50 Milton Ave · Danville, VA 24541

$59,900

3 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 101 Days on market

Built 1940 7,405 sqft lot $46/sqft · 48% below area Est $89k · 33% 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 the Schoolfield area. In walking distance of the casino. Home is being sold as is where is.

Key facts

• Schoolfield area
• Investment property
• 7,405 sq ft lot

Tags

• INVESTMENT PROPERTY
• SCHOOLFIELD AREA
• WALKING DISTANCE CASINO

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $739 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $55k (9.0% below list) — sets the bar for market timing.
• Cap rate 21.1% 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.
• 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: 245 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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 32% 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 $414 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($55k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $54,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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: 2.32% ✓
• Cap rate: 21.11%
• Cash-on-cash: 52.91%
• DSCR: 3.35
• GRM: 3.6

CMA / ARV

• ARV (median comp): $89,382
• List price: $59,900
• Delta: -32.98%
• 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
89 Schoolfield Dr	0.18mi	3/1.0	1,207 (-7%)	1mo	$90,000	$75	80
57 Glen Oak Dr	0.24mi	2/1.0 (-1)	1,248 (-4%)	10mo	$80,000	$64	69
73 Fairfield Ave	0.34mi	3/1.0	1,368 (+6%)	12mo	$115,000	$84	65
778 Holland Rd	0.60mi	2/1.0 (-1)	1,280 (-1%)	5mo	$35,000	$27	61
185 Graymont Pl	0.41mi	3/2.0	1,176 (-9%)	6mo	$195,000	$166	57
771 Arlington Rd	0.56mi	3/2.5	1,221 (-6%)	9mo	$225,000	$184	51
150 Westmore Dr	0.62mi	3/2.0	1,225 (-6%)	9mo	$126,500	$103	50
811 Kemper Rd	0.71mi	2/1.0 (-1)	1,285 (-1%)	14mo	$68,000	$53	49
73 Baltimore Ave	0.42mi	3/1.0	1,134 (-12%)	13mo	$140,000	$123	49
790 Holland Rd	0.50mi	3/2.0	1,107 (-15%)	1mo	$12,000	$11	48
229 Kenmore Dr	0.59mi	3/2.0	1,380 (+6%)	16mo	$100,000	$72	44
361 Cumberland Dr	0.48mi	4/2.0 (+1)	1,170 (-10%)	11mo	$135,000	$115	43

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: 50.9%
• Equity multiple: 3.23×
• Total profit: $37,378
• Equity at exit: $8,931

10-year hold

• IRR: 56.3%
• Equity multiple: 6.55×
• Total profit: $93,143
• Equity at exit: $5,179

Cash invested: $16,772 (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: 245
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,392 high
• Mortgage (P&I): −$314
• Tax from tax record: −$21 /mo · $249/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $739

Break-even live

Break-even rent $455

Max offer price $59,900

Occupancy floor 42%

Sensitivity live

Price	-10% $773	-5% $756	+0% $739	+5% $723	+10% $706
Rent	-10% $630	-5% $684	+0% $739	+5% $794	+10% $849
Rate	-1.0pp $770	-0.5pp $755	base $739	+0.5pp $724	+1.0pp $708

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
107 Baltimore Ave Danville, VA	2.0	1.0	902	$914	$1.01	21d	1	0.34mi
66 Carlson Ave Danville, VA	2.0	1.0	966	$1,000	$1.04	44d	1	0.42mi
721 Chatham Ave Unit A Danville, VA	3.0	1.0	950	$1,350	$1.42	14d	1	0.72mi
732 Hughes St Danville, VA	2.0	1.0	900	$1,800	$2.00	44d	1	0.77mi
181 Banner St Danville, VA	3.0	1.0	1176	$1,389	$1.18	44d	1	0.88mi
140 N Hunter St Danville, VA	4.0	2.0	1620	$1,600	$0.99	44d	1	1.31mi
528 River Oak Dr Danville, VA	3.0	2.0	1830	$2,700	$1.48	44d	1	1.50mi

Listing history 16 events

1. 2026-06-18
   days on market $59,900 Active 101 DOM
2. 2026-06-17
   days on market $59,900 Active 100 DOM
3. 2026-06-16
   days on market $59,900 Active 99 DOM
4. 2026-06-15
   days on market $59,900 Active 98 DOM
5. 2026-06-14
   days on market $59,900 Active 96 DOM
6. 2026-06-13
   days on market $59,900 Active 95 DOM
7. 2026-06-10
   days on market $59,900 Active 93 DOM
8. 2026-06-09
   days on market $59,900 Active 92 DOM
9. 2026-06-08
   days on market $59,900 Active 91 DOM
10. 2026-06-07
    days on market $59,900 Active 90 DOM
11. 2026-06-05
    days on market $59,900 Active 87 DOM
12. 2026-06-02
    days on market $59,900 Active 85 DOM
13. 2026-06-01
    pricedays on market $59,900 Active 84 DOM
14. 2026-05-31
    days on market $69,900 Active 83 DOM
15. 2026-05-30
    days on market $69,900 Active 82 DOM
16. 2026-03-09
    listed $69,900 Active 120-char remark

    Show marketing remark (120 chars)

    Great investment property in the Schoolfield area. In walking distance of the casino. Home is being sold as is where is.

ⓘ 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: $249 · $21/mo
• Projected year-2 tax: $491 · $41/mo
• Expected delta: +$242/yr (+$20/mo · 97.3%)

ⓘ 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 ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $16,698
• − Mortgage interest: −$3,355
• − Property taxes: −$249
• − Insurance: −$300
• − Repairs & maintenance: −$1,336
• − Management: −$1,336
• − Depreciation: −$1,743
• Taxable income: $8,380
• Est. tax owed @ 24.0%: −$2,011
• After-tax cash flow: $6,862/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

1 event — show timeline

• 2026-03-09 Listed $69,900 DRRAR

Property tax history

+1.3%/yr

Latest (2025): $249 · +0.0% YoY. Source: county tax records.