401 Hughes St · Danville, VA 24541

$79,900

2 bd · 1.0 ba · 844 sqft · SingleFamily public records · 60 Days on market

Built 1950 7,841 sqft lot $95/sqft · 10% above area Est $73k · 10% over

---

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 +7.9/10.0
• Livability +3.9/5.0
• ARV discount +3.2/15.0
• 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

Great investment property. Lease is in place until April of 2027. Rent at market standard could be around $1000. Tenant would like to stay with the property.

Key facts

• 7,841 sq ft lot
• Built 1950
• Listed 60 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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; 13 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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 $552 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 $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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.
• Current owner paid $18k; list at $80k implies a 332% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 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 1950 — 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: 1.29% ✓
• Cap rate: 11.31%
• Cash-on-cash: 17.94%
• DSCR: 1.80
• GRM: 6.5

CMA / ARV

• ARV (median comp): $72,929
• List price: $79,900
• Delta: 9.56%
• 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
315 Hughes St	0.07mi	3/1.0 (+1)	888 (+5%)	15mo	$113,900	$128	71
104 Albert St	0.24mi	2/1.0	812 (-4%)	15mo	$60,000	$74	70
1031 Lanier Ave	0.50mi	2/1.0	810 (-4%)	0mo	$149,900	$185	70
224 Hughes St	0.13mi	3/1.0 (+1)	888 (+5%)	16mo	$60,000	$68	67
636 Edmonds St	0.31mi	3/1.0 (+1)	875 (+4%)	10mo	$110,000	$126	66
342 Juless St	0.24mi	2/1.0	885 (+5%)	23mo	$80,000	$90	62
104 Paul St	0.18mi	3/1.0 (+1)	910 (+8%)	18mo	$79,900	$88	59
33 Garland St	0.39mi	2/1.0	960 (+14%)	1mo	$99,000	$103	58
600 Hughes St	0.20mi	2/1.0	952 (+13%)	19mo	$50,000	$53	54
37 Baltimore Ave	0.72mi	2/1.0	924 (+10%)	1mo	$45,000	$49	50
54 Selma Ave	0.58mi	2/1.0	960 (+14%)	1mo	$115,000	$120	49
843 Hughes St	0.48mi	3/1.0 (+1)	775 (-8%)	13mo	$106,000	$137	48

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: 9.4%
• Equity multiple: 1.37×
• Total profit: $8,319
• Equity at exit: $11,913

10-year hold

• IRR: 18.6%
• Equity multiple: 2.54×
• Total profit: $34,545
• Equity at exit: $6,908

Cash invested: $22,372 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,028 high
• Mortgage (P&I): −$419
• Tax from tax record: −$26 /mo · $306/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $334

Break-even live

Break-even rent $605

Max offer price $79,900

Occupancy floor 62%

Sensitivity live

Price	-10% $380	-5% $357	+0% $334	+5% $312	+10% $289
Rent	-10% $253	-5% $294	+0% $334	+5% $375	+10% $416
Rate	-1.0pp $375	-0.5pp $355	base $334	+0.5pp $314	+1.0pp $293

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
317 Dudley St Danville, VA	2.0	1.0	840	$914	$1.09	21d	1	0.09mi
380 Juless St Danville, VA	2.0	1.0	780	$775	$0.99	44d	1	0.27mi
378 Juless St Danville, VA	2.0	1.0	780	$775	$0.99	44d	1	0.27mi
732 Hughes St Danville, VA	2.0	1.0	900	$1,800	$2.00	44d	1	0.36mi
721 Chatham Ave Unit A Danville, VA	3.0	1.0	950	$1,350	$1.42	14d	1	0.36mi
245 College Park Dr Danville, VA	2.0	1.0	782	$775	$0.99	21d	1	0.53mi
128 Charles St Unit 5 Danville, VA	2.0	1.0	800	$750	$0.94	21d	1	0.53mi
345 Flint St Danville, VA	2.0	1.0	888	$1,200	$1.35	44d	1	0.54mi
219 Montague St Danville, VA	1.0	1.0	747	$850	$1.14	44d	1	0.57mi
111 Willoughby Pl Danville, VA	2.0	1.0	700	$775	$1.11	21d	1	0.70mi
107 Baltimore Ave Danville, VA	2.0	1.0	902	$914	$1.01	21d	1	0.74mi
66 Carlson Ave Danville, VA	2.0	1.0	966	$1,000	$1.04	44d	1	1.42mi
712 Edwin Ct Danville, VA	2.0	1.0	969	$700	$0.72	44d	1	1.48mi

Listing history 20 events

1. 2026-06-19
   days on market $79,900 Active 60 DOM
2. 2026-06-18
   days on market $79,900 Active 59 DOM
3. 2026-06-17
   days on market $79,900 Active 58 DOM
4. 2026-06-16
   days on market $79,900 Active 57 DOM
5. 2026-06-15
   days on market $79,900 Active 56 DOM
6. 2026-06-14
   days on market $79,900 Active 54 DOM
7. 2026-06-13
   days on market $79,900 Active 53 DOM
8. 2026-06-10
   days on market $79,900 Active 51 DOM
9. 2026-06-09
   days on market $79,900 Active 50 DOM
10. 2026-06-08
    days on market $79,900 Active 49 DOM
11. 2026-06-07
    days on market $79,900 Active 48 DOM
12. 2026-06-05
    days on market $79,900 Active 45 DOM
13. 2026-06-02
    days on market $79,900 Active 43 DOM
14. 2026-06-01
    days on market $79,900 Active 42 DOM
15. 2026-05-31
    days on market $79,900 Active 41 DOM
16. 2026-05-30
    days on market $79,900 Active 40 DOM
17. 2026-04-20
    listed $79,900 Active 157-char remark

    Show marketing remark (157 chars)

    Great investment property. Lease is in place until April of 2027. Rent at market standard could be around $1000. Tenant would like to stay with the property.

18. 2021-11-10
    soldstatus $18,500
19. 2021-11-05
    soldstatus $35,000 255-char remark

    Show marketing remark (255 chars)

    2br 1ba home on corner lot with off-street parking and large backyard. Central heat & air, large bedrooms, nice front porch and rear deck, eat-in kitchen, quiet neighborhood, aluminum siding, WALKING DISTANCE TO CASINO SITE, move-in-ready condition,

20. 2021-10-23
    listed $39,900 255-char remark

    Show marketing remark (255 chars)

    2br 1ba home on corner lot with off-street parking and large backyard. Central heat & air, large bedrooms, nice front porch and rear deck, eat-in kitchen, quiet neighborhood, aluminum siding, WALKING DISTANCE TO CASINO SITE, move-in-ready condition,

ⓘ 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: $306 · $26/mo
• Projected year-2 tax: $655 · $55/mo
• Expected delta: +$349/yr (+$29/mo · 113.9%)

ⓘ 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 ≥104°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: $12,337
• − Mortgage interest: −$4,476
• − Property taxes: −$306
• − Insurance: −$400
• − Repairs & maintenance: −$987
• − Management: −$987
• − Depreciation: −$2,324
• Taxable income: $2,857
• Est. tax owed @ 24.0%: −$686
• After-tax cash flow: $3,327/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

+100.3% since first listed

4 events — show timeline

• 2026-04-20 Listed $79,900 DRRAR
• 2021-11-10 Sold (Public Records) $18,500 Public Records
• 2021-11-05 Sold (MLS) $35,000 DRRAR
• 2021-10-23 Listed $39,900 DRRAR

Property tax history

+3.7%/yr

Latest (2025): $306 · +0.0% YoY. Source: county tax records.