119 Short St · Danville, VA 27315

$99,900

2 bd · 1.0 ba · 1,170 sqft · SingleFamily public records · 76 Days on market

Built 1947 0.75 ac lot

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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 +27.7/30.0
• DSCR +9.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Appreciation +5.7/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beautiful 2-bedroom, 1-Bath home located on a peaceful and quiet dead-end road in Providence, NC. This rare investment property features central heating and air, a newer genorater added for peace of mind, and multiple bonus rooms. The bonus rooms could be used as bedrooms, office space, or storage. Enjoy relaxing on the front porches, or working on a project in the workshop. Home boast a detached carport. With plenty of space inside and out, this home offers comfort and privacy, with room to grow in a peaceful setting.

Key facts

• Detached carport
• Multiple bonus rooms
• Front porches

Tags

• CENTRAL HEATING AND AIR
• NEWER GENERATOR
• MULTIPLE BONUS ROOMS
• FRONT PORCHES
• WORKSHOP
• DETACHED CARPORT

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Detached carport; Carport parking with 2 garage spaces
• Utilities: Public and well water sources; Septic tank sewer; Electric water heater
• Home design: Single-story house; Stick/site built residential structure; Built in 1947; Existing structure
• Construction: Vinyl siding; One level construction
• Exterior features: Approximately 0.75-acre lot; Public-maintained road access; No pool

Interior

• Kitchen: Electric water heater
• Bedrooms: Bedrooms located on main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Forced air heating; Dual fuel heating system; Propane gas heating
• Interior features: Primary bedroom on main level; Attic with access only; Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $300 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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.
• Caswell County Schools (rural): math 24% / reading 37% proficiency, ranked #146 of 178 in NC (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 54 units permitted in Caswell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($691 loan paydown + $1k appreciation (1.4% local appreciation)).
• Caswell County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: built in 1947 — 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 $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 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 1947 — 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: 1.15% ✓
• Cap rate: 9.90%
• Cash-on-cash: 12.88%
• DSCR: 1.57
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.7%
• Equity multiple: 1.82×
• Total profit: $22,802
• Equity at exit: $36,071

10-year hold

• IRR: 18.7%
• Equity multiple: 3.34×
• Total profit: $65,414
• Equity at exit: $49,494

Cash invested: $27,972 (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 27315

• Home prices YoY: 0.7%
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,151 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$44 /mo · $526/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $300

Break-even live

Break-even rent $771

Max offer price $99,900

Occupancy floor 69%

Sensitivity live

Price	-10% $357	-5% $328	+0% $300	+5% $272	+10% $244
Rent	-10% $209	-5% $255	+0% $300	+5% $346	+10% $391
Rate	-1.0pp $350	-0.5pp $326	base $300	+0.5pp $274	+1.0pp $248

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-19
   days on market $99,900 Active 76 DOM
2. 2026-06-18
   days on market $99,900 Active 75 DOM
3. 2026-06-17
   days on market $99,900 Active 74 DOM
4. 2026-06-16
   days on market $99,900 Active 73 DOM
5. 2026-06-15
   days on market $99,900 Active 72 DOM
6. 2026-06-14
   days on market $99,900 Active 70 DOM
7. 2026-06-13
   days on market $99,900 Active 69 DOM
8. 2026-06-10
   days on market $99,900 Active 67 DOM
9. 2026-06-09
   days on market $99,900 Active 66 DOM
10. 2026-06-08
    days on market $99,900 Active 65 DOM
11. 2026-06-07
    pricestatusdays on market $99,900 Active 64 DOM
12. 2026-05-18
    status Pending
13. 2026-05-17
    historical Active Under Contract 524-char remark

    Show marketing remark (524 chars)

    Beautiful 2-bedroom, 1-Bath home located on a peaceful and quiet dead-end road in Providence, NC. This rare investment property features central heating and air, a newer genorater added for peace of mind, and multiple bonus rooms. The bonus rooms could be used as bedrooms, office space, or storage. Enjoy relaxing on the front porches, or working on a project in the workshop. Home boast a detached carport. With plenty of space inside and out, this home offers comfort and privacy, with room to grow in a peaceful setting.

14. 2026-03-18
    listed $104,900 Active 524-char remark

    Show marketing remark (524 chars)

    Beautiful 2-bedroom, 1-Bath home located on a peaceful and quiet dead-end road in Providence, NC. This rare investment property features central heating and air, a newer genorater added for peace of mind, and multiple bonus rooms. The bonus rooms could be used as bedrooms, office space, or storage. Enjoy relaxing on the front porches, or working on a project in the workshop. Home boast a detached carport. With plenty of space inside and out, this home offers comfort and privacy, with room to grow in a peaceful setting.

15. 2026-03-18
    listed $104,900 Active

    Show marketing remark (524 chars)

    Beautiful 2-bedroom, 1-Bath home located on a peaceful and quiet dead-end road in Providence, NC. This rare investment property features central heating and air, a newer genorater added for peace of mind, and multiple bonus rooms. The bonus rooms could be used as bedrooms, office space, or storage. Enjoy relaxing on the front porches, or working on a project in the workshop. Home boast a detached carport. With plenty of space inside and out, this home offers comfort and privacy, with room to grow in a peaceful setting.

ⓘ 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: $526 · $44/mo
• Projected year-2 tax: $819 · $68/mo
• Expected delta: +$294/yr (+$24/mo · 55.9%)

ⓘ 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 ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,815
• − Mortgage interest: −$5,596
• − Property taxes: −$526
• − Insurance: −$500
• − Repairs & maintenance: −$1,105
• − Management: −$1,105
• − Depreciation: −$2,906
• Taxable income: $2,077
• Est. tax owed @ 24.0%: −$499
• After-tax cash flow: $3,103/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: Caswell County Schools
• NCES district ID: 3700660
• Math proficiency: 24% ▼ -2.00%
• Reading proficiency: 37% ▲ 3.00%
• Median HH income: $38,172
• Composite: 25.44/100
• National rank: #7452
• State rank: #146 of 178 in NC

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): 2,005

Population outlook (Caswell County) Hauer SSP2

• Today (2025): 21,389 people
• By 2030: 20,297 · -5.1%
• By 2040: 17,848 · -16.6%
• By 2050: 15,578 · -27.2%
• By 2075: 11,939 · -44.2%
• By 2100: 8,930 · -58.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 17% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Serbian 3% Italian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Caswell

• 2024 margin: Strong R (+24.6) · D 37.4% · R 61.9%
• 2008→2024 swing: -27.7pp toward R · 2008: 3.1pp · 2024: -24.6pp
• All cycles: 2024: R+24.6 2020: R+18.5 2016: R+11.5 2012: R+2.7 2008: D+3.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.38%
• Current HPI: 206.3891
• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-18 Pending — Triad MLS
• 2026-05-17 Contingent — DRRAR
• 2026-03-18 Listed $104,900 DRRAR
• 2026-03-18 Listed $104,900 Triad MLS

Property tax history

+1.7%/yr

Latest (2025): $526 · +6.1% YoY. Source: county tax records.