725 Milton Hwy · Danville, VA 24586

$137,700

3 bd · 1.5 ba · 1,500 sqft · SingleFamily public records · 65 Days on market

Built 1969 0.38 ac lot $92/sqft · 42% below area Est $236k · 42% under ↓ 26% since listing

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Why this score? — see what drove the B 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 +21.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• Appreciation +6.5/10.0
• Schools +6.0/10.0
• 1% rule +4.9/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

If you are looking for a project to test your skills in home remodeling, here is the project for you! It has a dated interior and then some. The metal roof starts you off on the right foot. Bring your tape measure and paper/pencil when previewing so you can get start making notes for your punch list. There are 3 fireplaces in the home. Note the double sink vanity in the main bath. Looking for CASH offers!! Property sold as is, conveys via special warranty deed. Property info per assessor, buyer to verify to their satisfaction. Age/condition of roof, plumbing HVAC, mechanicals, etc. unknown. The seller does not accept blind offers or escalation clauses.

Key facts

• Metal roof
• 3 fireplaces
• Double sink vanity

Tags

• METAL ROOF
• DOUBLE SINK VANITY
• 3 FIREPLACES

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $138k.

Deal economics

• At list price, monthly cash flow is $214 ($3k/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 $137k (0.6% below list).
• Recommended offer: $129k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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.
• Pittsylvania County Public School District (rural): math 65% / reading 78% proficiency, ranked #22 of 131 in VA (top 17%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 12 active listings in the ZIP; 72 units permitted in Pittsylvania County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($952 loan paydown + $4k appreciation (3.1% local appreciation)).
• Pittsylvania County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.1% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($129k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,437 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.99% ✗
• Cap rate: 8.16%
• Cash-on-cash: 6.67%
• DSCR: 1.30
• GRM: 8.4

CMA / ARV

• ARV (median comp): $235,922
• List price: $137,700
• Delta: -41.63%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Projected returns pro-forma

3.1% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.0%
• Equity multiple: 1.80×
• Total profit: $30,928
• Equity at exit: $62,691

10-year hold

• IRR: 15.7%
• Equity multiple: 3.34×
• Total profit: $90,059
• Equity at exit: $97,221

Cash invested: $38,556 (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 24586

• Home prices YoY: 1.8%
• Active inventory: 12
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,369 medium
• Mortgage (P&I): −$722
• Tax from tax record: −$88 /mo · $1,053/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $214

Break-even live

Break-even rent $1,098

Max offer price $137,700

Occupancy floor 79%

Sensitivity live

Price	-10% $292	-5% $253	+0% $214	+5% $175	+10% $136
Rent	-10% $106	-5% $160	+0% $214	+5% $268	+10% $322
Rate	-1.0pp $284	-0.5pp $249	base $214	+0.5pp $179	+1.0pp $142

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: $34,425
• Closing costs: $4,131
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $137,700 Active 65 DOM
2. 2026-06-18
   days on market $137,700 Active 64 DOM
3. 2026-06-17
   days on market $137,700 Active 63 DOM
4. 2026-06-16
   days on market $137,700 Active 62 DOM
5. 2026-06-15
   days on market $137,700 Active 61 DOM
6. 2026-06-14
   days on market $137,700 Active 59 DOM
7. 2026-06-13
   days on market $137,700 Active 58 DOM
8. 2026-06-10
   days on market $137,700 Active 56 DOM
9. 2026-06-09
   days on market $137,700 Active 55 DOM
10. 2026-06-08
    days on market $137,700 Active 54 DOM
11. 2026-06-07
    days on market $137,700 Active 53 DOM
12. 2026-06-03
    days on market $137,700 Active 49 DOM
13. 2026-06-03
    price $137,700 Active 48 DOM
14. 2026-06-02
    days on market $139,500 Active 48 DOM
15. 2026-06-01
    days on market $139,500 Active 47 DOM
16. 2026-05-31
    days on market $139,500 Active 46 DOM
17. 2026-05-30
    days on market $139,500 Active 45 DOM
18. 2026-04-16
    listed $139,500 Active 661-char remark

    Show marketing remark (661 chars)

    If you are looking for a project to test your skills in home remodeling, here is the project for you! It has a dated interior and then some. The metal roof starts you off on the right foot. Bring your tape measure and paper/pencil when previewing so you can get start making notes for your punch list. There are 3 fireplaces in the home. Note the double sink vanity in the main bath. Looking for CASH offers!! Property sold as is, conveys via special warranty deed. Property info per assessor, buyer to verify to their satisfaction. Age/condition of roof, plumbing HVAC, mechanicals, etc. unknown. The seller does not accept blind offers or escalation clauses.

19. 2026-04-03
    price $139,500
20. 2026-02-23
    price $147,250
21. 2026-01-28
    listed $155,000 Active
22. 2025-06-16
    historical
23. 2025-04-22
    price $150,000
24. 2025-04-22
    price $150,000
25. 2025-04-01
    listed $170,000 Active
26. 2025-02-20
    price $170,000
27. 2025-02-07
    price $185,000
28. 2024-12-19
    listed $188,000 Active

ⓘ 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: $1,053 · $88/mo
• Projected year-2 tax: $1,129 · $94/mo
• Expected delta: +$76/yr (+$6/mo · 7.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,427
• − Mortgage interest: −$7,713
• − Property taxes: −$1,053
• − Insurance: −$688
• − Repairs & maintenance: −$1,314
• − Management: −$1,314
• − Depreciation: −$4,006
• Taxable income: $338
• Est. tax owed @ 24.0%: −$81
• After-tax cash flow: $2,489/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: Pittsylvania County Public School District
• NCES district ID: 5102940
• Math proficiency: 65% ▼ -22.00%
• Reading proficiency: 78% ▼ -4.00%
• Median HH income: $41,672
• Composite: 59.77/100
• National rank: #900
• State rank: #22 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

• City population: 59,055
• Population (ZIP): 4,140

Population outlook (Pittsylvania County) Hauer SSP2

• Today (2025): 58,725 people
• By 2030: 56,388 · -4.0%
• By 2040: 51,088 · -13.0%
• By 2050: 45,875 · -21.9%
• By 2075: 36,555 · -37.8%
• By 2100: 28,288 · -51.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Black 20% Two or more races 2%
• Common ancestry: Scandinavian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · German/W. Germanic 1%

Political lean MEDSL · Pittsylvania

• 2024 margin: Solid R (+43.1) · D 28.1% · R 71.3%
• 2008→2024 swing: -19.1pp toward R · 2008: -24.0pp · 2024: -43.1pp
• All cycles: 2024: R+43.1 2020: R+39.8 2016: R+39.6 2012: R+27.5 2008: R+24.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.10%
• Current HPI: 175.2001
• Rent YoY: —
• Metro: —
• 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

-25.8% since first listed

11 events — show timeline

• 2026-04-16 Listed $139,500 MHPCAR
• 2026-04-03 Price Changed $139,500 SCAR
• 2026-02-23 Price Changed $147,250 SCAR
• 2026-01-28 Listed $155,000 SCAR
• 2025-06-16 Listing Removed — MLSRV
• 2025-04-22 Price Changed $150,000 MHPCAR
• 2025-04-22 Price Changed $150,000 MLSRV
• 2025-04-01 Listed $170,000 MLSRV
• 2025-02-20 Price Changed $170,000 MHPCAR
• 2025-02-07 Price Changed $185,000 MHPCAR
• 2024-12-19 Listed $188,000 MHPCAR

Property tax history

+4.8%/yr

Latest (2025): $1,053 · +0.0% YoY. Source: county tax records.