197 Sunset Dr · Danville, VA 24540

$162,000

2 bd · 1.0 ba · 1,627 sqft · SingleFamily public records · 32 Days on market

Built 1950 5,663 sqft lot

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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 +14.0/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• Livability +3.9/5.0
• Schools +3.0/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home! In the living room, you will find an insert fireplace offering the cozy comfort you've been looking for. The partially covered deck & fenced-in backyard are perfect for entertaining. Partially finished basement with possible third bedroom or den gives additional space to make your own. The 7 year old roof and sump pump in the basement offer peace of mind for years to come! No warranties expressed or implied. Lot size & square footage estimated

Key facts

• Large back deck
• Finished space
• Remodeled bathroom

Tags

• REMODELED BATHROOM
• HARDWOOD FLOORS
• DINING AREA
• LARGE BACK DECK
• PRIVATE BACK YARD
• FINISHED SPACE

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Residential property
• Construction: Brick construction; Composition roof; Full basement
• Exterior features: Deck; Porch; Fenced yard

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Hardwood; Laminate; Vinyl
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Natural gas heating; Electric heating; Window air conditioning units
• Interior features: Insulated windows; Living room fireplace; Basement with exterior entry, partially finished

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $162k.

Deal economics

• At list price, monthly cash flow is $22 ($266/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 $127k (21.5% below list).
• Recommended offer: $127k (21.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 5.2% 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: Woodberry Hills Elementary (math 5% / reading 34%, grade F, #1,082 of 1,108 statewide, top 98%, 394 students, 98% FRL); Westwood Middle (math 22% / reading 40%, grade F, #333 of 342 statewide, top 97%, 609 students, 90% 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: 212 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 86% of comp listings sitting > 30 days — soft ceiling on asking rent; 54 units permitted in Danville city in 2024 (40 in 5+ unit buildings).
• This rent runs 32% 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 32 days — a 3% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $135k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $127,128 (21.5% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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?
7. 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.
8. 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.
9. 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: 0.78% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.59%
• DSCR: 1.03
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $84,604
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 Baugh St	0.39mi	2/1.0	1,530 (-6%)	9mo	$25,000	$16	64
794 Washington St	0.27mi	3/2.0 (+1)	1,722 (+6%)	11mo	$59,900	$35	59
133 W Thomas St #0	0.45mi	3/1.0 (+1)	1,771 (+9%)	0mo	$50,000	$28	59
815 Wyllie Ave	0.62mi	3/1.5 (+1)	1,632 (+0%)	6mo	$12,100	$7	58
1327 Myrtle Ave	0.40mi	2/1.5	1,442 (-11%)	12mo	$75,000	$52	50
192 North Ave	0.65mi	3/1.5 (+1)	1,509 (-7%)	5mo	$120,500	$80	47
133 Eden Pl	0.71mi	3/1.5 (+1)	1,731 (+6%)	4mo	$172,500	$100	46
119 Moffett St	0.68mi	3/1.0 (+1)	1,806 (+11%)	2mo	$140,000	$78	43
456 Brightwell Dr	0.67mi	3/2.0 (+1)	1,762 (+8%)	3mo	$221,000	$125	43
202 Moffett St	0.72mi	3/1.0 (+1)	1,428 (-12%)	2mo	$38,000	$27	39
132 Mulberry Rd	0.52mi	3/2.0 (+1)	1,846 (+14%)	10mo	$124,900	$68	36
1417 N Main St	0.70mi	2/2.0	1,452 (-11%)	11mo	$35,000	$24	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.4%
• Equity multiple: 0.45×
• Total profit: $-24,904
• Equity at exit: $24,155

10-year hold

• IRR: -7.0%
• Equity multiple: 0.56×
• Total profit: $-20,132
• Equity at exit: $14,007

Cash invested: $45,360 (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: 212
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,271 high
• Mortgage (P&I): −$850
• Tax from tax record: −$65 /mo · $781/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $22

Break-even live

Break-even rent $1,243

Max offer price $162,000

Occupancy floor 93%

Sensitivity live

Price	-10% $114	-5% $68	+0% $22	+5% $-24	+10% $-70
Rent	-10% $-78	-5% $-28	+0% $22	+5% $72	+10% $123
Rate	-1.0pp $104	-0.5pp $63	base $22	+0.5pp $-20	+1.0pp $-63

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: $40,500
• Closing costs: $4,860
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
601 Bridge St Unit 117 Danville, VA	2.0	2.0	1294	$1,650	$1.28	23d	1	1.10mi
601 Bridge St Unit 15 Danville, VA	2.0	1.0	1294	$1,400	$1.08	45d	1	1.10mi
601 Bridge St Unit 116 Danville, VA	2.0	1.0	1294	$1,575	$1.22	45d	1	1.10mi
614 Lynn St Apt 303 Danville, VA	2.0	2.0	1200	$929	$0.77	45d	1	1.23mi
614 Lynn St Apt 312 Danville, VA	2.0	1.5	1200	$929	$0.77	45d	1	1.23mi
423 Chestnut St Unit 1 Danville, VA	2.0	1.0	1200	$1,400	$1.17	45d	1	1.40mi
717 Temple Ave Danville, VA	3.0	1.5	1327	$1,179	$0.89	45d	1	1.46mi

Listing history 27 events

1. 2026-06-22
   days on market $162,000 Active Under Contract 32 DOM
2. 2026-06-21
   statusdays on market $162,000 Active Under Contract 31 DOM
3. 2026-06-19
   days on market $162,000 Active 29 DOM
4. 2026-06-18
   days on market $162,000 Active 28 DOM
5. 2026-06-17
   days on market $162,000 Active 27 DOM
6. 2026-06-16
   days on market $162,000 Active 26 DOM
7. 2026-06-15
   days on market $162,000 Active 25 DOM
8. 2026-06-14
   days on market $162,000 Active 23 DOM
9. 2026-06-13
   pricedays on market $162,000 Active 22 DOM
10. 2026-06-10
    days on market $169,000 Active 20 DOM
11. 2026-06-09
    days on market $169,000 Active 19 DOM
12. 2026-06-08
    days on market $169,000 Active 18 DOM
13. 2026-06-07
    days on market $169,000 Active 17 DOM
14. 2026-06-05
    days on market $169,000 Active 14 DOM
15. 2026-06-02
    days on market $169,000 Active 12 DOM
16. 2026-06-01
    days on market $169,000 Active 11 DOM
17. 2026-05-31
    days on market $169,000 Active 10 DOM
18. 2026-05-30
    days on market $169,000 Active 9 DOM
19. 2026-05-21
    listed $169,000 Active
20. 2024-10-28
    soldstatus $135,000 Closed 473-char remark

    Show marketing remark (473 chars)

    Welcome home! In the living room, you will find an insert fireplace offering the cozy comfort you've been looking for. The partially covered deck & fenced-in backyard are perfect for entertaining. Partially finished basement with possible third bedroom or den gives additional space to make your own. The 7 year old roof and sump pump in the basement offer peace of mind for years to come! No warranties expressed or implied. Lot size & square footage estimated

21. 2024-10-28
    soldstatus $315,000

    Show marketing remark (473 chars)

    Welcome home! In the living room, you will find an insert fireplace offering the cozy comfort you've been looking for. The partially covered deck & fenced-in backyard are perfect for entertaining. Partially finished basement with possible third bedroom or den gives additional space to make your own. The 7 year old roof and sump pump in the basement offer peace of mind for years to come! No warranties expressed or implied. Lot size & square footage estimated

22. 2024-10-11
    status Pending 473-char remark

    Show marketing remark (473 chars)

    Welcome home! In the living room, you will find an insert fireplace offering the cozy comfort you've been looking for. The partially covered deck & fenced-in backyard are perfect for entertaining. Partially finished basement with possible third bedroom or den gives additional space to make your own. The 7 year old roof and sump pump in the basement offer peace of mind for years to come! No warranties expressed or implied. Lot size & square footage estimated

23. 2024-09-08
    historical Active Under Contract 473-char remark

    Show marketing remark (473 chars)

    Welcome home! In the living room, you will find an insert fireplace offering the cozy comfort you've been looking for. The partially covered deck & fenced-in backyard are perfect for entertaining. Partially finished basement with possible third bedroom or den gives additional space to make your own. The 7 year old roof and sump pump in the basement offer peace of mind for years to come! No warranties expressed or implied. Lot size & square footage estimated

24. 2024-09-05
    listed $135,000 Active 473-char remark

    Show marketing remark (473 chars)

    Welcome home! In the living room, you will find an insert fireplace offering the cozy comfort you've been looking for. The partially covered deck & fenced-in backyard are perfect for entertaining. Partially finished basement with possible third bedroom or den gives additional space to make your own. The 7 year old roof and sump pump in the basement offer peace of mind for years to come! No warranties expressed or implied. Lot size & square footage estimated

25. 2022-11-15
    soldstatus $124,500 270-char remark

    Show marketing remark (270 chars)

    Adorable brick ranch, hardwood floors, roof is 5 years old, partially finished basement with walkout that could be used as third bedroom or den. Home has updated insulated windows, fresh paint, paved driveway, fenced in backyard, and large deck perfect for entertaining.

26. 2022-08-30
    listed $128,000 270-char remark

    Show marketing remark (270 chars)

    Adorable brick ranch, hardwood floors, roof is 5 years old, partially finished basement with walkout that could be used as third bedroom or den. Home has updated insulated windows, fresh paint, paved driveway, fenced in backyard, and large deck perfect for entertaining.

27. 2022-07-26
    soldstatus $70,000

ⓘ 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: $781 · $65/mo
• Projected year-2 tax: $1,328 · $111/mo
• Expected delta: +$547/yr (+$46/mo · 70.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°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: $15,255
• − Mortgage interest: −$9,075
• − Property taxes: −$781
• − Insurance: −$810
• − Repairs & maintenance: −$1,220
• − Management: −$1,220
• − Depreciation: −$4,713
• Taxable loss: −$2,564
• Est. tax savings @ 24.0%: +$615
• After-tax cash flow: $881/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

+131.4% since first listed

11 events — show timeline

• 2026-06-20 Contingent — DRRAR
• 2026-06-11 Price Changed $162,000 DRRAR
• 2026-05-21 Listed $169,000 DRRAR
• 2024-10-28 Sold (Public Records) $315,000 Public Records
• 2024-10-28 Sold (MLS) $135,000 MHPCAR
• 2024-10-11 Pending — MHPCAR
• 2024-09-08 Contingent — MHPCAR
• 2024-09-05 Listed $135,000 MHPCAR
• 2022-11-15 Sold (MLS) $124,500 DRRAR
• 2022-08-30 Listed $128,000 DRRAR
• 2022-07-26 Sold (Public Records) $70,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $781 · +0.0% YoY. Source: county tax records.