119 Westhampton Ave · Danville, VA 24541

$179,900

3 bd · 2.0 ba · 2,007 sqft · SingleFamily public records · 24 Days on market

Built 1950 Est $257k · 30% 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).

• ARV discount +15.0/15.0
• Cash flow +14.5/30.0
• DSCR +4.4/10.0
• 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

Attractive 3 BR, 2 full bath home, updated kitchen w/ appliances, dining room, hardwood floors and screened porch. Master Suite on second floor with walk-in closet, office, family room, full bath and deck. Fireplace not wood burning. New Replacement windows! Special Financing Incentives available on this property from SIRVA's preferred lender.

Key facts

• Second story deck
• Upgraded electrical
• 6 year old roof

Tags

• FULL BASEMENT
• SECOND STORY DECK
• PRIVATE UPSTAIRS BALCONY
• UPGRADED ELECTRICAL
• DOUBLE-PANE WINDOWS
• 6 YEAR OLD ROOF

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Composition roof; Vinyl siding
• Construction: Vinyl siding construction; Composition roof; Full unfinished basement
• Exterior features: Front porch

Interior

• Kitchen: Microwave; Refrigerator; Oven
• Bedrooms: One bedroom on the main level
• Flooring: Hardwood flooring
• Bathrooms: Two full bathrooms, one on the main level
• Heating & cooling: Electric heating; Zoned heating
• Interior features: Fireplace in the living room; Full unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $41 ($490/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 $146k (18.7% below list).
• Recommended offer: $146k (18.7% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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.
• 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) — zoned schools average 95% FRL vs 71% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 245 active listings in the ZIP; 54 units permitted in Danville city in 2024 (40 in 5+ unit buildings).
• This rent runs 34% of the median local income ($51k/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 24 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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 $94k; list at $180k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $146,194 (18.7% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.81% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.97%
• DSCR: 1.04
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $256,896
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
145 College Ave	0.09mi	3/2.5	2,016 (+0%)	6mo	$370,000	$184	88
137 Westhampton Ave	0.06mi	3/2.5	2,200 (+10%)	2mo	$330,000	$150	77
113 Canterbury Dr	0.29mi	3/2.5	2,046 (+2%)	10mo	$250,000	$122	73
208 Westhampton Ave	0.18mi	2/2.0 (-1)	1,875 (-7%)	7mo	$240,000	$128	70
1059 W Broad St	0.52mi	3/3.0	2,020 (+1%)	2mo	$220,000	$109	69
126 Wilton Ave	0.54mi	3/2.0	2,143 (+7%)	0mo	$285,000	$133	63
315 Robertson Ave	0.37mi	3/2.0	1,758 (-12%)	2mo	$278,500	$158	61
402 Randolph St	0.47mi	3/2.0	1,768 (-12%)	1mo	$270,000	$153	57
114 Clarendon Cir	0.52mi	3/2.0	2,129 (+6%)	13mo	$200,000	$94	54
263 Rambler Dr	0.45mi	4/2.0 (+1)	2,208 (+10%)	13mo	$278,000	$126	46
5 Selma Ave	0.65mi	3/1.0	1,824 (-9%)	5mo	$95,000	$52	46
809 Bonner Ave	0.65mi	4/2.0 (+1)	2,240 (+12%)	12mo	$180,000	$80	35

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: -14.8%
• Equity multiple: 0.47×
• Total profit: $-26,608
• Equity at exit: $26,824

10-year hold

• IRR: -6.2%
• Equity multiple: 0.60×
• Total profit: $-20,054
• Equity at exit: $15,554

Cash invested: $50,372 (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: 245
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,462 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$96 /mo · $1,149/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $41

Break-even live

Break-even rent $1,410

Max offer price $179,900

Occupancy floor 92%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $179,900 Active 24 DOM
2. 2026-06-18
   days on market $179,900 Active 23 DOM
3. 2026-06-17
   days on market $179,900 Active 22 DOM
4. 2026-06-16
   days on market $179,900 Active 21 DOM
5. 2026-06-15
   days on market $179,900 Active 20 DOM
6. 2026-06-14
   days on market $179,900 Active 18 DOM
7. 2026-06-13
   days on market $179,900 Active 17 DOM
8. 2026-06-10
   days on market $179,900 Active 15 DOM
9. 2026-06-09
   days on market $179,900 Active 14 DOM
10. 2026-06-09
    price $179,900 Active 13 DOM
11. 2026-06-08
    days on market $189,000 Active 13 DOM
12. 2026-06-07
    days on market $189,000 Active 12 DOM
13. 2026-06-05
    days on market $189,000 Active 9 DOM
14. 2026-06-03
    remarks 699-char remark
15. 2026-06-02
    days on market $189,000 Active 7 DOM
16. 2026-06-01
    days on market $189,000 Active 6 DOM
17. 2026-05-31
    days on market $189,000 Active 5 DOM
18. 2026-05-30
    days on market $189,000 Active 4 DOM
19. 2026-05-27
    listed $189,000 Active
20. 2016-08-30
    soldstatus $94,000
21. 2016-08-25
    soldstatus $94,000 345-char remark

    Show marketing remark (345 chars)

    Attractive 3 BR, 2 full bath home, updated kitchen w/ appliances, dining room, hardwood floors and screened porch. Master Suite on second floor with walk-in closet, office, family room, full bath and deck. Fireplace not wood burning. New Replacement windows! Special Financing Incentives available on this property from SIRVA's preferred lender.

22. 2015-06-15
    listed $105,000 345-char remark

    Show marketing remark (345 chars)

    Attractive 3 BR, 2 full bath home, updated kitchen w/ appliances, dining room, hardwood floors and screened porch. Master Suite on second floor with walk-in closet, office, family room, full bath and deck. Fireplace not wood burning. New Replacement windows! Special Financing Incentives available on this property from SIRVA's preferred lender.

23. 2003-05-16
    soldstatus $94,900

ⓘ 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: $1,149 · $96/mo
• Projected year-2 tax: $1,475 · $123/mo
• Expected delta: +$326/yr (+$27/mo · 28.4%)

ⓘ 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 ≥104°F today · 18 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: $17,543
• − Mortgage interest: −$10,077
• − Property taxes: −$1,149
• − Insurance: −$900
• − Repairs & maintenance: −$1,403
• − Management: −$1,403
• − Depreciation: −$5,233
• Taxable loss: −$2,623
• Est. tax savings @ 24.0%: +$629
• After-tax cash flow: $1,119/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

+99.2% since first listed

5 events — show timeline

• 2026-05-27 Listed $189,000 DRRAR
• 2016-08-30 Sold (Public Records) $94,000 Public Records
• 2016-08-25 Sold (MLS) $94,000 DRRAR
• 2015-06-15 Listed $105,000 DRRAR
• 2003-05-16 Sold (Public Records) $94,900 Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,149 · +0.0% YoY. Source: county tax records.