1520 Buchanan St · Lynchburg, VA 24501

$129,900

2 bd · 1.0 ba · 765 sqft · SingleFamily public records · 15 Days on market

Built 2002 2,352 sqft lot $170/sqft · 18% above area Est $110k · 18% over

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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 +16.7/30.0
• DSCR +5.2/10.0
• Livability +4.5/5.0
• Schools +4.0/10.0
• 1% rule +3.7/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming one-story home in Lynchburg! Boasting 2 cozy bedrooms and a beautifully updated bathroom, this residence is perfect for comfortable living. Step inside to discover stunning new LVP flooring that flows seamlessly throughout the space. The modern kitchen features brand-new appliances, making it a delight for any home chef. Enjoy fresh updates with new fixtures throughout and a crisp coat of interior paint that brightens every room. A new heat pump ensures year-round comfort. This home combines style and functionality, making it a perfect retreat. Don't miss the opportunity to make it yours! New Roof was just installed!

Key facts

• New heat pump
• New lvp flooring
• New fixtures

Tags

• NEW LVP FLOORING
• MODERN KITCHEN
• BRAND-NEW APPLIANCES
• NEW FIXTURES
• NEW HEAT PUMP
• NEW ROOF

Property features AI

Exterior

• Utilities: Public water; Public sewer; Cable available; Electric service
• Home design: Single-family residence; One story
• Construction: Vinyl siding
• Exterior features: Garden; Shingle roof

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating
• Interior features: Crawl space basement; Garden (exterior immediate feature noted in interior group)
• 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 $130k.

Deal economics

• At list price, monthly cash flow is $80 ($964/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 $114k (12.5% below list).
• Recommended offer: $114k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 472 units permitted in Lynchburg city in 2024 (240 in 5+ unit buildings).
• This rent runs 32% 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 $898 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

• It's been on market 15 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 2y 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

• 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 $113,608 (12.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.87% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.65%
• DSCR: 1.12
• GRM: 9.5

CMA / ARV

• ARV (median comp): $109,747
• List price: $129,900
• Delta: 27.47%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1107 14th St	0.36mi	2/1.0	768 (+0%)	0mo	$55,000	$72	82
1613 13th St	0.20mi	2/1.0	736 (-4%)	13mo	$138,000	$188	73
1504 Garfield Ave Ave	0.31mi	3/1.0 (+1)	757 (-1%)	12mo	$126,100	$167	69
1214 Pierce St. St	0.23mi	2/1.0	854 (+12%)	13mo	$104,900	$123	59
1698 Callaham St	0.63mi	2/1.0	756 (-1%)	13mo	$75,000	$99	58
1130 Tyree St	0.70mi	3/1.0 (+1)	792 (+4%)	0mo	$65,539	$83	56
2024 Poplar St	0.67mi	2/1.0	741 (-3%)	11mo	$115,000	$155	54
1506 Monroe St	0.37mi	2/1.0	825 (+8%)	19mo	$138,500	$168	54
2204 Preston St	0.71mi	2/1.0	750 (-2%)	15mo	$115,900	$155	52
707 Stuart St	0.72mi	2/1.0	822 (+8%)	6mo	$110,000	$134	49
2021 Rose Ln	0.73mi	2/1.0	835 (+9%)	13mo	$83,000	$99	40
2308 Marsh St St	0.57mi	2/1.0	875 (+14%)	18mo	$115,500	$132	34

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: -14.1%
• Equity multiple: 0.50×
• Total profit: $-18,041
• Equity at exit: $19,369

10-year hold

• IRR: -8.3%
• Equity multiple: 0.52×
• Total profit: $-17,463
• Equity at exit: $11,231

Cash invested: $36,372 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,136 high
• Mortgage (P&I): −$681
• Tax from tax record: −$82 /mo · $982/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $80

Break-even live

Break-even rent $1,034

Max offer price $129,900

Occupancy floor 88%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1401 Kemper St Lynchburg, VA	2.0–3.0	2.0	1118	$707	$0.63	21d	6	0.19mi
1106 Pierce St Lynchburg, VA	3.0	2.0	1018	$875	$0.86	21d	1	0.29mi
2336 Aragon St Lynchburg, VA	2.0	1.0	1042	$995	$0.95	13d	1	0.51mi
1810 Laurel St Lynchburg, VA	2.0	1.0	720	$995	$1.38	43d	1	0.52mi
900 Polk St Unit A Lynchburg, VA	3.0	1.0	1100	$895	$0.81	13d	1	0.61mi
2107 Park Ave Unit 4 Lynchburg, VA	2.0	1.0	800	$785	$0.98	13d	1	0.63mi
1625 Shaffer St Lynchburg, VA	2.0	1.0	895	$850	$0.95	43d	1	0.64mi
317 Grove St Unit A Lynchburg, VA	2.0	1.0	900	$895	$0.99	43d	1	0.69mi
318 Wadsworth St Lynchburg, VA	3.0	1.0	943	$995	$1.06	21d	1	0.71mi
2734 Fort Ave Lynchburg, VA	1.0–2.0	1.0–2.0	875	$1,450	$1.66	43d	1	0.71mi
2021 Rose Ln Lynchburg, VA	2.0	1.0	836	$1,095	$1.31	21d	1	0.71mi
1308 Clay St Apt 2 Lynchburg, VA	1.0	1.0	750	$995	$1.33	21d	1	0.75mi
905 Centerdale St Lynchburg, VA	2.0	1.0	780	$895	$1.15	13d	1	0.75mi
2518 Carter St Lynchburg, VA	3.0	2.0	1091	$1,500	$1.37	43d	1	0.76mi
1217 Church St Unit 210 Lynchburg, VA	1.0	1.0	635	$1,150	$1.81	13d	1	0.85mi
2205 Easley Ave Lynchburg, VA	2.0	2.0	870	$1,400	$1.61	43d	1	0.88mi
216 Kenyon St Lynchburg, VA	2.0	1.0	1114	$995	$0.89	43d	1	0.89mi
317 Polk St Lynchburg, VA	3.0	2.0	925	$1,650	$1.78	43d	1	0.91mi
1500 Main St Lynchburg, VA	1.0–2.0	1.0	1182	$1,600	$1.35	13d	6	0.91mi
801 Church St Unit 6 Lynchburg, VA	1.0	1.0	675	$1,200	$1.78	43d	1	0.97mi
801 Church St Unit 8 Lynchburg, VA	2.0	2.0	875	$1,850	$2.11	13d	1	0.97mi
1705 1st St Unit A Lynchburg, VA	2.0	1.0	1100	$1,395	$1.27	21d	1	0.99mi
51 11th St Lynchburg, VA	1.0	1.0	608	$1,295	$2.13	13d	1	1.05mi
803 Mansfield Ave Lynchburg, VA	2.0	1.0	900	$1,300	$1.44	21d	1	1.11mi
723 Jefferson St Lynchburg, VA	1.0	1.0	723	$1,095	$1.51	13d	1	1.14mi
612 Commerce St Lynchburg, VA	1.0–2.0	1.0–2.0	716	$1,250	$1.74	13d	2	1.16mi
106 Yeardley Ave Unit B Lynchburg, VA	3.0	1.0	1060	$895	$0.84	21d	1	1.20mi
2210 Haden St Lynchburg, VA	2.0	1.0	784	$1,050	$1.34	43d	1	1.31mi
2245 Landover Pl Lynchburg, VA	1.0–3.0	1.0–1.5	925	$870	$0.94	43d	2	1.38mi
202 Macon St Lynchburg, VA	2.0	1.0	645	$1,195	$1.85	43d	1	1.48mi

Listing history 44 events

1. 2026-06-19
   days on market $129,900 Active 15 DOM
2. 2026-06-18
   days on market $129,900 Active 14 DOM
3. 2026-06-17
   days on market $129,900 Active 13 DOM
4. 2026-06-16
   days on market $129,900 Active 12 DOM
5. 2026-06-15
   days on market $129,900 Active 11 DOM
6. 2026-06-14
   days on market $129,900 Active 9 DOM
7. 2026-06-13
   days on market $129,900 Active 8 DOM
8. 2026-06-10
   days on market $129,900 Active 6 DOM
9. 2026-06-09
   days on market $129,900 Active 5 DOM
10. 2026-06-08
    days on market $129,900 Active 4 DOM
11. 2026-06-07
    pricedays on marketlisting id $129,900 Active 3 DOM
12. 2026-06-03
    days on market $139,900 Active 48 DOM
13. 2026-06-02
    days on market $139,900 Active 47 DOM
14. 2026-06-01
    days on market $139,900 Active 46 DOM
15. 2026-05-31
    days on market $139,900 Active 45 DOM
16. 2026-05-30
    days on market $139,900 Active 44 DOM
17. 2026-04-16
    listed $139,900 Active 649-char remark
18. 2026-03-19
    price $149,900
19. 2026-01-31
    historical $1,135
20. 2026-01-29
    listed $159,900 Active
21. 2026-01-14
    listed $1,135
22. 2026-01-13
    historical $1,135
23. 2026-01-13
    listed $1,135
24. 2025-12-03
    historical $1,095
25. 2025-11-20
    listed $1,095
26. 2025-11-19
    historical $1,095
27. 2025-11-01
    listed $1,095
28. 2025-11-01
    historical $1,095
29. 2025-10-18
    listed $1,095
30. 2025-03-09
    historical $1,095
31. 2025-02-24
    listed $1,095
32. 2025-02-17
    historical $1,095
33. 2025-01-18
    historical $1,095
34. 2025-01-18
    listed $1,095
35. 2025-01-17
    soldstatus $149,875
36. 2025-01-15
    soldstatus $149,875 Closed
37. 2024-12-18
    listed $1,195
38. 2024-12-05
    status Pending
39. 2024-11-19
    status Active
40. 2024-10-17
    status Pending
41. 2024-10-14
    listed $119,900 Active
42. 2021-08-10
    soldstatus $40,000
43. 1992-09-23
    soldstatus $6,000
44. 1989-08-21
    soldstatus $5,000

ⓘ 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: $982 · $82/mo
• Projected year-2 tax: $1,065 · $89/mo
• Expected delta: +$83/yr (+$7/mo · 8.5%)

ⓘ 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 2/10 Low
• 🌡 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: $13,633
• − Mortgage interest: −$7,276
• − Property taxes: −$982
• − Insurance: −$650
• − Repairs & maintenance: −$1,091
• − Management: −$1,091
• − Depreciation: −$3,779
• Taxable loss: −$1,235
• Est. tax savings @ 24.0%: +$296
• After-tax cash flow: $1,260/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

+2498.0% since first listed

29 events — show timeline

• 2026-06-04 Listed $129,900 LMLS
• 2026-04-16 Listed $139,900 LMLS
• 2026-03-19 Price Changed $149,900 LMLS
• 2026-01-31 Rental Removed $1,135 ZUMPER1
• 2026-01-29 Listed $159,900 LMLS
• 2026-01-14 Listed for Rent $1,135 ZUMPER1
• 2026-01-13 Rental Removed $1,135 Avail
• 2026-01-13 Listed for Rent $1,135 Avail
• 2025-12-03 Rental Removed $1,095 Avail
• 2025-11-20 Listed for Rent $1,095 Avail
• 2025-11-19 Rental Removed $1,095 ZUMPER1
• 2025-11-01 Listed for Rent $1,095 ZUMPER1
• 2025-11-01 Rental Removed $1,095 Avail
• 2025-10-18 Listed for Rent $1,095 Avail
• 2025-03-09 Rental Removed $1,095 Avail
• 2025-02-24 Listed for Rent $1,095 Avail
• 2025-02-17 Rental Removed $1,095 Avail
• 2025-01-18 Rental Removed $1,095 APPFOLIO
• 2025-01-18 Listed for Rent $1,095 Avail
• 2025-01-17 Sold (Public Records) $149,875 Public Records
• 2025-01-15 Sold (MLS) $149,875 LMLS
• 2024-12-18 Listed for Rent $1,195 APPFOLIO
• 2024-12-05 Pending — LMLS
• 2024-11-19 Relisted — LMLS
• 2024-10-17 Pending — LMLS
• 2024-10-14 Listed $119,900 LMLS
• 2021-08-10 Sold (Public Records) $40,000 Public Records
• 1992-09-23 Sold (Public Records) $6,000 Public Records
• 1989-08-21 Sold (Public Records) $5,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $982 · +82.1% YoY. Source: county tax records.