130 Greenwood Ln · Danville, VA 24540

$169,000

2 bd · 1.0 ba · 1,528 sqft · SingleFamily public records · 126 Days on market

Built 1958 9,148 sqft lot $111/sqft · 31% above area Est $193k · 12% under

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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 +15.0/30.0
• ARV discount +13.1/15.0
• DSCR +4.6/10.0
• Livability +3.9/5.0
• 1% rule +3.1/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained brick ranch offering more than meets the eye, conveniently located near main artery roads and all town amenities. Private drive leads to a two-car garage with a beautiful great room above, accessible from the main house and ideal for added living or entertaining space. Main level features an oversized living room and charming galley kitchen, plus a third bedroom in the partially finished basement. Newer metal roof and dual HVAC units provide separate climate control. Home is older and needs updates, with some repairs evident. Sold as-is; seller will make no repairs and has never occupied the property. Schedule in NAVICA; showing instructions will be texted. Under contract with kick out clause, seller wants remain active on MLS

Key facts

• Galley kitchen
• Great room
• Two-car garage

Tags

• PRIVATE DRIVE
• TWO-CAR GARAGE
• GREAT ROOM
• OVERSIZED LIVING ROOM
• GALLEY KITCHEN
• PARTIALLY FINISHED BASEMENT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $52 ($626/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 $137k (18.8% below list).
• Recommended offer: $137k (18.8% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 5.3% in Danville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 77/100 on livability (#91 in VA, #2,952 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D+, crime D-, commute F.
• Danville City Public School District (town): math 30% / reading 44% proficiency, ranked #128 of 131 in VA (top 98%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 211 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 54 units permitted in Danville city in 2024 (40 in 5+ unit buildings).
• This rent runs 34% of the median local income ($48k/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.
• Danville County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $137,289 (18.8% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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 B-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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.81% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.32%
• DSCR: 1.06
• GRM: 10.3

CMA / ARV

• ARV (median comp): $192,914
• List price: $169,000
• Delta: -12.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
427 Granville Dr	0.06mi	3/1.0 (+1)	1,587 (+4%)	9mo	$205,000	$129	78
154 Orchard Dr	0.37mi	2/2.0	1,550 (+1%)	2mo	$269,000	$174	75
702 Franklin Tpke	0.45mi	2/1.0	1,560 (+2%)	3mo	$164,000	$105	73
212 Westview Dr	0.33mi	2/1.0	1,392 (-9%)	1mo	$135,000	$97	69
128 Brantley Pl	0.25mi	3/2.0 (+1)	1,568 (+3%)	8mo	$209,000	$133	69
209 Parrish Rd	0.11mi	3/2.0 (+1)	1,731 (+13%)	2mo	$255,000	$147	62
301 Northmont Blvd	0.40mi	3/1.5 (+1)	1,456 (-5%)	8mo	$232,500	$160	60
886 Arnett Blvd	0.35mi	2/1.0	1,340 (-12%)	11mo	$185,000	$138	54
869 Arnett Blvd	0.38mi	3/1.5 (+1)	1,329 (-13%)	5mo	$111,000	$84	49
190 Nelson Ave	0.61mi	3/2.0 (+1)	1,428 (-6%)	8mo	$209,500	$147	45
207 Northmont Blvd	0.49mi	3/1.0 (+1)	1,719 (+12%)	9mo	$190,000	$111	43
7316 Other	0.72mi	3/2.0 (+1)	1,624 (+6%)	9mo	$257,000	$158	40

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.2%
• Equity multiple: 0.49×
• Total profit: $-24,125
• Equity at exit: $25,198

10-year hold

• IRR: -5.5%
• Equity multiple: 0.64×
• Total profit: $-16,983
• Equity at exit: $14,612

Cash invested: $47,320 (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 24540

• Home prices YoY: -20.0%
• Active inventory: 211
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,373 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$76 /mo · $909/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $52

Break-even live

Break-even rent $1,307

Max offer price $169,000

Occupancy floor 91%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
713 Springfield Rd Unit K Danville, VA	3.0	2.0	1200	$1,200	$1.00	43d	1	0.94mi
248 Lakeside Dr Danville, VA	3.0	1.5	1134	$2,200	$1.94	43d	1	1.48mi

Listing history 17 events

1. 2026-06-19
   days on market $169,000 Active 126 DOM
2. 2026-06-18
   days on market $169,000 Active 125 DOM
3. 2026-06-17
   days on market $169,000 Active 124 DOM
4. 2026-06-16
   days on market $169,000 Active 123 DOM
5. 2026-06-15
   days on market $169,000 Active 122 DOM
6. 2026-06-14
   days on market $169,000 Active 120 DOM
7. 2026-06-13
   days on market $169,000 Active 119 DOM
8. 2026-06-10
   days on market $169,000 Active 117 DOM
9. 2026-06-09
   days on market $169,000 Active 116 DOM
10. 2026-06-08
    days on market $169,000 Active 115 DOM
11. 2026-06-07
    days on market $169,000 Active 114 DOM
12. 2026-06-05
    days on market $169,000 Active 111 DOM
13. 2026-06-02
    days on market $169,000 Active 109 DOM
14. 2026-06-01
    days on market $169,000 Active 108 DOM
15. 2026-05-31
    days on market $169,000 Active 107 DOM
16. 2026-05-30
    days on market $169,000 Active 106 DOM
17. 2026-02-13
    listed $169,000 Active 752-char remark

    Show marketing remark (752 chars)

    Well-maintained brick ranch offering more than meets the eye, conveniently located near main artery roads and all town amenities. Private drive leads to a two-car garage with a beautiful great room above, accessible from the main house and ideal for added living or entertaining space. Main level features an oversized living room and charming galley kitchen, plus a third bedroom in the partially finished basement. Newer metal roof and dual HVAC units provide separate climate control. Home is older and needs updates, with some repairs evident. Sold as-is; seller will make no repairs and has never occupied the property. Schedule in NAVICA; showing instructions will be texted. Under contract with kick out clause, seller wants remain active on MLS

ⓘ 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: $909 · $76/mo
• Projected year-2 tax: $1,386 · $115/mo
• Expected delta: +$477/yr (+$40/mo · 52.5%)

ⓘ 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 ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $16,475
• − Mortgage interest: −$9,467
• − Property taxes: −$909
• − Insurance: −$845
• − Repairs & maintenance: −$1,318
• − Management: −$1,318
• − Depreciation: −$4,916
• Taxable loss: −$2,298
• Est. tax savings @ 24.0%: +$552
• After-tax cash flow: $1,178/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: Danville City Public School District
• NCES district ID: 5101110
• Math proficiency: 30% ▼ -22.00%
• Reading proficiency: 44% ▼ -8.00%
• Median HH income: $31,952
• Composite: 30.23/100
• National rank: #6298
• State rank: #128 of 131 in VA

Livability — Danville

• Score: 77/100
• State rank: #91
• US rank: #2952

Category grades

Amenities D+ Commute F Cost of living A+ Crime D- Employment F Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Danville, VA
• County: Danville City · 59,055 people
• City population: 59,055
• Metro: Danville, VA
• Population (ZIP): 31,013
• Household income: $47,924
• Rent vs Own: 40.4% rent · 59.6% own
• Severe rent burden: 1170.0

Population outlook (Danville County) Hauer SSP2

• Today (2025): 40,989 people
• By 2030: 40,432 · -1.4%
• By 2040: 39,255 · -4.2%
• By 2050: 38,035 · -7.2%
• By 2075: 35,612 · -13.1%
• By 2100: 30,365 · -25.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 50% Black 42% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Slovak 1% Lithuanian 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Danville

• 2024 margin: Strong D (+21.1) · D 60.1% · R 39.0%
• 2008→2024 swing: +1.9pp toward D · 2008: 19.1pp · 2024: 21.1pp
• All cycles: 2024: D+21.1 2020: D+22.1 2016: D+19.9 2012: D+22.1 2008: D+19.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.79%
• Current HPI: 235.1746
• Rent YoY: —
• Metro: Danville, 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

1 event — show timeline

• 2026-02-13 Listed $169,000 DRRAR

Property tax history

+2.6%/yr

Latest (2025): $909 · +0.0% YoY. Source: county tax records.