105 Chambers St · Lynchburg, VA 24501

$159,900

4 bd · 1.5 ba · 1,405 sqft · SingleFamily public records · 157 Days on market

Built 1910 0.26 ac lot $114/sqft · at area comps Est $162k · at est.

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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 +22.9/30.0
• ARV discount +8.0/15.0
• DSCR +7.4/10.0
• 1% rule +4.8/10.0
• 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 MLS

The beautiful expansive front porch welcomes you to this move in ready 4 BR/ 2 Bath home! Lots of new updates to include: roof, HVAC, kitchen, baths, windows and more! Over 1400 square feet freshly painted inside with a main level bedroom! A peaceful deck and a large yard for your family awaits you. The full basement has so much storage and potential for added living space! Lots of off street parking, close to schools and shopping. Approved for Virginia Housing Authority. Plus, this home is in the rehab program with reduced taxes for many years to come. Whether you are looking for a home to live in or an investment this home is sure to please!

Key facts

• Close to schools
• Main level bedroom
• Off street parking

Tags

• FRONT PORCH
• MAIN LEVEL BEDROOM
• LARGE YARD
• FULL BASEMENT
• OFF STREET PARKING
• CLOSE TO SCHOOLS

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/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 $157k (1.8% below list).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 45% 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 157 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $69k; list at $160k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $140,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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. 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: 0.98% ✗
• Cap rate: 8.40%
• Cash-on-cash: 7.53%
• DSCR: 1.34
• GRM: 8.5

CMA / ARV

• ARV (median comp): $161,704
• List price: $159,900
• Delta: 5.07%
• 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
1626 Caroline St	0.17mi	4/1.0	1,516 (+8%)	7mo	$50,000	$33	71
84 Polk St	0.48mi	3/2.0 (-1)	1,404 (-0%)	2mo	$185,000	$132	69
309 Patrick St	0.33mi	3/1.5 (-1)	1,305 (-7%)	10mo	$218,000	$167	60
1205 Fillmore St	0.67mi	3/1.0 (-1)	1,370 (-2%)	3mo	$47,500	$35	55
707 Jackson St. St	0.59mi	3/1.5 (-1)	1,358 (-3%)	12mo	$179,900	$132	52
1900 Park Ave	0.53mi	3/1.5 (-1)	1,244 (-12%)	3mo	$172,000	$138	49
1004 Buchanan St	0.53mi	3/1.0 (-1)	1,512 (+8%)	11mo	$179,900	$119	46
623 Monroe St	0.47mi	3/2.5 (-1)	1,536 (+9%)	11mo	$172,500	$112	44
1012 Monroe St	0.67mi	4/2.0	1,546 (+10%)	9mo	$195,000	$126	43
1011 Polk St	0.69mi	3/1.0 (-1)	1,547 (+10%)	2mo	$115,000	$74	43
1206 10th St	0.60mi	4/2.5	1,605 (+14%)	6mo	$199,900	$125	40
1001 Jackson St	0.71mi	4/1.0	1,569 (+12%)	11mo	$92,000	$59	36

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: -6.7%
• Equity multiple: 0.76×
• Total profit: $-10,943
• Equity at exit: $23,842

10-year hold

• IRR: 0.7%
• Equity multiple: 1.04×
• Total profit: $1,910
• 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: 8.5×

Monthly cashflow live

• Estimated rent: $1,570 high
• Mortgage (P&I): −$839
• Tax from tax record: −$54 /mo · $652/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $281

Break-even live

Break-even rent $1,215

Max offer price $159,900

Occupancy floor 77%

Sensitivity live

Price	-10% $372	-5% $326	+0% $281	+5% $236	+10% $191
Rent	-10% $157	-5% $219	+0% $281	+5% $343	+10% $405
Rate	-1.0pp $362	-0.5pp $322	base $281	+0.5pp $240	+1.0pp $198

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 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
209 Munford St Lynchburg, VA	3.0	2.5	1420	$1,497	$1.05	44d	1	0.18mi
800 Pierce St Lynchburg, VA	4.0	1.0	1714	$1,295	$0.76	44d	1	0.38mi
317 Polk St Lynchburg, VA	3.0	2.0	925	$1,650	$1.78	44d	1	0.45mi
512 Polk St Lynchburg, VA	3.0	1.0	1340	$1,295	$0.97	21d	1	0.51mi
812 Taylor St Lynchburg, VA	3.0	2.0	1872	$1,950	$1.04	13d	1	0.53mi
630 Park Ln Lynchburg, VA	4.0	1.5	1434	$1,895	$1.32	13d	1	0.55mi
601 Jackson St Lynchburg, VA	3.0	2.0	1138	$1,595	$1.40	44d	1	0.56mi
1008 8th St Lynchburg, VA	3.0	2.0	1316	$1,795	$1.36	21d	1	0.57mi
1106 Pierce St Lynchburg, VA	3.0	2.0	1018	$875	$0.86	21d	1	0.60mi
1105 Fillmore St Unit B Lynchburg, VA	3.0	1.0	1300	$1,250	$0.96	44d	1	0.60mi
900 Polk St Unit A Lynchburg, VA	3.0	1.0	1100	$895	$0.81	13d	1	0.65mi
403 Grove St Lynchburg, VA	3.0	2.0	1400	$1,600	$1.14	44d	1	0.69mi
2245 Landover Pl Lynchburg, VA	1.0–3.0	1.0–1.5	925	$965	$1.04	44d	2	0.70mi
318 Wadsworth St Lynchburg, VA	3.0	1.0	943	$995	$1.06	21d	1	0.71mi
1401 Kemper St Lynchburg, VA	2.0–3.0	2.0	1118	$1,167	$1.04	21d	6	0.75mi
1415 Floyd St Lynchburg, VA	3.0	2.0	1300	$1,800	$1.38	21d	1	0.84mi
1514 Fillmore St Lynchburg, VA	3.0	2.5	1560	$1,800	$1.15	13d	1	0.90mi
1518 Fillmore St Lynchburg, VA	3.0	2.5	1560	$1,800	$1.15	13d	1	0.91mi
1521 Taylor St Lynchburg, VA	3.0	1.0	1337	$1,195	$0.89	21d	1	0.96mi
320 Kenyon St Lynchburg, VA	3.0	2.0	1736	$1,595	$0.92	44d	1	0.96mi
1308 16th St Lynchburg, VA	3.0	2.0	1380	$1,800	$1.30	13d	1	0.97mi
507 Victoria Ave Unit 507 Lynchburg, VA	4.0	2.0	1480	$1,700	$1.15	21d	1	0.97mi
1316 Harrison St Lynchburg, VA	3.0	1.5	1535	$1,500	$0.98	44d	1	0.99mi
2920 Richmond St Lynchburg, VA	4.0	1.0	1472	$1,695	$1.15	21d	1	1.01mi
2269 Aragon St Lynchburg, VA	3.0	2.0	1200	$1,695	$1.41	44d	1	1.05mi
2121 Langhorne Rd Unit 11011559SF 3BR/2BA Lynchburg, VA	3.0	2.0	1559	$1,695	$1.09	21d	1	1.12mi
106 Yeardley Ave Unit B Lynchburg, VA	3.0	1.0	1060	$895	$0.84	21d	1	1.21mi
520 Elmwood Ave Lynchburg, VA	5.0	3.0	1800	$2,250	$1.25	44d	1	1.22mi
2202 Hollins Mill Rd Lynchburg, VA	3.0	1.0	1800	$1,400	$0.78	21d	1	1.44mi
101 Thomas Rd Unit A Lynchburg, VA	3.0	1.0	1530	$1,395	$0.91	44d	1	1.48mi
1808 Rivermont Ave Apt B Lynchburg, VA	3.0	1.0	1100	$995	$0.90	21d	1	1.49mi

Listing history 16 events

1. 2026-06-19
   days on market $159,900 Active 157 DOM
2. 2026-06-18
   days on market $159,900 Active 156 DOM
3. 2026-06-17
   pricestatus $159,900 Active 155 DOM
4. 2026-06-02
   status $169,900 Pending 155 DOM
5. 2026-06-01
   days on market $169,900 Active 155 DOM
6. 2026-05-31
   days on market $169,900 Active 154 DOM
7. 2026-05-30
   days on market $169,900 Active 153 DOM
8. 2026-04-10
   price $169,900 653-char remark

   Show marketing remark (653 chars)

   The beautiful expansive front porch welcomes you to this move in ready 4 BR/ 2 Bath home! Lots of new updates to include: roof, HVAC, kitchen, baths, windows and more! Over 1400 square feet freshly painted inside with a main level bedroom! A peaceful deck and a large yard for your family awaits you. The full basement has so much storage and potential for added living space! Lots of off street parking, close to schools and shopping. Approved for Virginia Housing Authority. Plus, this home is in the rehab program with reduced taxes for many years to come. Whether you are looking for a home to live in or an investment this home is sure to please!

9. 2025-12-28
   listed $174,500 Active 653-char remark

   Show marketing remark (653 chars)

   The beautiful expansive front porch welcomes you to this move in ready 4 BR/ 2 Bath home! Lots of new updates to include: roof, HVAC, kitchen, baths, windows and more! Over 1400 square feet freshly painted inside with a main level bedroom! A peaceful deck and a large yard for your family awaits you. The full basement has so much storage and potential for added living space! Lots of off street parking, close to schools and shopping. Approved for Virginia Housing Authority. Plus, this home is in the rehab program with reduced taxes for many years to come. Whether you are looking for a home to live in or an investment this home is sure to please!

10. 2023-01-06
    soldstatus $69,000 Closed 153-char remark

    Show marketing remark (153 chars)

    Attention investors! 4BR, 2BA home in the heart of Lynchburg. All inspections are for buyers info only & to be completed before submitting offers.

11. 2023-01-06
    soldstatus $69,000

    Show marketing remark (153 chars)

    Attention investors! 4BR, 2BA home in the heart of Lynchburg. All inspections are for buyers info only & to be completed before submitting offers.

12. 2022-12-23
    status Pending 153-char remark

    Show marketing remark (153 chars)

    Attention investors! 4BR, 2BA home in the heart of Lynchburg. All inspections are for buyers info only & to be completed before submitting offers.

13. 2022-12-17
    price $79,900 153-char remark

    Show marketing remark (153 chars)

    Attention investors! 4BR, 2BA home in the heart of Lynchburg. All inspections are for buyers info only & to be completed before submitting offers.

14. 2022-12-17
    listed $7,990,000 Active 153-char remark

    Show marketing remark (153 chars)

    Attention investors! 4BR, 2BA home in the heart of Lynchburg. All inspections are for buyers info only & to be completed before submitting offers.

15. 2022-09-08
    soldstatus $30,000
16. 2018-12-07
    listed $44,900

ⓘ 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: $652 · $54/mo
• Projected year-2 tax: $1,311 · $109/mo
• Expected delta: +$659/yr (+$55/mo · 101.2%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 18 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: $18,844
• − Mortgage interest: −$8,957
• − Property taxes: −$652
• − Insurance: −$800
• − Repairs & maintenance: −$1,508
• − Management: −$1,508
• − Depreciation: −$4,652
• Taxable income: $769
• Est. tax owed @ 24.0%: −$185
• After-tax cash flow: $3,189/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

+278.4% since first listed

9 events — show timeline

• 2026-04-10 Price Changed $169,900 LMLS
• 2025-12-28 Listed $174,500 LMLS
• 2023-01-06 Sold (Public Records) $69,000 Public Records
• 2023-01-06 Sold (MLS) $69,000 LMLS
• 2022-12-23 Pending — LMLS
• 2022-12-17 Price Changed $79,900 LMLS
• 2022-12-17 Listed $7,990,000 LMLS
• 2022-09-08 Sold (Public Records) $30,000 Public Records
• 2018-12-07 Listed $44,900 LMLS

Property tax history

+20.0%/yr

Latest (2025): $652 · +72.7% YoY. Source: county tax records.