135 Sutherlin Ave · Danville, VA 24541

$235,000

6 bd · 3.0 ba · 5,335 sqft · SingleFamily public records · 286 Days on market

Built 1907 7,218 sqft lot $44/sqft · 42% below area Est $458k · 49% 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 +11.8/30.0
• Livability +3.9/5.0
• DSCR +3.5/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well kept historical home in downtown Danville. 6 bedrooms, 2 baths, finished space in lower level and in attic. 6,000 +/- square feet with all the historical features available. Beautiful hardwood flooring. High ceilings. Beautiful moldings and woodworking. seven fireplaces pocket doors. New boiler. Covered porch. Off street parking in carriage house. Priced to sell!

Key facts

• Hardwood flooring
• Finished space
• Historical home

Tags

• HISTORICAL HOME
• FINISHED SPACE
• HARDWOOD FLOORING
• HIGH CEILINGS
• MOLDINGS AND WOODWORKING
• SEVEN FIREPLACES

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-66 ($-795/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (27.3% below list).
• Recommended offer: $171k (27.3% below list) — sets the bar for 1% rule.

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); 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: 249 active listings in the ZIP; 54 units permitted in Danville city in 2024 (40 in 5+ unit buildings).
• This rent runs 40% 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 $2k of loan paydown is wiped out by about $7k 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 286 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $57k; list at $235k implies a 314% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1907 — 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 $170,748 (27.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 286 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1907 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.73% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.21%
• DSCR: 0.95
• GRM: 11.5

CMA / ARV

• ARV (median comp): $457,846
• List price: $235,000
• Delta: -48.67%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
161 Holbrook Ave	0.09mi	6/4.0	5,096 (-4%)	23mo	$555,000	$109	65
243 West Main St	0.55mi	5/3.0 (-1)	4,778 (-10%)	21mo	$500,000	$105	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: -18.3%
• Equity multiple: 0.36×
• Total profit: $-42,402
• Equity at exit: $35,039

10-year hold

• IRR: -10.8%
• Equity multiple: 0.35×
• Total profit: $-42,772
• Equity at exit: $20,319

Cash invested: $65,800 (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: 11.5×

Monthly cashflow live

• Estimated rent: $1,707 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$85 /mo · $1,018/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $-66

Break-even live

Break-even rent $1,791

Max offer price $223,298

Occupancy floor 99%

Sensitivity live

Price	-10% $67	-5% $0	+0% $-66	+5% $-133	+10% $-199
Rent	-10% $-201	-5% $-134	+0% $-66	+5% $1	+10% $69
Rate	-1.0pp $52	-0.5pp $-6	base $-66	+0.5pp $-127	+1.0pp $-189

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $235,000 Active 286 DOM
2. 2026-06-19
   days on market $235,000 Active 284 DOM
3. 2026-06-18
   days on market $235,000 Active 283 DOM
4. 2026-06-17
   days on market $235,000 Active 282 DOM
5. 2026-06-16
   days on market $235,000 Active 281 DOM
6. 2026-06-15
   days on market $235,000 Active 280 DOM
7. 2026-06-14
   days on market $235,000 Active 278 DOM
8. 2026-06-13
   days on market $235,000 Active 277 DOM
9. 2026-06-10
   days on market $235,000 Active 275 DOM
10. 2026-06-09
    days on market $235,000 Active 274 DOM
11. 2026-06-08
    days on market $235,000 Active 273 DOM
12. 2026-06-07
    days on market $235,000 Active 272 DOM
13. 2026-06-05
    days on market $235,000 Active 269 DOM
14. 2026-06-02
    days on market $235,000 Active 267 DOM
15. 2026-06-01
    days on market $235,000 Active 266 DOM
16. 2026-05-31
    days on market $235,000 Active 265 DOM
17. 2026-05-30
    days on market $235,000 Active 264 DOM
18. 2025-09-08
    listed $235,000 Active 370-char remark

    Show marketing remark (370 chars)

    Well kept historical home in downtown Danville. 6 bedrooms, 2 baths, finished space in lower level and in attic. 6,000 +/- square feet with all the historical features available. Beautiful hardwood flooring. High ceilings. Beautiful moldings and woodworking. seven fireplaces pocket doors. New boiler. Covered porch. Off street parking in carriage house. Priced to sell!

19. 1990-06-11
    soldstatus $56,700

ⓘ 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: $1,018 · $85/mo
• Projected year-2 tax: $1,927 · $161/mo
• Expected delta: +$909/yr (+$76/mo · 89.2%)

ⓘ 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 · 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: $20,490
• − Mortgage interest: −$13,164
• − Property taxes: −$1,018
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,639
• − Management: −$1,639
• − Depreciation: −$6,836
• Taxable loss: −$4,982
• Est. tax savings @ 24.0%: +$1,196
• After-tax cash flow: $401/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

+314.5% since first listed

2 events — show timeline

• 2025-09-08 Listed $235,000 DRRAR
• 1990-06-11 Sold (Public Records) $56,700 Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,018 · +0.0% YoY. Source: county tax records.