729 Hughes St · Danville, VA 24541

$105,000

2 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 51 Days on market

Built 1916 9,147 sqft lot $73/sqft · 10% above area Est $95k · 10% over

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Why this score? — see what drove the C+ 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
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Livability +3.9/5.0
• ARV discount +3.0/15.0
• 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

Welcome to this charming home located in Danville, Virginia. A great opportunity for investors looking to add a rental to their portfolio or homeowners, this cozy residence offers 2 bedrooms, 1 bathroom, a functional kitchen, and inviting living and dining spaces. The single level layout provides ease of living, while the home's proximity to entertainment, dining, and local amenities enhances its appeal. Fenced backyard. Minutes from casino. With a few updates, has great potential! Elementary School: Schoolfield Middle School: O. T. Bonner High School: GWHS Subdivision: SOUTH. All information to be verified by buyer and buyers agent. Being sold ''as-is. ''

Key facts

• Proximity to dining
• Fenced backyard
• 9,147 sq ft lot

Tags

• FENCED BACKYARD
• PROXIMITY TO ENTERTAINMENT
• PROXIMITY TO DINING
• PROXIMITY TO LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $469 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% 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 $726 of loan paydown is wiped out by about $3k 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 $29k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y 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

• Watch-outs: built in 1916 — 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 $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.31% ✓
• Cap rate: 11.66%
• Cash-on-cash: 19.16%
• DSCR: 1.85
• GRM: 6.3

CMA / ARV

• ARV (median comp): $95,491
• List price: $105,000
• Delta: 9.96%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
702 Hughes St	0.06mi	3/1.0 (+1)	1,366 (-5%)	19mo	$124,000	$91	68
811 Kemper Rd	0.09mi	2/1.0	1,285 (-11%)	14mo	$68,000	$53	66
309 College Ave	0.51mi	2/1.5	1,465 (+2%)	14mo	$220,000	$150	60
73 Fairfield Ave	0.46mi	3/1.0 (+1)	1,368 (-5%)	12mo	$115,000	$84	55
128 Kemper Rd	0.60mi	3/2.0 (+1)	1,325 (-8%)	4mo	$190,000	$143	47
229 Kenmore Dr	0.55mi	3/2.0 (+1)	1,380 (-4%)	16mo	$100,000	$72	45
217 Floral Ave	0.63mi	3/2.0 (+1)	1,540 (+7%)	13mo	$132,900	$86	39
125 Hughes St	0.61mi	3/1.0 (+1)	1,540 (+7%)	19mo	$70,000	$45	39
182 Westhampton Ave	0.45mi	3/2.0 (+1)	1,650 (+15%)	10mo	$185,000	$112	37
150 Westmore Dr	0.54mi	3/2.0 (+1)	1,225 (-15%)	9mo	$126,500	$103	34
1509 Kemper Rd	0.58mi	3/3.0 (+1)	1,600 (+11%)	11mo	$202,000	$126	32
204 Cumberland Dr	0.44mi	3/2.0 (+1)	1,648 (+14%)	18mo	$140,000	$85	32

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: 11.0%
• Equity multiple: 1.44×
• Total profit: $12,844
• Equity at exit: $15,656

10-year hold

• IRR: 20.0%
• Equity multiple: 2.68×
• Total profit: $49,512
• Equity at exit: $9,078

Cash invested: $29,400 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,381 high
• Mortgage (P&I): −$551
• Tax from tax record: −$27 /mo · $321/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $469

Break-even live

Break-even rent $786

Max offer price $105,000

Occupancy floor 61%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
732 Hughes St Danville, VA	2.0	1.0	900	$1,800	$2.00	44d	1	0.02mi
721 Chatham Ave Unit A Danville, VA	3.0	1.0	950	$1,350	$1.42	13d	1	0.16mi
107 Baltimore Ave Danville, VA	2.0	1.0	902	$914	$1.01	21d	1	0.46mi
181 Banner St Danville, VA	3.0	1.0	1176	$1,389	$1.18	44d	1	0.56mi
345 Flint St Danville, VA	2.0	1.0	888	$1,200	$1.35	44d	1	0.84mi
240 Lady Astor Pl Unit 241-10 Danville, VA	2.0	1.5	1246	$1,100	$0.88	44d	1	1.08mi
240 Lady Astor Pl Unit 241-3 Danville, VA	2.0	2.0	1246	$1,130	$0.91	44d	1	1.08mi
66 Carlson Ave Danville, VA	2.0	1.0	966	$1,000	$1.04	44d	1	1.10mi
423 Chestnut St Unit 1 Danville, VA	2.0	1.0	1200	$1,400	$1.17	44d	1	1.41mi

Listing history 16 events

1. 2026-06-09
   status $105,000 Pending 51 DOM
2. 2026-06-08
   days on market $105,000 Active 51 DOM
3. 2026-06-07
   days on market $105,000 Active 50 DOM
4. 2026-06-05
   days on market $105,000 Active 47 DOM
5. 2026-06-02
   days on market $105,000 Active 45 DOM
6. 2026-06-01
   days on market $105,000 Active 44 DOM
7. 2026-05-31
   days on market $105,000 Active 43 DOM
8. 2026-05-30
   days on market $105,000 Active 42 DOM
9. 2026-04-16
   listed $105,000 Active 671-char remark

   Show marketing remark (671 chars)

   Welcome to this charming home located in Danville, Virginia. A great opportunity for investors looking to add a rental to their portfolio or homeowners, this cozy residence offers 2 bedrooms, 1 bathroom, a functional kitchen, and inviting living and dining spaces. The single level layout provides ease of living, while the home's proximity to entertainment, dining, and local amenities enhances its appeal. Fenced backyard. Minutes from casino. With a few updates, has great potential! Elementary School: Schoolfield Middle School: O. T. Bonner High School: GWHS Subdivision: SOUTH. All information to be verified by buyer and buyers agent. Being sold ''as-is. ''

10. 2025-11-08
    listed $120,000 Active
11. 2025-10-10
    status Active
12. 2025-07-10
    listed $135,000 Active
13. 2016-04-12
    soldstatus $140,000
14. 2014-08-22
    soldstatus $10,000
15. 2014-04-25
    listed $12,000
16. 1994-07-01
    soldstatus $41,500

ⓘ 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: $321 · $27/mo
• Projected year-2 tax: $861 · $72/mo
• Expected delta: +$540/yr (+$45/mo · 168.0%)

ⓘ 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: $16,567
• − Mortgage interest: −$5,882
• − Property taxes: −$321
• − Insurance: −$525
• − Repairs & maintenance: −$1,325
• − Management: −$1,325
• − Depreciation: −$3,055
• Taxable income: $4,134
• Est. tax owed @ 24.0%: −$992
• After-tax cash flow: $4,642/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

+153.0% since first listed

8 events — show timeline

• 2026-04-16 Listed $105,000 MLSRV
• 2025-11-08 Listed $120,000 DRRAR
• 2025-10-10 Relisted — DRRAR
• 2025-07-10 Listed $135,000 DRRAR
• 2016-04-12 Sold (Public Records) $140,000 Public Records
• 2014-08-22 Sold (MLS) $10,000 DRRAR
• 2014-04-25 Listed $12,000 DRRAR
• 1994-07-01 Sold (Public Records) $41,500 Public Records

Property tax history

+2.8%/yr

Latest (2025): $321 · +0.0% YoY. Source: county tax records.