Zumper
modified
5+ Days Ago

Highlights

  • Pet Friendly
  • Keyless entry
  • Quartz countertops
  • Stainless steel appliances
  • Led lighting
  • Whirlpool stainless steel appliances
  • Modern amenities

Location

320 12th St, Lynchburg, VA 24504, USA|Diamond Hill
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Contact

Management

Opal Partners LLC

Leasing office

(434) 253-0101

Property Overview

Factory 88 offers strong overall value with an expert rating of 8.6/10, highlighted by a perfect 10/10 price score and 9/10 ratings for both amenities and location. Modern conveniences like keyless entry, quartz countertops, stainless steel and Whirlpool appliances, LED lighting, and other contemporary features support comfortable daily living, while proximity to top-rated schools adds to its appeal. With high-speed internet, multiple nearby internet providers, coworking-friendly cafes, and a detailed, transparent listing (trustworthiness 8/10), it is especially convenient for people who work from home.

This summary uses Zumper’s proprietary data. “Zumper Expert Ratings,” “Things you’ll love,” and “Great for” are based on our internal analyses of market trends and renter insights.

Zumper Expert Rating

8.6
Very Good
With a solid 8.6 out of 10 overall, Factory 88 is a great option for renters. While some aspects, like Quality, might not be as distinguished as other properties nearby, Factory 88 has a number of attractive features—namely its Price— so you can be assured your rent will come with a high standard of living.

Things you’ll love

  • Middle school nearby
  • Elementary school nearby
  • Dishwasher

Great for

  • Work-from-home

Floor plans

1BR/1.0BA1 bed1 bath651 sqft$1,050 /mo1 unit availableWelcome to Factory 88, one of the oldest preserved spaces in downtown Lynchburg, VA! This modern 1-bedroom, 1-bathroom apartment offers convenience and security with paid onsite parking and keyless entry. This apartment features original hardwood flooring throughout and a unique black and white patterned tile in the bathroom. Front loading washer and dryer are in the apartment. A large kitchen island eliminates the need for a dining table. The exposed brick throughout the living room and bedroom are a nod to the 1840s origination date of the building. Enjoy peace of mind with building access control, ensuring a safe and secure living environment. Take advantage of the community-use grill for outdoor gatherings and indoor bicycle storage for easy access to your bike.

Let's explore this property.

Amenities for Factory 88

Apartment Amenities

Water

Appliances

DishwasherGarbage Disposal
IcemakerIn-Unit Laundry
MicrowaveRange/Stove/Oven
RefrigeratorWashing Machine/Dryer

Tech

InternetKeyless Entry

Building

Cats OKDogs OK
Indoor Bicycle Storage

Grounds

Storage

Services

Trash Removal
Units, floor plans, amenities, dimensions, details, availability, and prices may be approximate and subject to change. Please contact a community representative for more information.

Policies and fees

Applicants

Applicants

One-time.

Contact Property

REQUIRED FEES

Security Deposit

One-time. Refundable.

Contact Property

Dog Policy

Allowed
Limit1

Cat Policy

Allowed
Limit1

Questions about this property’s policies and fees?

Building details

Property details

Units23
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About Factory 88

HomeApartments in LynchburgDiamond Hill Factory 88

Factory 88, originally the Ford & Winfree Tobacco Factory (circa 1850), has been re-invented into twenty-three unique 1-bedroom apartments. Located just a short walk from the Lynchburg Community Market, restaurants, the Bluffwalk, YMCA, Rise Up climbing gym and trails along the James River, living at Factory 88 provides easy access to all of the events, nightlife and the luxuries of living downtown. Our residences feature modern amenities including Whirlpool stainless steel appliances, high-efficiency central air, LED lighting, quartz countertops, in-unit washer/dryer, on-site paid parking, indoor bicycle storage room, a community use deck with grill and all of the rich character you’d expect from one of the earliest pieces of Lynchburg’s past. The building is access controlled and there is keyless entry on every apartment door for quick and easy access.


Zumper Expert Rating

Our expert rating is based on a weighted average score of property attributes that renters care about most: price, amenities, location, quality, and trust.
8.6
/10
Very Good
With a solid 8.6 out of 10 overall, Factory 88 is a great option for renters. While some aspects, like Quality, might not be as distinguished as other properties nearby, Factory 88 has a number of attractive features—namely its Price— so you can be assured your rent will come with a high standard of living.
How we rated Factory 88
Price·10A score that weighs the cost and location of the property, which we calculate by comparing rent prices of recent units to the median price of nearby rentals, adjusting for overall quality and features.
Factory 88 offers an excellent balance between price and value. It's priced competitively for its amenities, location, and other key features. Compared to the median price per bedroom in the area, this property is less than, or about the same as, nearby rentals, so residents can expect great value without too many compromises on their desired standard of living.
Amenities·9A score based on the amenities offered at this property compared to other rentals in the area. We consider the quantity, quality, and popularity of features both on site and within the units.
Factory 88 goes above and beyond to provide sought-after conveniences and desirable perks, including pets allowed. Renters looking for popular or luxurious features will find them here—and for that reason, Factory 88 receives one of the highest amenities scores.
Location·9A score based on proximity and ease of access to shops, restaurants, schools, and public transportation while considering the desirability of the area.
Factory 88 is exceptional when it comes to location and conveniences. Communication with management or leasing staff is usually quick and easy and they often use advanced scheduling and communication tools to streamline the process. The location of this property offers easy access to popular points of interest in the area and options for getting around.
Quality·6A score based on what makes the property stand out, such as luxury features, unique offerings, age of the building, and our ability to verify the accuracy of these details.
While Factory 88 does not have many hallmark characteristics to highlight, it has some qualities and features that will resonate with a broad range of renters.
Trustworthiness·8A score based on the accuracy, completeness, recency, and usefulness of the information provided by this property, so you can trust that what you see is what you get.
The level of transparency this property provides distinguishes it as a great rental. With a high attention to detail and desirable features, renters can be sure they will get an accurate picture of their potential new home.

Factory 88 is great for:

Work-from-home

  • High speed internet is an amenity
  • 2 internet service provider options nearby
  • 4 coworking spaces or cafes within 1 mile
  • 1 office supply store within 1 mile

Property highlights

We compared every listing in the surrounding area to determine which amenities are most common. If a building lacks an amenity that most others in the area have, it is a con. If a building has an amenity most others in the area do not, it is a pro. Similarly, price, schools, and size are calculated relative to the size, price, and distance to schools of the other properties nearby.

How Factory 88 compares to other nearby properties.

Positives

Middle school nearby
There is a middle school 0.4 mile away
Elementary school nearby
There is an elementary school 1 mile away
Dishwasher
Dishwasher available in kitchen

Considerations

Lacks images
Fewer than 10 photos available for this location

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Rent trends in Diamond Hill

1-bedroom apartments at Factory 88 cost about the same as the average rent price for 1-bedroom apartments in Diamond Hill.

Median rents as of May 9 2026.
Diamond Hill
Lynchburg
A table of studio rental data trends in Lynchburg
MonthMedian Rent
May 2024$1,085
June 2024$1,089
July 2024$1,045
August 2024$953
September 2024$950
October 2024$908
November 2024$895
December 2024$895
January 2025$895
February 2025$895
March 2025$895
April 2025$895
May 2025$895
June 2025$884
July 2025$895
August 2025$895
September 2025$896
October 2025$915
November 2025$902
December 2025$897
January 2026$895
February 2026$895
March 2026$898
April 2026$921
May 2026$902
A table of studio rental data trends in Diamond Hill
MonthMedian Rent
August 2025$950
September 2025$950
October 2025$975
January 2026$950
March 2026$850
April 2026$850

Affordability calculator

Can I afford to live at 320 12th St?

Bedrooms

1 bedroom

Rent-to-income ratio

30%

Slide to adjust the percentage of your monthly income you are willing to spend on rent.
The general rule of thumb is to spend around 30% or less of your income on rent.
Recommended income

$42,000/yr

With your selected rent-to-income ratio, you'd ideally want to make $42,000 annually to afford this 1-bedroom monthly rent price of $1,050.
For more information on rent affordability, visit our rent calculator.

Schools near Factory 88

Sandusky Elementary School

5828 apache ln

lynchburg, VA, 24502

PK, K-5Public
B
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Internet available near Factory 88

Getting around Lynchburg near 320 12th St

Walking

6/10
Some shops and stores are within a few minutes.

Driving

6/10
This area is close to freeways and has adequate parking options.

Cycling

6/10
More spots are within biking distance and some roads are cyclist-friendly.

Transit

4/10
Frequent public transit options are within walking distance.

Points of interest for 320 12th St, Lynchburg

Groceries

9/10
At least one supermarket within a 10-minute walk

Shopping

4/10
Some shops within walking distance

Cafes

5/10
Some cafés within a few minutes’ walk

Restaurants

6/10
Some restaurants within a few minutes’ walk

Primary schools

9/10
At least one elementary school within a 10-minute walk

High schools

9/10
At least one high school within a 10-minute walk

Nightlife

4/10
Some bars within walking distance

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