130 Chestnut St · Danville, VA 24541

$120,000

2 bd · 1.0 ba · 1,405 sqft · SingleFamily public records · 48 Days on market

Built 1904 3,485 sqft lot $85/sqft · 105% above area

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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 +20.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.5/10.0
• Livability +3.9/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

A work in progress. This property is being historically renovated from the ground up. Extremely detailed renovation but has quite a bit more to be done. Owner is updating as its on the market and price will increase as new projects are completed. Roof has had Graco Coating applied. Must sign a release to enter property.

Key facts

• Detailed renovation
• 3,485 sq ft lot
• Built 1904

Tags

• HISTORICALLY RENOVATED
• DETAILED RENOVATION

Property features AI

Finance

• Other: Zoning: OTR

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Located in Historical District
• Construction: Wood siding; Metal roof; Crawl space foundation; Built area above grade: 1,405
• Exterior features: Porch

Interior

• Bedrooms: 2 main level bedrooms
• Flooring: Wood floors
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Natural gas heating; Electric heating
• Interior features: Entrance foyer; Two fireplaces

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $164 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 5.2% in Danville — 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 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.
• Zoned schools: Forest Hills Elementary (math 47% / reading 62%, grade C, #650 of 1,108 statewide, top 62%, 209 students, 99% FRL); O. Trent Bonner Middle (math 33% / reading 53%, grade D-, #288 of 342 statewide, top 85%, 678 students, 91% FRL); George Washington High (math 44% / reading 54%, grade D, #300 of 319 statewide, top 94%, 1,309 students, 88% FRL) — zoned schools average 92% FRL vs 71% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 249 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; 54 units permitted in Danville city in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k 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 48 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $20k; list at $120k implies a 500% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1904 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1904 — 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 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?
5. 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?
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: 1.05% ✓
• Cap rate: 7.93%
• Cash-on-cash: 5.84%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

• ARV (median comp): $58,506
• List price: $120,000
• Delta: 105.11%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
724 Temple Ave	0.34mi	2/1.5	1,337 (-5%)	5mo	$65,000	$49	70
1206 Forest St	0.48mi	3/1.0 (+1)	1,398 (-0%)	6mo	$55,000	$39	66
120 Clarendon Cir	0.62mi	3/1.0 (+1)	1,419 (+1%)	1mo	$123,600	$87	64
1006 Paxton St	0.26mi	3/2.0 (+1)	1,364 (-3%)	15mo	$127,000	$93	62
214 Broad St	0.34mi	3/2.5 (+1)	1,430 (+2%)	13mo	$210,000	$147	59
827 Stokes St	0.37mi	3/1.0 (+1)	1,286 (-8%)	7mo	$27,000	$21	58
134 Spruce St	0.49mi	3/1.5 (+1)	1,525 (+8%)	4mo	$198,000	$130	52
816 Rison St	0.41mi	3/1.5 (+1)	1,535 (+9%)	9mo	$104,000	$68	51
140 Mabin St	0.69mi	3/2.0 (+1)	1,320 (-6%)	13mo	$240,000	$182	38
212 Montague St	0.66mi	3/1.0 (+1)	1,548 (+10%)	12mo	$149,000	$96	37
635 Upper St	0.57mi	3/2.0 (+1)	1,255 (-11%)	16mo	$60,500	$48	33
250 Manor Pl	0.68mi	3/1.5 (+1)	1,590 (+13%)	10mo	$120,000	$75	31

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: -7.3%
• Equity multiple: 0.73×
• Total profit: $-9,004
• Equity at exit: $17,892

10-year hold

• IRR: 2.4%
• Equity multiple: 1.17×
• Total profit: $5,657
• Equity at exit: $10,375

Cash invested: $33,600 (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 24541

• Home prices YoY: -17.1%
• Active inventory: 249
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,257 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $164

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 82%

Sensitivity live

Price	-10% $247	-5% $205	+0% $164	+5% $122	+10% $81
Rent	-10% $64	-5% $114	+0% $164	+5% $213	+10% $263
Rate	-1.0pp $224	-0.5pp $194	base $164	+0.5pp $133	+1.0pp $101

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
423 Chestnut St Unit 1 Danville, VA	2.0	1.0	1200	$1,400	$1.17	45d	1	0.02mi
717 Temple Ave Danville, VA	3.0	1.5	1327	$1,179	$0.89	45d	1	0.35mi
712 Edwin Ct Danville, VA	2.0	1.0	969	$700	$0.72	45d	1	0.38mi
240 Lady Astor Pl Unit 241-10 Danville, VA	2.0	1.5	1246	$1,100	$0.88	45d	1	0.55mi
240 Lady Astor Pl Unit 241-3 Danville, VA	2.0	2.0	1246	$1,130	$0.91	45d	1	0.55mi
315 Lynn St Apt 404 Danville, VA	2.0	2.0	1046	$1,500	$1.43	45d	1	0.58mi
614 Lynn St Apt 312 Danville, VA	2.0	1.5	1200	$929	$0.77	45d	1	0.64mi
614 Lynn St Apt 303 Danville, VA	2.0	2.0	1200	$929	$0.77	45d	1	0.64mi
345 Flint St Danville, VA	2.0	1.0	888	$1,200	$1.35	45d	1	0.66mi
601 Bridge St Unit 117 Danville, VA	2.0	2.0	1294	$1,650	$1.28	23d	1	0.82mi
601 Bridge St Unit 116 Danville, VA	2.0	1.0	1294	$1,575	$1.22	45d	1	0.82mi
601 Bridge St Unit 15 Danville, VA	2.0	1.0	1294	$1,400	$1.08	45d	1	0.82mi
601 Bridge St Unit 212 Danville, VA	1.0	1.0	1046	$1,300	$1.24	23d	1	0.82mi
732 Hughes St Danville, VA	2.0	1.0	900	$1,800	$2.00	45d	1	1.40mi
721 Chatham Ave Unit A Danville, VA	3.0	1.0	950	$1,350	$1.42	15d	1	1.49mi

Listing history 21 events

1. 2026-06-22
   days on market $120,000 Active 48 DOM
2. 2026-06-21
   days on market $120,000 Active 47 DOM
3. 2026-06-19
   days on market $120,000 Active 45 DOM
4. 2026-06-18
   days on market $120,000 Active 44 DOM
5. 2026-06-17
   days on market $120,000 Active 43 DOM
6. 2026-06-16
   days on market $120,000 Active 42 DOM
7. 2026-06-15
   days on market $120,000 Active 41 DOM
8. 2026-06-14
   days on market $120,000 Active 39 DOM
9. 2026-06-13
   days on market $120,000 Active 38 DOM
10. 2026-06-10
    days on market $120,000 Active 36 DOM
11. 2026-06-09
    days on market $120,000 Active 35 DOM
12. 2026-06-08
    days on market $120,000 Active 34 DOM
13. 2026-06-07
    days on market $120,000 Active 33 DOM
14. 2026-06-05
    days on market $120,000 Active 30 DOM
15. 2026-06-02
    days on market $120,000 Active 28 DOM
16. 2026-06-01
    days on market $120,000 Active 27 DOM
17. 2026-05-31
    days on market $120,000 Active 26 DOM
18. 2026-05-30
    days on market $120,000 Active 25 DOM
19. 2026-05-05
    listed $120,000 Active 321-char remark
20. 2021-02-26
    soldstatus $20,000
21. 2006-09-20
    soldstatus $24,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $15,083
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,207
• − Management: −$1,207
• − Depreciation: −$3,491
• Taxable income: $57
• Est. tax owed @ 24.0%: −$14
• After-tax cash flow: $1,950/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): 28,042
• Household income: $51,427
• Rent vs Own: 46.3% rent · 53.7% own
• Severe rent burden: 1399.0

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 0.59)
• Race & ethnicity: White 50% Black 39% Two or more races 7% Hispanic / Latino 5% Asian 2%
• Common ancestry: Slovak 2% Serbian 2% Lithuanian 1%
• Foreign-born: 4% · Canada, Dominican Republic
• Languages at home: 95% English-only · Spanish 4% Other Indo-European 1%

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: ▼ -49.28%
• Current HPI: 238.5992
• 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

+389.8% since first listed

3 events — show timeline

• 2026-05-05 Listed $120,000 DRRAR
• 2021-02-26 Sold (Public Records) $20,000 Public Records
• 2006-09-20 Sold (Public Records) $24,500 Public Records

Property tax history

-2.4%/yr

Latest (2025): $185 · +0.0% YoY. Source: county tax records.