3627 East Woodside Ave · Lynchburg, VA 24503

$259,000

5 bd · 2.5 ba · 2,683 sqft · SingleFamily public records · 6 Days on market

Built 1957 0.85 ac lot $97/sqft · 34% below area Est $395k · 34% under

---

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 +8.6/30.0
• Livability +4.5/5.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Absolutely gorgeous setting for this beautiful brick home with so much finished space. You'll LOVE the fabulous new kitchen with so many upgrades, and great appliances. GREAT foyer, open to the huge living room/formal dining room area. Steps from the driveway to the relaxing screened porch for enjoying morning coffee, evening meals, and with mature trees the yard is just a perfect backdrop. You'll LOVE the large bedrooms, with plenty of space for furniture. Lower level finished with second family room, bedroom/office, and play room/game room. Portion of the yard is even fenced, and the natural setting lends peacefulness and tranquility to all those who visit year. You could be lucky enough to call this house a HOME. Priced to SELL, call today for a private showing!

Key facts

• Flexible space
• Oversized yard
• Unfinished spaces

Tags

• QUIET DEAD-END STREET
• OVERSIZED YARD
• PRIVATE PARK-LIKE SETTING
• FLEXIBLE SPACE
• GENEROUS LIVING AREAS
• UNFINISHED SPACES

Property features AI

Exterior

• Parking: Concrete parking
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; Residential property
• Construction: Brick and vinyl siding exterior; Shingle roof; Above-grade finished area; Below-grade finished area
• Exterior features: Screened patio/porch; Workshop

Interior

• Kitchen: Dishwasher; Electric range; Oven; Microwave; Refrigerator; Disposal
• Flooring: Hardwood; Tile; Vinyl; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump; Zoned heating; Zoned cooling
• Interior features: Pantry; Storm windows; Two fireplaces
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $-223 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (15.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (28.7% below list).
• Recommended offer: $185k (28.7% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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: Linkhorne Elementary (math 22% / reading 47%, grade F, #966 of 1,108 statewide, top 89%, 409 students, 96% FRL); Linkhorne Middle (math 36% / reading 64%, grade C, #231 of 342 statewide, top 69%, 586 students, 95% FRL); E.C. Glass High (math 42% / reading 84%, grade B-, #223 of 319 statewide, top 70%, 1,325 students, 92% FRL) — zoned schools average 95% FRL vs 61% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 174 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $2k of loan paydown is wiped out by about $8k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $184,681 (28.7% 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 1957 — 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: 0.71% ✗
• Cap rate: 5.26%
• Cash-on-cash: -3.69%
• DSCR: 0.84
• GRM: 11.7

CMA / ARV

• ARV (median comp): $394,680
• List price: $259,000
• Delta: -34.38%
• 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
3627 East Woodside Ave	0.00mi	5/2.5	2,685 (+0%)	0mo	$280,000	$104	100
3504 Willow Lawn Dr	0.14mi	4/2.5 (-1)	2,620 (-2%)	8mo	$429,900	$164	78
3701 Sherwood Pl	0.22mi	4/2.0 (-1)	2,559 (-5%)	0mo	$384,000	$150	75
3464 Ivylink Pl	0.42mi	5/2.5	2,729 (+2%)	8mo	$470,000	$172	71
3432 Ivylink Pl	0.35mi	4/3.0 (-1)	2,805 (+4%)	2mo	$400,000	$143	68
3237 Downing Dr	0.61mi	5/3.0	2,672 (-0%)	6mo	$399,900	$150	63
2480 Link Rd	0.43mi	4/3.0 (-1)	2,456 (-8%)	2mo	$405,000	$165	58
3024 Cranehill Dr	0.61mi	5/2.5	2,850 (+6%)	8mo	$385,000	$135	55
2120 Surrey Pl	0.50mi	5/3.5	2,975 (+11%)	6mo	$450,000	$151	49
1520 Savoy Pl	0.74mi	4/3.0 (-1)	2,605 (-3%)	6mo	$345,000	$132	48
3211 Azalea Pl	0.64mi	4/2.5 (-1)	2,333 (-13%)	3mo	$400,000	$171	41
3300 Cranehill Dr	0.70mi	4/2.0 (-1)	2,319 (-14%)	1mo	$375,000	$162	37

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -22.5%
• Equity multiple: 0.22×
• Total profit: $-56,226
• Equity at exit: $38,618

10-year hold

• IRR: -16.8%
• Equity multiple: 0.07×
• Total profit: $-67,426
• Equity at exit: $22,394

Cash invested: $72,520 (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 24503

• Active inventory: 174
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,847 medium
• Mortgage (P&I): −$1,358
• Tax from tax record: −$216 /mo · $2,593/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $-223

Break-even live

Break-even rent $2,129

Max offer price $219,562

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2229 Taylor Farm Rd Lynchburg, VA	4.0	2.0	1869	$1,795	$0.96	21d	1	1.25mi

Listing history 7 events

1. 2026-05-18
   status Pending 932-char remark
2. 2026-05-12
   listed $259,000 Active 932-char remark
3. 2014-08-29
   soldstatus $168,500 776-char remark

   Show marketing remark (776 chars)

   Absolutely gorgeous setting for this beautiful brick home with so much finished space. You'll LOVE the fabulous new kitchen with so many upgrades, and great appliances. GREAT foyer, open to the huge living room/formal dining room area. Steps from the driveway to the relaxing screened porch for enjoying morning coffee, evening meals, and with mature trees the yard is just a perfect backdrop. You'll LOVE the large bedrooms, with plenty of space for furniture. Lower level finished with second family room, bedroom/office, and play room/game room. Portion of the yard is even fenced, and the natural setting lends peacefulness and tranquility to all those who visit year. You could be lucky enough to call this house a HOME. Priced to SELL, call today for a private showing!

4. 2014-08-28
   soldstatus $168,500
5. 2013-10-04
   listed $168,500 776-char remark

   Show marketing remark (776 chars)

   Absolutely gorgeous setting for this beautiful brick home with so much finished space. You'll LOVE the fabulous new kitchen with so many upgrades, and great appliances. GREAT foyer, open to the huge living room/formal dining room area. Steps from the driveway to the relaxing screened porch for enjoying morning coffee, evening meals, and with mature trees the yard is just a perfect backdrop. You'll LOVE the large bedrooms, with plenty of space for furniture. Lower level finished with second family room, bedroom/office, and play room/game room. Portion of the yard is even fenced, and the natural setting lends peacefulness and tranquility to all those who visit year. You could be lucky enough to call this house a HOME. Priced to SELL, call today for a private showing!

6. 2001-04-09
   soldstatus $128,000
7. 1996-03-13
   soldstatus $105,000

ⓘ 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: $2,593 · $216/mo
• Projected year-2 tax: $2,593 · $216/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥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: $22,162
• − Mortgage interest: −$14,508
• − Property taxes: −$2,593
• − Insurance: −$1,295
• − Repairs & maintenance: −$1,773
• − Management: −$1,773
• − Depreciation: −$7,535
• Taxable loss: −$7,315
• Est. tax savings @ 24.0%: +$1,756
• After-tax cash flow: $-923/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): 20,419
• Household income: $89,137
• Rent vs Own: 25.0% rent · 75.0% own
• Severe rent burden: 506.0

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 (79%)
• Race & ethnicity: White 79% Black 12% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Italian 4% Slovak 2% Lithuanian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 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: ▼ -220.75%
• Current HPI: 227.1443
• Rent YoY: —
• 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

+166.7% since first listed

8 events — show timeline

• 2026-06-12 Sold (MLS) $280,000 LMLS
• 2026-05-18 Pending — LMLS
• 2026-05-12 Listed $259,000 LMLS
• 2014-08-29 Sold (MLS) $168,500 LMLS
• 2014-08-28 Sold (Public Records) $168,500 Public Records
• 2013-10-04 Listed $168,500 LMLS
• 2001-04-09 Sold (Public Records) $128,000 Public Records
• 1996-03-13 Sold (Public Records) $105,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $2,593 · +6.9% YoY. Source: county tax records.