1424 Augusta St · Lynchburg, VA 24501

$159,900

3 bd · 1.0 ba · 2,128 sqft · SingleFamily public records · 53 Days on market

Built 1959 0.26 ac lot $75/sqft · 25% below area Est $175k · 9% 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 +22.5/30.0
• ARV discount +11.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.1/10.0
• Livability +4.5/5.0
• Schools +4.0/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Solid brick ranch style home on just over a quarter acre lot in Washington Heights. Zoned R3, you can easily make this in to a duplex and easily generate $2400/mo in rental income. And the two most expensive components, the roof and the heat pump, have both been replaced in the last 5 years.

Key facts

• Quarter acre lot
• Zoned r3
• Replaced roof

Tags

• BRICK RANCH STYLE HOME
• QUARTER ACRE LOT
• ZONED R3
• DUPLEX POTENTIAL
• RENTAL INCOME
• REPLACED ROOF

Property features AI

Exterior

• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; Residential property; 1 story
• Construction: Brick construction
• Exterior features: Shingle roof

Interior

• Kitchen: Electric water heater
• Bedrooms: 1 story home
• Flooring: Hardwood; Vinyl; Wood
• Heating & cooling: Heat pump; Has heating
• Interior features: Finished full walk-out basement; Workshop
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: 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; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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).
• At $1,607/mo this rent would consume 46% of the median local household income ($42k/yr) (locally 1717% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 53 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 22y 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 $75k; list at $160k implies a 113% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 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 1959 — 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: 1.01% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.23%
• DSCR: 1.32
• GRM: 8.3

CMA / ARV

• ARV (median comp): $175,379
• List price: $159,900
• Delta: -8.83%
• 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
1434 Augusta St	0.02mi	3/2.0	1,976 (-7%)	2mo	$182,000	$92	82
1730 Otey St	0.23mi	4/3.0 (+1)	2,048 (-4%)	12mo	$204,000	$100	60
1822 Pocahontas St	0.45mi	2/1.5 (-1)	1,906 (-10%)	2mo	$195,000	$102	53
1717 Otey St	0.21mi	4/2.0 (+1)	1,936 (-9%)	17mo	$200,000	$103	52
1212 Virginia St	0.22mi	3/2.0	1,887 (-11%)	18mo	$57,000	$30	51
1603 Taylor St	0.66mi	3/1.5	1,948 (-8%)	6mo	$90,500	$46	48
2611 Dudley St	0.66mi	4/2.5 (+1)	2,086 (-2%)	14mo	$255,000	$122	43
509 Franklin St St	0.67mi	3/2.0	1,860 (-13%)	2mo	$180,000	$97	42
2326 Cobbs St	0.64mi	4/2.5 (+1)	1,920 (-10%)	5mo	$240,000	$125	39
1516 Polk St	0.72mi	3/1.0	1,983 (-7%)	20mo	$169,900	$86	38
1602 Fillmore St	0.68mi	3/1.5	1,976 (-7%)	20mo	$50,000	$25	38
1011 16th Street St	0.70mi	4/1.5 (+1)	1,856 (-13%)	13mo	$235,000	$127	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 · 1.15% rent growth · sell at horizon

5-year hold

• IRR: -7.2%
• Equity multiple: 0.74×
• Total profit: $-11,708
• Equity at exit: $23,842

10-year hold

• IRR: 0.1%
• Equity multiple: 1.00×
• Total profit: $150
• Equity at exit: $13,825

Cash invested: $44,772 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,607 high
• Mortgage (P&I): −$839
• Tax from tax record: −$95 /mo · $1,138/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $270

Break-even live

Break-even rent $1,266

Max offer price $159,900

Occupancy floor 78%

Sensitivity live

Price	-10% $360	-5% $315	+0% $270	+5% $225	+10% $179
Rent	-10% $143	-5% $206	+0% $270	+5% $333	+10% $397
Rate	-1.0pp $350	-0.5pp $310	base $270	+0.5pp $228	+1.0pp $186

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1701 Grace St Lynchburg, VA	4.0	2.0	2173	$1,495	$0.69	14d	1	0.64mi
1518 Fillmore St Lynchburg, VA	3.0	2.5	1560	$1,800	$1.15	14d	1	0.69mi
1514 Fillmore St Lynchburg, VA	3.0	2.5	1560	$1,800	$1.15	14d	1	0.70mi
1316 Harrison St Lynchburg, VA	3.0	1.5	1535	$1,500	$0.98	44d	1	0.89mi
1500 Main St Lynchburg, VA	1.0–2.0	1.0	1182	$1,600	$1.35	14d	6	0.93mi
2205 Mayflower Dr Lynchburg, VA	3.0	1.0	1500	$1,450	$0.97	22d	1	0.98mi
1110 11th St Lynchburg, VA	3.0	1.5	2000	$1,450	$0.72	14d	1	0.99mi
710 Grady St Unit B Lynchburg, VA	2.0	1.0	1872	$795	$0.42	14d	1	1.00mi
812 Taylor St Lynchburg, VA	3.0	2.0	1872	$1,950	$1.04	14d	1	1.17mi
800 Pierce St Lynchburg, VA	4.0	1.0	1714	$1,295	$0.76	44d	1	1.22mi
403 Grove St Lynchburg, VA	3.0	2.0	1400	$1,600	$1.14	44d	1	1.33mi
320 Kenyon St Lynchburg, VA	3.0	2.0	1736	$1,595	$0.92	44d	1	1.38mi
630 Park Ln Lynchburg, VA	4.0	1.5	1434	$1,895	$1.32	14d	1	1.49mi

Listing history 32 events

1. 2026-06-19
   days on market $159,900 Active 53 DOM
2. 2026-06-18
   days on market $159,900 Active 52 DOM
3. 2026-06-17
   days on market $159,900 Active 51 DOM
4. 2026-06-16
   days on market $159,900 Active 50 DOM
5. 2026-06-15
   days on market $159,900 Active 49 DOM
6. 2026-06-14
   days on market $159,900 Active 47 DOM
7. 2026-06-13
   days on market $159,900 Active 46 DOM
8. 2026-06-10
   days on market $159,900 Active 44 DOM
9. 2026-06-09
   days on market $159,900 Active 43 DOM
10. 2026-06-08
    days on market $159,900 Active 42 DOM
11. 2026-06-07
    days on market $159,900 Active 41 DOM
12. 2026-06-03
    days on market $159,900 Active 37 DOM
13. 2026-06-02
    days on market $159,900 Active 36 DOM
14. 2026-06-01
    days on market $159,900 Active 35 DOM
15. 2026-05-31
    days on market $159,900 Active 34 DOM
16. 2026-05-30
    days on market $159,900 Active 33 DOM
17. 2026-04-27
    listed $159,900 Active 292-char remark
18. 2024-03-20
    status Pending
19. 2024-03-04
    status Active
20. 2024-03-04
    price $125,000
21. 2024-02-28
    status Pending
22. 2024-02-01
    price $133,900
23. 2024-01-11
    price $135,900
24. 2023-12-31
    status Active
25. 2023-10-20
    status Pending
26. 2023-10-06
    listed $150,000 Active
27. 2019-10-10
    soldstatus $75,000
28. 2013-10-21
    listed $62,900
29. 2004-07-09
    soldstatus $45,000
30. 2004-07-09
    soldstatus $45,000
31. 2004-04-01
    listed $53,550
32. 2004-04-01
    listed $53,550

ⓘ 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: $1,138 · $95/mo
• Projected year-2 tax: $1,311 · $109/mo
• Expected delta: +$173/yr (+$14/mo · 15.2%)

ⓘ 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 5/10 Major 7 d/yr ≥102°F today · 16 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: $19,288
• − Mortgage interest: −$8,957
• − Property taxes: −$1,138
• − Insurance: −$800
• − Repairs & maintenance: −$1,543
• − Management: −$1,543
• − Depreciation: −$4,652
• Taxable income: $655
• Est. tax owed @ 24.0%: −$157
• After-tax cash flow: $3,080/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

+198.6% since first listed

16 events — show timeline

• 2026-04-27 Listed $159,900 LMLS
• 2024-03-20 Pending — LMLS
• 2024-03-04 Relisted — LMLS
• 2024-03-04 Price Changed $125,000 LMLS
• 2024-02-28 Pending — LMLS
• 2024-02-01 Price Changed $133,900 LMLS
• 2024-01-11 Price Changed $135,900 LMLS
• 2023-12-31 Relisted — LMLS
• 2023-10-20 Pending — LMLS
• 2023-10-06 Listed $150,000 LMLS
• 2019-10-10 Sold (Public Records) $75,000 Public Records
• 2013-10-21 Listed $62,900 LMLS
• 2004-07-09 Sold (MLS) $45,000 CVRMLS
• 2004-07-09 Sold (MLS) $45,000 CVRMLS
• 2004-04-01 Listed $53,550 CVRMLS
• 2004-04-01 Listed $53,550 CVRMLS

Property tax history

+4.4%/yr

Latest (2025): $1,138 · +18.7% YoY. Source: county tax records.