1240 Myrtle Ave · Danville, VA 24540

$49,900

2 bd · 1.0 ba · 936 sqft · SingleFamily public records · 90 Days on market

Built 1927 4,356 sqft lot $53/sqft · 18% below area Est $61k · 18% under

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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 +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

Great investment property in Danville. Long term tenant. $550 a month. Sold as is.

Key facts

• 4,356 sq ft lot
• Built 1927
• Listed 89 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $499 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.
• Cap rate 18.3% 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; 13 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 92% of comp listings sitting > 30 days — soft ceiling on asking rent; 54 units permitted in Danville city in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $30k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $15k; list at $50k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — 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 $46,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 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 1927 — 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: 2.01% ✓
• Cap rate: 18.28%
• Cash-on-cash: 42.82%
• DSCR: 2.91
• GRM: 4.1

CMA / ARV

• ARV (median comp): $61,143
• List price: $49,900
• Delta: -18.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1441 Myrtle Ave	0.21mi	2/1.0	874 (-7%)	3mo	$43,500	$50	77
221 W Thomas St	0.36mi	2/1.0	902 (-4%)	2mo	$22,500	$25	76
841 Clay St	0.28mi	2/1.0	1,008 (+8%)	8mo	$44,500	$44	67
1482 Myrtle Ave	0.30mi	2/1.0	800 (-14%)	4mo	$75,000	$94	59
502 Locust Ln	0.63mi	2/1.0	978 (+4%)	8mo	$55,000	$56	57
2139 Spencer St	0.67mi	2/1.0	968 (+3%)	12mo	$65,000	$67	53
227 Jordan St	0.70mi	2/1.0	892 (-5%)	9mo	$55,000	$62	52
1555 Myrtle Ave	0.46mi	2/1.0	832 (-11%)	11mo	$70,000	$84	51
275 Locust Ln	0.50mi	2/1.0	1,024 (+9%)	12mo	$80,000	$78	51
2211 Spencer St	0.74mi	2/1.0	875 (-6%)	8mo	$75,000	$86	48
2124 Spencer St	0.65mi	2/2.0	996 (+6%)	12mo	$82,000	$82	45
315 E Thomas St	0.64mi	2/1.0	1,064 (+14%)	11mo	$30,000	$28	38

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: 39.6%
• Equity multiple: 2.69×
• Total profit: $23,652
• Equity at exit: $7,440

10-year hold

• IRR: 45.9%
• Equity multiple: 5.40×
• Total profit: $61,419
• Equity at exit: $4,314

Cash invested: $13,972 (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 24540

• Home prices YoY: -20.0%
• Active inventory: 212
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,003 high
• Mortgage (P&I): −$262
• Tax from tax record: −$11 /mo · $137/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $499

Break-even live

Break-even rent $372

Max offer price $49,900

Occupancy floor 45%

Sensitivity live

Price	-10% $527	-5% $513	+0% $499	+5% $484	+10% $470
Rent	-10% $419	-5% $459	+0% $499	+5% $538	+10% $578
Rate	-1.0pp $524	-0.5pp $511	base $499	+0.5pp $486	+1.0pp $472

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
224 Clement Ave Unit 2B Danville, VA	1.0	1.0	650	$850	$1.31	45d	1	0.22mi
1353 N Main St Apt 6 Danville, VA	2.0	1.0	850	$650	$0.76	45d	1	0.30mi
128 Lowell St Danville, VA	3.0	1.0	918	$1,050	$1.14	45d	1	0.66mi
117 Ida St Danville, VA	3.0	1.0	925	$1,163	$1.26	45d	1	0.80mi
335 Audubon Dr Apt 10B Danville, VA	2.0	1.0	650	$750	$1.15	45d	1	1.08mi
337 Audubon Dr Apt 22C Danville, VA	2.0	1.0	650	$750	$1.15	45d	1	1.08mi
333 Audubon Dr Apt 17A Danville, VA	2.0	1.0	650	$750	$1.15	45d	1	1.10mi
442 Main St Unit 207 Danville, VA	2.0	2.0	850	$1,500	$1.76	45d	1	1.11mi
442 Main St Unit 306 Danville, VA	1.0	1.0	660	$1,200	$1.82	45d	1	1.11mi
601 Bridge St Unit 212 Danville, VA	1.0	1.0	1046	$1,300	$1.24	22d	1	1.16mi
501 Craghead St Danville, VA	1.0	1.0	750	$1,300	$1.73	45d	1	1.17mi
315 Lynn St Apt 404 Danville, VA	2.0	2.0	1046	$1,500	$1.43	45d	1	1.17mi
712 Edwin Ct Danville, VA	2.0	1.0	969	$700	$0.72	45d	1	1.30mi

Listing history 22 events

1. 2026-06-21
   days on market $49,900 Active 90 DOM
2. 2026-06-19
   days on market $49,900 Active 88 DOM
3. 2026-06-18
   days on market $49,900 Active 87 DOM
4. 2026-06-17
   days on market $49,900 Active 86 DOM
5. 2026-06-16
   days on market $49,900 Active 85 DOM
6. 2026-06-15
   days on market $49,900 Active 84 DOM
7. 2026-06-14
   days on market $49,900 Active 82 DOM
8. 2026-06-13
   days on market $49,900 Active 81 DOM
9. 2026-06-10
   days on market $49,900 Active 79 DOM
10. 2026-06-09
    days on market $49,900 Active 78 DOM
11. 2026-06-08
    days on market $49,900 Active 77 DOM
12. 2026-06-07
    days on market $49,900 Active 76 DOM
13. 2026-06-05
    days on market $49,900 Active 73 DOM
14. 2026-06-02
    pricedays on market $49,900 Active 71 DOM
15. 2026-06-01
    days on market $59,900 Active 70 DOM
16. 2026-05-31
    days on market $59,900 Active 69 DOM
17. 2026-05-30
    days on market $59,900 Active 68 DOM
18. 2026-04-20
    price $59,900 82-char remark

    Show marketing remark (82 chars)

    Great investment property in Danville. Long term tenant. $550 a month. Sold as is.

19. 2026-03-23
    listed $79,900 Active 82-char remark

    Show marketing remark (82 chars)

    Great investment property in Danville. Long term tenant. $550 a month. Sold as is.

20. 2017-07-06
    soldstatus $15,000 48-char remark

    Show marketing remark (48 chars)

    Rental $375.00 Month. Sold as is-no inspections.

21. 2016-03-09
    listed $17,000 48-char remark

    Show marketing remark (48 chars)

    Rental $375.00 Month. Sold as is-no inspections.

22. 2002-08-02
    soldstatus $237,300

ⓘ 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: $137 · $11/mo
• Projected year-2 tax: $409 · $34/mo
• Expected delta: +$272/yr (+$23/mo · 198.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $12,037
• − Mortgage interest: −$2,795
• − Property taxes: −$137
• − Insurance: −$250
• − Repairs & maintenance: −$963
• − Management: −$963
• − Depreciation: −$1,452
• Taxable income: $5,478
• Est. tax owed @ 24.0%: −$1,315
• After-tax cash flow: $4,668/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

-74.8% since first listed

5 events — show timeline

• 2026-04-20 Price Changed $59,900 DRRAR
• 2026-03-23 Listed $79,900 DRRAR
• 2017-07-06 Sold (MLS) $15,000 DRRAR
• 2016-03-09 Listed $17,000 DRRAR
• 2002-08-02 Sold (Public Records) $237,300 Public Records

Property tax history

+0.4%/yr

Latest (2025): $137 · +0.0% YoY. Source: county tax records.