3220 Maryland Ave · Lynchburg, VA 24501

$175,000

3 bd · 1.0 ba · 1,340 sqft · SingleFamily public records · 87 Days on market

Built 1952 7,492 sqft lot $131/sqft · 7% above area Est $163k · 7% over

---

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 +15.1/30.0
• DSCR +4.6/10.0
• Livability +4.5/5.0
• ARV discount +4.1/15.0
• Schools +4.0/10.0
• 1% rule +3.3/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3 bedroom, 2 full bath home on a quiet street. Fresh paint throughout highlights refinished original hardwood floors and new LVP. The refreshed kitchen features crisp white cabinetry and flows into bright, welcoming living spaces. Enjoy the convenience of main-level laundry and abundant storage throughout the home. Major improvements include a basement renovation, new windows, and electrical and lighting updates. A new hot water heater was installed 02/2026, and the HVAC was recently serviced with a new thermostat added. The partial unfinished basement provides flexible storage space, while the lower-level bedroom offers its own exterior entrance - ideal for a home office, in-law suite, guest quarters, or potential rental space. Recently landscaped with a spacious, flat backyard, relaxing side deck, and personal driveway parking. Move-in ready with substantial system updates already completed. Schedule your showing before it's gone!

Key facts

• Basement renovation
• New foundation walls
• New lvp

Tags

• NEW LVP
• REFRESHED KITCHEN
• MAIN-LEVEL LAUNDRY
• ABUNDANT STORAGE
• BASEMENT RENOVATION
• NEW FOUNDATION WALLS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $57 ($679/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 $145k (17.2% below list).
• Recommended offer: $145k (17.2% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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 (+1.1%/yr); 216 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 41% 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 $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 87 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $128k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,920 (17.2% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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. 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?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.39%
• DSCR: 1.06
• GRM: 10.1

CMA / ARV

• ARV (median comp): $162,800
• List price: $175,000
• Delta: 7.49%
• 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
2117 Craig St St	0.10mi	3/2.0	1,360 (+2%)	7mo	$175,000	$129	83
2961 Triangle Pl	0.35mi	3/1.0	1,292 (-4%)	4mo	$73,650	$57	74
2020 Georgia Ave	0.31mi	3/1.0	1,328 (-1%)	12mo	$218,000	$164	74
1712 Arkansas Ave	0.52mi	3/1.0	1,344 (+0%)	3mo	$190,000	$141	73
2236 Easley Ave	0.31mi	3/2.0	1,331 (-1%)	11mo	$198,000	$149	71
2307 Cobbs St	0.51mi	3/1.0	1,425 (+6%)	6mo	$148,000	$104	61
1867 Seabury Ave	0.39mi	2/1.0 (-1)	1,200 (-10%)	2mo	$21,000	$18	58
3311 Campbell Ave Ave	0.20mi	4/2.0 (+1)	1,525 (+14%)	2mo	$207,000	$136	57
2212 Kings St	0.37mi	2/1.0 (-1)	1,247 (-7%)	12mo	$200,000	$160	56
3213 Campbell Ave	0.19mi	4/2.0 (+1)	1,524 (+14%)	12mo	$241,000	$158	49
1531 Augusta St. St	0.75mi	3/1.0	1,513 (+13%)	4mo	$192,000	$127	40
1732 Otey St	0.72mi	3/2.0	1,176 (-12%)	6mo	$90,000	$77	38

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: -16.0%
• Equity multiple: 0.44×
• Total profit: $-27,455
• Equity at exit: $26,093

10-year hold

• IRR: -11.0%
• Equity multiple: 0.39×
• Total profit: $-29,953
• Equity at exit: $15,131

Cash invested: $49,000 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,449 high
• Mortgage (P&I): −$918
• Tax from tax record: −$98 /mo · $1,172/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $57

Break-even live

Break-even rent $1,378

Max offer price $175,000

Occupancy floor 91%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2205 Mayflower Dr Lynchburg, VA	3.0	1.0	1500	$1,450	$0.97	21d	1	0.26mi
2518 Carter St Lynchburg, VA	3.0	2.0	1091	$1,500	$1.37	43d	1	0.53mi
2336 Aragon St Lynchburg, VA	2.0	1.0	1042	$995	$0.95	13d	1	0.99mi
2269 Aragon St Lynchburg, VA	3.0	2.0	1200	$1,695	$1.41	43d	1	1.03mi
1625 Shaffer St Lynchburg, VA	2.0	1.0	895	$850	$0.95	43d	1	1.04mi
710 Grady St Unit B Lynchburg, VA	2.0	1.0	1872	$795	$0.42	13d	1	1.10mi
1518 Fillmore St Lynchburg, VA	3.0	2.5	1560	$1,800	$1.15	13d	1	1.24mi
1308 16th St Lynchburg, VA	3.0	2.0	1380	$1,800	$1.30	13d	1	1.25mi
1514 Fillmore St Lynchburg, VA	3.0	2.5	1560	$1,800	$1.15	13d	1	1.25mi
1401 Kemper St Lynchburg, VA	2.0–3.0	2.0	1118	$1,167	$1.04	21d	6	1.29mi
2734 Fort Ave Lynchburg, VA	1.0–2.0	1.0–2.0	875	$1,450	$1.66	43d	1	1.31mi
1521 Taylor St Lynchburg, VA	3.0	1.0	1337	$1,195	$0.89	21d	1	1.32mi
1415 Floyd St Lynchburg, VA	3.0	2.0	1300	$1,800	$1.38	21d	1	1.33mi
1219 Pierce St Unit 1221 Lynchburg, VA	2.0	1.0	1168	$825	$0.71	13d	1	1.39mi
320 Kenyon St Lynchburg, VA	3.0	2.0	1736	$1,595	$0.92	43d	1	1.39mi
803 Mansfield Ave Lynchburg, VA	2.0	1.0	900	$1,300	$1.44	21d	1	1.49mi
1106 Pierce St Lynchburg, VA	3.0	2.0	1018	$875	$0.86	21d	1	1.49mi

Listing history 12 events

1. 2026-05-07
   price $175,000 955-char remark

   Show marketing remark (955 chars)

   Charming 3 bedroom, 2 full bath home on a quiet street. Fresh paint throughout highlights refinished original hardwood floors and new LVP. The refreshed kitchen features crisp white cabinetry and flows into bright, welcoming living spaces. Enjoy the convenience of main-level laundry and abundant storage throughout the home. Major improvements include a basement renovation, new windows, and electrical and lighting updates. A new hot water heater was installed 02/2026, and the HVAC was recently serviced with a new thermostat added. The partial unfinished basement provides flexible storage space, while the lower-level bedroom offers its own exterior entrance - ideal for a home office, in-law suite, guest quarters, or potential rental space. Recently landscaped with a spacious, flat backyard, relaxing side deck, and personal driveway parking. Move-in ready with substantial system updates already completed. Schedule your showing before it's gone!

2. 2026-04-16
   price $185,000 955-char remark

   Show marketing remark (955 chars)

   Charming 3 bedroom, 2 full bath home on a quiet street. Fresh paint throughout highlights refinished original hardwood floors and new LVP. The refreshed kitchen features crisp white cabinetry and flows into bright, welcoming living spaces. Enjoy the convenience of main-level laundry and abundant storage throughout the home. Major improvements include a basement renovation, new windows, and electrical and lighting updates. A new hot water heater was installed 02/2026, and the HVAC was recently serviced with a new thermostat added. The partial unfinished basement provides flexible storage space, while the lower-level bedroom offers its own exterior entrance - ideal for a home office, in-law suite, guest quarters, or potential rental space. Recently landscaped with a spacious, flat backyard, relaxing side deck, and personal driveway parking. Move-in ready with substantial system updates already completed. Schedule your showing before it's gone!

3. 2026-03-13
   price $190,000 955-char remark

   Show marketing remark (955 chars)

   Charming 3 bedroom, 2 full bath home on a quiet street. Fresh paint throughout highlights refinished original hardwood floors and new LVP. The refreshed kitchen features crisp white cabinetry and flows into bright, welcoming living spaces. Enjoy the convenience of main-level laundry and abundant storage throughout the home. Major improvements include a basement renovation, new windows, and electrical and lighting updates. A new hot water heater was installed 02/2026, and the HVAC was recently serviced with a new thermostat added. The partial unfinished basement provides flexible storage space, while the lower-level bedroom offers its own exterior entrance - ideal for a home office, in-law suite, guest quarters, or potential rental space. Recently landscaped with a spacious, flat backyard, relaxing side deck, and personal driveway parking. Move-in ready with substantial system updates already completed. Schedule your showing before it's gone!

4. 2026-03-03
   listed $200,000 Active 955-char remark

   Show marketing remark (955 chars)

   Charming 3 bedroom, 2 full bath home on a quiet street. Fresh paint throughout highlights refinished original hardwood floors and new LVP. The refreshed kitchen features crisp white cabinetry and flows into bright, welcoming living spaces. Enjoy the convenience of main-level laundry and abundant storage throughout the home. Major improvements include a basement renovation, new windows, and electrical and lighting updates. A new hot water heater was installed 02/2026, and the HVAC was recently serviced with a new thermostat added. The partial unfinished basement provides flexible storage space, while the lower-level bedroom offers its own exterior entrance - ideal for a home office, in-law suite, guest quarters, or potential rental space. Recently landscaped with a spacious, flat backyard, relaxing side deck, and personal driveway parking. Move-in ready with substantial system updates already completed. Schedule your showing before it's gone!

5. 2022-05-03
   soldstatus $128,000
6. 2022-04-29
   historical 367-char remark

   Show marketing remark (367 chars)

   This cozy 3BR, 2BA bungalow is move-in ready. Minutes from Liberty, U of Lynchburg, and Downtown. This home boasts a spacious living room, and eat-in kitchen, with bedrooms spaced out for privacy. Conveniently located laundry room and 2nd full bath has been recently added. All appliances convey. Could be great home or investment property. Dont miss out on this one!

7. 2022-04-29
   soldstatus $128,000 Closed 367-char remark

   Show marketing remark (367 chars)

   This cozy 3BR, 2BA bungalow is move-in ready. Minutes from Liberty, U of Lynchburg, and Downtown. This home boasts a spacious living room, and eat-in kitchen, with bedrooms spaced out for privacy. Conveniently located laundry room and 2nd full bath has been recently added. All appliances convey. Could be great home or investment property. Dont miss out on this one!

8. 2022-04-07
   historical 367-char remark

   Show marketing remark (367 chars)

   This cozy 3BR, 2BA bungalow is move-in ready. Minutes from Liberty, U of Lynchburg, and Downtown. This home boasts a spacious living room, and eat-in kitchen, with bedrooms spaced out for privacy. Conveniently located laundry room and 2nd full bath has been recently added. All appliances convey. Could be great home or investment property. Dont miss out on this one!

9. 2022-03-25
   listed $134,900 367-char remark

   Show marketing remark (367 chars)

   This cozy 3BR, 2BA bungalow is move-in ready. Minutes from Liberty, U of Lynchburg, and Downtown. This home boasts a spacious living room, and eat-in kitchen, with bedrooms spaced out for privacy. Conveniently located laundry room and 2nd full bath has been recently added. All appliances convey. Could be great home or investment property. Dont miss out on this one!

10. 2007-11-13
    soldstatus $65,000
11. 2007-09-12
    soldstatus $40,386
12. 2007-09-12
    soldstatus $47,500

ⓘ 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: $1,172 · $98/mo
• Projected year-2 tax: $1,435 · $120/mo
• Expected delta: +$263/yr (+$22/mo · 22.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 17 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: $17,390
• − Mortgage interest: −$9,803
• − Property taxes: −$1,172
• − Insurance: −$875
• − Repairs & maintenance: −$1,391
• − Management: −$1,391
• − Depreciation: −$5,091
• Taxable loss: −$2,332
• Est. tax savings @ 24.0%: +$560
• After-tax cash flow: $1,239/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

+333.3% since first listed

12 events — show timeline

• 2026-05-07 Price Changed $175,000 LMLS
• 2026-04-16 Price Changed $185,000 LMLS
• 2026-03-13 Price Changed $190,000 LMLS
• 2026-03-03 Listed $200,000 LMLS
• 2022-05-03 Sold (Public Records) $128,000 Public Records
• 2022-04-29 Delisted — LMLS
• 2022-04-29 Sold (MLS) $128,000 LMLS
• 2022-04-07 Delisted — LMLS
• 2022-03-25 Listed $134,900 LMLS
• 2007-11-13 Sold (Public Records) $65,000 Public Records
• 2007-09-12 Sold (Public Records) $47,500 Public Records
• 2007-09-12 Sold (Public Records) $40,386 Public Records

Property tax history

+4.5%/yr

Latest (2025): $1,172 · +24.3% YoY. Source: county tax records.