112 Federal St · Lynchburg, VA 24504

$45,000

2 bd · 2.0 ba · 1,856 sqft · SingleFamily public records · 34 Days on market

Built 1850 6,016 sqft lot $24/sqft · 77% below area

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.5/5.0
• Schools +4.0/10.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

With access from Federal St via a stamped concrete path and set way to the back of the lot, this historic property was originally an orphanage formed by Lucy Wilhelmina Norvell Otey in 1846. An addition was later added to the back of the building which was used as a kitchen and another large room. Due to extensive damage from previous owner's neglect the seller removed the front and back porches. The home is now ready for the next person to create an addition and/or floor plan of their choice! This property is NOT subject to Historic Preservation (HPC)rules. Have fun creatively restoring this unique and wonderful house in the Garland Hill/5th Street corridor of historic Lynchburg, Virginia!

Key facts

• Historic property
• Large room
• 6,016 sq ft lot

Tags

• STAMPED CONCRETE PATH
• HISTORIC PROPERTY
• ADDITION USED AS KITCHEN
• LARGE ROOM

Property features AI

Finance

• Other: Lot is approximately 0.1381 acres; Zoning: R3

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; 2 stories
• Construction: Brick construction
• Exterior features: Garden; Metal roof

Interior

• Heating & cooling: No heating listed
• Interior features: Fireplace (1)
• Laundry & utility: No laundry features specified

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $923 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.
• Cap rate 30.9% 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: Bedford Hills Elementary (math 37% / reading 57%, grade D-, #794 of 1,108 statewide, top 74%, 383 students, 98% 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: Rents rising fast (+4.6%/yr); 105 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $311 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $45k implies a 125% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1850 — 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 $43,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1850 — 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. 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.
6. 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.
7. 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: 3.40% ✓
• Cap rate: 30.90%
• Cash-on-cash: 87.88%
• DSCR: 4.91
• GRM: 2.4

CMA / ARV

• ARV (median comp): $273,468
• List price: $45,000
• Delta: -79.89%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
713 Polk St	0.43mi	3/2.0 (+1)	1,838 (-1%)	3mo	$105,000	$57	70
500 Amherst St	0.68mi	3/2.5 (+1)	1,854 (-0%)	2mo	$189,900	$102	59
722 Polk St	0.45mi	3/2.5 (+1)	1,803 (-3%)	12mo	$259,000	$144	58
1021 Harrison St	0.63mi	3/2.0 (+1)	1,942 (+5%)	2mo	$250,000	$129	56
100 Polk St	0.14mi	3/1.5 (+1)	1,643 (-12%)	14mo	$199,999	$122	56
816 Spring St	0.54mi	3/2.0 (+1)	2,030 (+9%)	1mo	$307,500	$151	53
508 Fillmore St	0.51mi	3/2.0 (+1)	1,632 (-12%)	2mo	$25,000	$15	49
850 Rivermont Ave	0.50mi	3/2.5 (+1)	1,706 (-8%)	9mo	$221,000	$130	49
614 7th St	0.39mi	3/3.0 (+1)	2,125 (+14%)	10mo	$297,000	$140	41
1109 Harrison St	0.68mi	3/1.0 (+1)	1,650 (-11%)	4mo	$265,000	$161	37
142 Waughs Landing Drive Lndg	0.75mi	3/2.5 (+1)	1,997 (+8%)	14mo	$520,000	$260	34
924 Cabell St	0.65mi	3/2.0 (+1)	1,579 (-15%)	13mo	$195,000	$123	29

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: 90.2%
• Equity multiple: 5.28×
• Total profit: $53,929
• Equity at exit: $6,710

10-year hold

• IRR: 93.5%
• Equity multiple: 11.56×
• Total profit: $133,018
• Equity at exit: $3,891

Cash invested: $12,600 (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: 2.4×

Monthly cashflow live

• Estimated rent: $1,532 high
• Mortgage (P&I): −$236
• Tax from tax record: −$33 /mo · $395/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $923

Break-even live

Break-even rent $364

Max offer price $45,000

Occupancy floor 35%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1009 4th St Apt 1 Lynchburg, VA	2.0	1.0	2607	$795	$0.30	44d	1	0.24mi
512 Polk St Lynchburg, VA	3.0	1.0	1340	$1,295	$0.97	21d	1	0.30mi
1008 8th St Lynchburg, VA	3.0	2.0	1316	$1,795	$1.36	21d	1	0.48mi
812 Taylor St Lynchburg, VA	3.0	2.0	1872	$1,950	$1.04	13d	1	0.55mi
1110 11th St Lynchburg, VA	3.0	1.5	2000	$1,450	$0.72	13d	1	0.70mi
209 Munford St Lynchburg, VA	3.0	2.5	1420	$1,497	$1.05	44d	1	0.78mi
1105 Fillmore St Unit B Lynchburg, VA	3.0	1.0	1300	$1,250	$0.96	44d	1	0.81mi
1316 Harrison St Lynchburg, VA	3.0	1.5	1535	$1,500	$0.98	44d	1	0.83mi
1415 Floyd St Lynchburg, VA	3.0	2.0	1300	$1,800	$1.38	21d	1	0.98mi
1521 Taylor St Lynchburg, VA	3.0	1.0	1337	$1,195	$0.89	21d	1	1.02mi
1500 Main St Lynchburg, VA	1.0–2.0	1.0	1182	$1,600	$1.35	13d	6	1.05mi
1514 Fillmore St Lynchburg, VA	3.0	2.5	1560	$1,800	$1.15	13d	1	1.06mi
1518 Fillmore St Lynchburg, VA	3.0	2.5	1560	$1,800	$1.15	13d	1	1.07mi
1308 16th St Lynchburg, VA	3.0	2.0	1380	$1,800	$1.30	13d	1	1.07mi
2202 Hollins Mill Rd Lynchburg, VA	3.0	1.0	1800	$1,400	$0.78	21d	1	1.20mi
403 Grove St Lynchburg, VA	3.0	2.0	1400	$1,600	$1.14	44d	1	1.23mi
2021 Rivermont Ave Unit A Lynchburg, VA	2.0	2.0	1700	$1,800	$1.06	21d	1	1.24mi
1014 Landon Ct Lynchburg, VA	3.0	2.5	2168	$2,495	$1.15	13d	1	1.40mi
710 Grady St Unit B Lynchburg, VA	2.0	1.0	1872	$795	$0.42	13d	1	1.43mi
320 Kenyon St Lynchburg, VA	3.0	2.0	1736	$1,595	$0.92	44d	1	1.50mi

Listing history 10 events

1. 2026-06-19
   pricedays on market $45,000 Active 34 DOM
2. 2026-06-18
   days on market $55,000 Active 33 DOM
3. 2026-06-17
   days on market $55,000 Active 32 DOM
4. 2026-06-17
   status $55,000 Active 31 DOM
5. 2026-06-01
   statusdays on market $55,000 Pending 31 DOM
6. 2026-05-31
   days on market $55,000 Active 30 DOM
7. 2026-05-30
   days on market $55,000 Active 29 DOM
8. 2026-05-01
   listed $55,000 Active 699-char remark
9. 2023-06-29
   soldstatus $20,000
10. 1997-07-08
    soldstatus $15,000

ⓘ 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: $395 · $33/mo
• Projected year-2 tax: $395 · $33/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 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: $18,386
• − Mortgage interest: −$2,521
• − Property taxes: −$395
• − Insurance: −$225
• − Repairs & maintenance: −$1,471
• − Management: −$1,471
• − Depreciation: −$1,309
• Taxable income: $10,994
• Est. tax owed @ 24.0%: −$2,639
• After-tax cash flow: $8,434/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

+266.7% since first listed

5 events — show timeline

• 2026-06-16 Relisted — LMLS
• 2026-06-01 Pending — LMLS
• 2026-05-01 Listed $55,000 LMLS
• 2023-06-29 Sold (Public Records) $20,000 Public Records
• 1997-07-08 Sold (Public Records) $15,000 Public Records

Property tax history

+8.7%/yr

Latest (2025): $395 · +179.1% YoY. Source: county tax records.