334 Church St · Danville, VA 24540

$39,900

2 bd · 2.0 ba · 1,488 sqft · Other public records · 255 Days on market

Built 1910 5,227 sqft lot $27/sqft · 31% below area Est $58k · 31% under ↓ 11% since listing

---

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

Listing remarks MLS

INVESTOR SPECIAL! Don't miss this excellent opportunity to add a promising property to your rental portfolio or transform it into your next renovation project. This 2 bedroom, 2 full bath home features large rooms, fireplaces, and tons of potential with the right vision and updates. With a little TLC, this home could shine again! Sold strictly 'As-Is' - traditional financing will not qualify.

Key facts

• 5,227 sq ft lot
• Built 1910
• Listed 255 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $40k.

Deal economics

• At list price, monthly cash flow is $741 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.
• Cap rate 28.6% vs local median 5.2% 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.
• Market conditions: 212 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 31% 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 $276 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 255 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $35,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 255 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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: 3.10% ✓
• Cap rate: 28.57%
• Cash-on-cash: 79.55%
• DSCR: 4.54
• GRM: 2.7

CMA / ARV

• ARV (median comp): $57,888
• List price: $39,900
• Delta: -31.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 79.7%
• Equity multiple: 4.64×
• Total profit: $40,699
• Equity at exit: $5,949

10-year hold

• IRR: 83.1%
• Equity multiple: 9.61×
• Total profit: $96,158
• Equity at exit: $3,450

Cash invested: $11,172 (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: 2.7×

Monthly cashflow live

• Estimated rent: $1,237 high
• Mortgage (P&I): −$209
• Tax from tax record: −$11 /mo · $134/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $741

Break-even live

Break-even rent $300

Max offer price $39,900

Occupancy floor 35%

Sensitivity live

Price	-10% $763	-5% $752	+0% $741	+5% $729	+10% $718
Rent	-10% $643	-5% $692	+0% $741	+5% $789	+10% $838
Rate	-1.0pp $761	-0.5pp $751	base $741	+0.5pp $730	+1.0pp $720

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
315 Lynn St Apt 404 Danville, VA	2.0	2.0	1046	$1,500	$1.43	45d	1	0.67mi
601 Bridge St Unit 15 Danville, VA	2.0	1.0	1294	$1,400	$1.08	45d	1	0.72mi
601 Bridge St Unit 116 Danville, VA	2.0	1.0	1294	$1,575	$1.22	45d	1	0.72mi
601 Bridge St Unit 117 Danville, VA	2.0	2.0	1294	$1,650	$1.28	22d	1	0.72mi
601 Bridge St Unit 212 Danville, VA	1.0	1.0	1046	$1,300	$1.24	22d	1	0.72mi
712 Edwin Ct Danville, VA	2.0	1.0	969	$700	$0.72	45d	1	0.80mi
614 Lynn St Apt 312 Danville, VA	2.0	1.5	1200	$929	$0.77	45d	1	0.86mi
614 Lynn St Apt 303 Danville, VA	2.0	2.0	1200	$929	$0.77	45d	1	0.86mi
128 Lowell St Danville, VA	3.0	1.0	918	$1,050	$1.14	45d	1	1.01mi
423 Chestnut St Unit 1 Danville, VA	2.0	1.0	1200	$1,400	$1.17	45d	1	1.13mi
717 Temple Ave Danville, VA	3.0	1.5	1327	$1,179	$0.89	45d	1	1.13mi
117 Ida St Danville, VA	3.0	1.0	925	$1,163	$1.26	45d	1	1.31mi
240 Lady Astor Pl Unit 241-10 Danville, VA	2.0	1.5	1246	$1,100	$0.88	45d	1	1.43mi
240 Lady Astor Pl Unit 241-3 Danville, VA	2.0	2.0	1246	$1,130	$0.91	45d	1	1.43mi

Listing history 23 events

1. 2026-06-21
   days on market $39,900 Active 255 DOM
2. 2026-06-19
   days on market $39,900 Active 253 DOM
3. 2026-06-18
   days on market $39,900 Active 252 DOM
4. 2026-06-17
   days on market $39,900 Active 251 DOM
5. 2026-06-16
   days on market $39,900 Active 250 DOM
6. 2026-06-15
   days on market $39,900 Active 249 DOM
7. 2026-06-14
   days on market $39,900 Active 247 DOM
8. 2026-06-13
   days on market $39,900 Active 246 DOM
9. 2026-06-10
   days on market $39,900 Active 244 DOM
10. 2026-06-09
    days on market $39,900 Active 243 DOM
11. 2026-06-08
    days on market $39,900 Active 242 DOM
12. 2026-06-07
    days on market $39,900 Active 241 DOM
13. 2026-06-05
    days on market $39,900 Active 238 DOM
14. 2026-06-02
    days on market $39,900 Active 236 DOM
15. 2026-06-01
    days on market $39,900 Active 235 DOM
16. 2026-05-31
    days on market $39,900 Active 234 DOM
17. 2026-05-30
    days on market $39,900 Active 233 DOM
18. 2026-03-20
    price $39,900 395-char remark

    Show marketing remark (395 chars)

    INVESTOR SPECIAL! Don't miss this excellent opportunity to add a promising property to your rental portfolio or transform it into your next renovation project. This 2 bedroom, 2 full bath home features large rooms, fireplaces, and tons of potential with the right vision and updates. With a little TLC, this home could shine again! Sold strictly 'As-Is' - traditional financing will not qualify.

19. 2026-03-20
    price $39,900 395-char remark

    Show marketing remark (395 chars)

    INVESTOR SPECIAL! Don't miss this excellent opportunity to add a promising property to your rental portfolio or transform it into your next renovation project. This 2 bedroom, 2 full bath home features large rooms, fireplaces, and tons of potential with the right vision and updates. With a little TLC, this home could shine again! Sold strictly 'As-Is' - traditional financing will not qualify.

20. 2025-11-17
    price $42,500 395-char remark

    Show marketing remark (395 chars)

    INVESTOR SPECIAL! Don't miss this excellent opportunity to add a promising property to your rental portfolio or transform it into your next renovation project. This 2 bedroom, 2 full bath home features large rooms, fireplaces, and tons of potential with the right vision and updates. With a little TLC, this home could shine again! Sold strictly 'As-Is' - traditional financing will not qualify.

21. 2025-11-17
    price $42,500 395-char remark

    Show marketing remark (395 chars)

    INVESTOR SPECIAL! Don't miss this excellent opportunity to add a promising property to your rental portfolio or transform it into your next renovation project. This 2 bedroom, 2 full bath home features large rooms, fireplaces, and tons of potential with the right vision and updates. With a little TLC, this home could shine again! Sold strictly 'As-Is' - traditional financing will not qualify.

22. 2025-11-06
    listed $45,000 Active 395-char remark

    Show marketing remark (395 chars)

    INVESTOR SPECIAL! Don't miss this excellent opportunity to add a promising property to your rental portfolio or transform it into your next renovation project. This 2 bedroom, 2 full bath home features large rooms, fireplaces, and tons of potential with the right vision and updates. With a little TLC, this home could shine again! Sold strictly 'As-Is' - traditional financing will not qualify.

23. 2025-10-09
    listed $45,000 Active 395-char remark

    Show marketing remark (395 chars)

    INVESTOR SPECIAL! Don't miss this excellent opportunity to add a promising property to your rental portfolio or transform it into your next renovation project. This 2 bedroom, 2 full bath home features large rooms, fireplaces, and tons of potential with the right vision and updates. With a little TLC, this home could shine again! Sold strictly 'As-Is' - traditional financing will not qualify.

ⓘ 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: $134 · $11/mo
• Projected year-2 tax: $327 · $27/mo
• Expected delta: +$194/yr (+$16/mo · 144.8%)

ⓘ 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 ≥105°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: $14,850
• − Mortgage interest: −$2,235
• − Property taxes: −$134
• − Insurance: −$200
• − Repairs & maintenance: −$1,188
• − Management: −$1,188
• − Depreciation: −$1,161
• Taxable income: $8,745
• Est. tax owed @ 24.0%: −$2,099
• After-tax cash flow: $6,789/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

-11.3% since first listed

6 events — show timeline

• 2026-03-20 Price Changed $39,900 LMLS
• 2026-03-20 Price Changed $39,900 DRRAR
• 2025-11-17 Price Changed $42,500 LMLS
• 2025-11-17 Price Changed $42,500 DRRAR
• 2025-11-06 Listed $45,000 DRRAR
• 2025-10-09 Listed $45,000 LMLS

Property tax history

+1.2%/yr

Latest (2025): $134 · +0.0% YoY. Source: county tax records.