13 Oak Ridge Ave · Danville, VA 24541

$129,900

2 bd · 1.0 ba · 1,350 sqft · SingleFamily public records · 15 Days on market

Built 1950 0.30 ac lot Est $112k · 16% over

---

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 +25.8/30.0
• DSCR +8.6/10.0
• 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
• ARV discount +0.3/15.0
• Appreciation +0.0/10.0

Listing remarks

Warm, inviting & full of potential, this 2-bedroom home offers flexible living with the opportunity to easily create a 3rd bedroom. The layout includes two living rooms, a fireplace, one full bath & a screened porch overlooking the backyard. Enjoy driveway parking, a one-car garage & two storage buildings for added convenience. Located within walking distance to Caesars Casino, this property offers great space, functionality & room to make it your own. Interior photos will be added soon!

Key facts

• One car garage
• Screened porch
• Two living rooms

Tags

• TWO LIVING ROOMS
• FIREPLACE
• SCREENED PORCH
• DRIVEWAY PARKING
• ONE CAR GARAGE
• TWO STORAGE BUILDINGS

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property
• Construction: Metal roof; Vinyl siding; Above-grade finished area reported
• Exterior features: Front porch; Level lot; Outbuilding

Interior

• Kitchen: Electric range
• Bedrooms: 3 main-level bedrooms
• Flooring: Vinyl flooring; Carpet flooring
• Bathrooms: 1 full bathroom (1 on the main level)
• Heating & cooling: Natural gas heating
• Interior features: Storm windows; Living room fireplace; Crawl space basement; 6 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $314 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 5.3% 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: Schoolfield Elementary (math 22% / reading 40%, grade F, #1,004 of 1,108 statewide, top 91%, 500 students, 98% FRL); O. Trent Bonner Middle (math 33% / reading 53%, grade D-, #288 of 342 statewide, top 85%, 678 students, 91% FRL) — zoned schools average 94% FRL vs 71% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 245 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 ($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 $898 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 15 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

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 $127,951 (1.5% 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. 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.
6. 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.
7. 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: 9.20%
• Cash-on-cash: 10.37%
• DSCR: 1.46
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $112,050
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
87 Bishop Ave	0.09mi	3/2.0 (+1)	1,269 (-6%)	13mo	$47,500	$37	66
57 Glen Oak Dr	0.54mi	2/1.0	1,248 (-8%)	10mo	$80,000	$64	54
73 Fairfield Ave	0.65mi	3/1.0 (+1)	1,368 (+1%)	12mo	$115,000	$84	52
268 Park Cir	0.44mi	2/1.5	1,216 (-10%)	11mo	$144,500	$119	52
89 Schoolfield Dr	0.66mi	3/1.0 (+1)	1,207 (-11%)	1mo	$90,000	$75	46
29 Schoolfield Dr	0.46mi	2/1.5	1,152 (-15%)	23mo	$155,000	$135	33
45 Laurel Ave	0.66mi	3/1.0 (+1)	1,548 (+15%)	14mo	$99,500	$64	28
45 Baltimore Ave	0.61mi	3/1.0 (+1)	1,150 (-15%)	18mo	$95,000	$83	26

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: -0.8%
• Equity multiple: 0.97×
• Total profit: $-1,102
• Equity at exit: $19,369

10-year hold

• IRR: 8.8%
• Equity multiple: 1.67×
• Total profit: $24,549
• Equity at exit: $11,231

Cash invested: $36,372 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,360 high
• Mortgage (P&I): −$681
• Tax from tax record: −$25 /mo · $295/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $314

Break-even live

Break-even rent $962

Max offer price $129,900

Occupancy floor 72%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
66 Carlson Ave Danville, VA	2.0	1.0	966	$1,000	$1.04	44d	1	0.60mi
107 Baltimore Ave Danville, VA	2.0	1.0	902	$914	$1.01	21d	1	0.77mi
732 Hughes St Danville, VA	2.0	1.0	900	$1,800	$2.00	44d	1	0.86mi
671 Park Ave Danville, VA	2.0	1.0	942	$1,100	$1.17	44d	1	0.88mi
721 Chatham Ave Unit A Danville, VA	3.0	1.0	950	$1,350	$1.42	13d	1	0.95mi
119 Martin Ave Danville, VA	3.0	1.5	1100	$1,700	$1.55	44d	1	1.05mi
528 River Oak Dr Danville, VA	3.0	2.0	1830	$2,700	$1.48	44d	1	1.28mi
181 Banner St Danville, VA	3.0	1.0	1176	$1,389	$1.18	44d	1	1.31mi

Listing history 13 events

1. 2026-06-19
   days on market $129,900 Active 15 DOM
2. 2026-06-18
   days on market $129,900 Active 14 DOM
3. 2026-06-17
   days on market $129,900 Active 13 DOM
4. 2026-06-16
   days on market $129,900 Active 12 DOM
5. 2026-06-15
   days on market $129,900 Active 11 DOM
6. 2026-06-14
   days on market $129,900 Active 9 DOM
7. 2026-06-13
   days on market $129,900 Active 8 DOM
8. 2026-06-10
   days on market $129,900 Active 6 DOM
9. 2026-06-09
   days on market $129,900 Active 5 DOM
10. 2026-06-08
    days on market $129,900 Active 4 DOM
11. 2026-06-07
    days on market $129,900 Active 3 DOM
12. 2026-06-05
    remarks 500-char remark
13. 2026-06-05
    listed $129,900 Active 1 DOM

ⓘ 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: $295 · $25/mo
• Projected year-2 tax: $1,065 · $89/mo
• Expected delta: +$770/yr (+$64/mo · 260.5%)

ⓘ 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 1/10 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: $16,316
• − Mortgage interest: −$7,276
• − Property taxes: −$295
• − Insurance: −$650
• − Repairs & maintenance: −$1,305
• − Management: −$1,305
• − Depreciation: −$3,779
• Taxable income: $1,705
• Est. tax owed @ 24.0%: −$409
• After-tax cash flow: $3,361/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

+8.2% since first listed

2 events — show timeline

• 2026-06-04 Listed $129,900 DRRAR
• 2025-04-08 Sold (Public Records) $120,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $295 · +0.0% YoY. Source: county tax records.