harrison St	0.30mi	3/3.5 (+1)	2,258 (+8%)	4mo	$195,000	$86	61
713 Polk St	0.22mi	3/2.0 (+1)	1,838 (-12%)	3mo	$105,000	$57	60
1603 Taylor St	0.44mi	3/1.5 (+1)	1,948 (-7%)	6mo	$90,500	$46	54
722 Polk St	0.19mi	3/2.5 (+1)	1,803 (-14%)	12mo	$259,000	$144	54
1204 Floyd St. St	0.31mi	3/2.0 (+1)	1,846 (-12%)	15mo	$229,900	$125	47
509 Franklin St St	0.58mi	3/2.0 (+1)	1,860 (-11%)	2mo	$180,000	$97	46

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: -7.4%
• Equity multiple: 0.72×
• Total profit: $-12,816
• Equity at exit: $24,602

10-year hold

• IRR: 3.8%
• Equity multiple: 1.30×
• Total profit: $13,686
• Equity at exit: $14,266

Cash invested: $46,200 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,507 high
• Mortgage (P&I): −$865
• Tax from tax record: −$74 /mo · $894/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $182

Break-even live

Break-even rent $1,277

Max offer price $165,000

Occupancy floor 83%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1110 11th St Lynchburg, VA	3.0	1.5	2000	$1,450	$0.72	13d	1	0.15mi
812 Taylor St Lynchburg, VA	3.0	2.0	1872	$1,950	$1.04	13d	1	0.20mi
1316 Harrison St Lynchburg, VA	3.0	1.5	1535	$1,500	$0.98	44d	1	0.27mi
1009 4th St Apt 1 Lynchburg, VA	2.0	1.0	2607	$795	$0.30	44d	1	0.46mi
1514 Fillmore St Lynchburg, VA	3.0	2.5	1560	$1,800	$1.15	13d	1	0.49mi
1518 Fillmore St Lynchburg, VA	3.0	2.5	1560	$1,800	$1.15	13d	1	0.50mi
1500 Main St Lynchburg, VA	1.0–2.0	1.0	1182	$1,600	$1.35	13d	6	0.60mi
209 Munford St Lynchburg, VA	3.0	2.5	1420	$1,497	$1.05	44d	1	0.87mi
403 Grove St Lynchburg, VA	3.0	2.0	1400	$1,600	$1.14	44d	1	0.99mi
710 Grady St Unit B Lynchburg, VA	2.0	1.0	1872	$795	$0.42	13d	1	1.02mi
320 Kenyon St Lynchburg, VA	3.0	2.0	1736	$1,595	$0.92	44d	1	1.22mi

Listing history 19 events

1. 2026-06-09
   status $165,000 Pending 28 DOM
2. 2026-06-08
   days on market $165,000 Active 28 DOM
3. 2026-06-07
   days on market $165,000 Active 27 DOM
4. 2026-06-03
   days on market $165,000 Active 23 DOM
5. 2026-06-02
   days on market $165,000 Active 22 DOM
6. 2026-06-01
   days on market $165,000 Active 21 DOM
7. 2026-05-31
   days on market $165,000 Active 20 DOM
8. 2026-05-30
   days on market $165,000 Active 19 DOM
9. 2026-05-10
   listed $165,000 Active 861-char remark
10. 2025-06-01
    status Pending
11. 2025-05-20
    price $165,000
12. 2025-04-30
    price $170,000
13. 2025-04-14
    price $180,000
14. 2025-03-23
    price $185,000
15. 2025-02-13
    status Active
16. 2025-01-17
    listed $195,000 Active
17. 2014-08-06
    listed $289,500
18. 2000-03-09
    soldstatus $34,500
19. 2000-02-09
    soldstatus $25,000

ⓘ 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: $894 · $74/mo
• Projected year-2 tax: $1,353 · $113/mo
• Expected delta: +$459/yr (+$38/mo · 51.4%)

ⓘ 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 3/10 Moderate
• 🌡 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: $18,080
• − Mortgage interest: −$9,243
• − Property taxes: −$894
• − Insurance: −$825
• − Repairs & maintenance: −$1,446
• − Management: −$1,446
• − Depreciation: −$4,800
• Taxable loss: −$574
• Est. tax savings @ 24.0%: +$138
• After-tax cash flow: $2,319/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

+560.0% since first listed

12 events — show timeline

• 2026-06-08 Pending — LMLS
• 2026-05-10 Listed $165,000 LMLS
• 2025-06-01 Pending — LMLS
• 2025-05-20 Price Changed $165,000 LMLS
• 2025-04-30 Price Changed $170,000 LMLS
• 2025-04-14 Price Changed $180,000 LMLS
• 2025-03-23 Price Changed $185,000 LMLS
• 2025-02-13 Relisted — LMLS
• 2025-01-17 Listed $195,000 LMLS
• 2014-08-06 Listed $289,500 LMLS
• 2000-03-09 Sold (Public Records) $34,500 Public Records
• 2000-02-09 Sold (Public Records) $25,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $894 · +41.0% YoY. Source: county tax records.