321 Moffett Street St · Danville, VA 24541

$115,000

2 bd · 1.0 ba · 1,202 sqft · SingleFamily public records · 90 Days on market

Built 1920 9,583 sqft lot $96/sqft · 99% above area

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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 +20.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• 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

Charming 2 Bedroom Haven with Rental Potential! Welcome to your dream first home! This delightful 1202 sq ft property features 2 cozy bedrooms, and a well-appointed bath, perfect for both relaxation and entertaining. Imagine sipping your morning coffee in the sunlit living room or whipping up gourmet meals in the functional kitchen. With rental potential, this home is not just a place to live but an investment opportunity! Nestled in a friendly neighborhood, you'll enjoy easy access to local amenities, parks, and schools. Don't miss out on this gem that combines comfort, convenience, and financial opportunity. Your new beginning awaits. Schedule a showing today! Sold AS-IS.

Key facts

• 9,583 sq ft lot
• Built 1920
• Listed 90 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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.
• Zoned schools: Woodberry Hills Elementary (math 5% / reading 34%, grade F, #1,082 of 1,108 statewide, top 98%, 394 students, 98% FRL); O. Trent Bonner Middle (math 33% / reading 53%, grade D-, #288 of 342 statewide, top 85%, 678 students, 91% FRL); George Washington High (math 44% / reading 54%, grade D, #300 of 319 statewide, top 94%, 1,309 students, 88% FRL) — zoned schools average 92% FRL vs 71% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 249 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 46d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 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.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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 $35k; list at $115k implies a 229% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $108,100 (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 1920 — 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: 1.04% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.72%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (median comp): $57,789
• List price: $115,000
• Delta: 99.00%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
131 Moffett St	0.14mi	3/1.0 (+1)	1,200 (-0%)	5mo	$115,000	$96	84
305 Campbell St	0.09mi	3/1.0 (+1)	1,136 (-6%)	8mo	$148,900	$131	75
320 Halifax St	0.30mi	2/1.0	1,260 (+5%)	14mo	$49,900	$40	66
715 Wyllie Ave	0.32mi	3/1.0 (+1)	1,118 (-7%)	8mo	$52,000	$47	62
213 Victoria St	0.51mi	2/1.0	1,129 (-6%)	5mo	$54,000	$48	62
315 E Thomas St	0.25mi	2/1.0	1,064 (-12%)	11mo	$30,000	$28	60
333 Wrenn Dr	0.56mi	2/1.0	1,280 (+6%)	12mo	$145,000	$113	53
1200 Washington St	0.67mi	2/1.0	1,259 (+5%)	14mo	$40,000	$32	49
520 N Main St	0.49mi	2/1.0	1,378 (+15%)	6mo	$30,000	$22	48
415/417 First St	0.53mi	2/2.0	1,375 (+14%)	4mo	$100,000	$73	44
1436 Claiborne St	0.73mi	3/1.0 (+1)	1,114 (-7%)	8mo	$84,500	$76	43
214 Baugh St	0.50mi	3/1.0 (+1)	1,367 (+14%)	9mo	$27,500	$20	41

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: -7.4%
• Equity multiple: 0.73×
• Total profit: $-8,846
• Equity at exit: $17,147

10-year hold

• IRR: 2.2%
• Equity multiple: 1.15×
• Total profit: $4,953
• Equity at exit: $9,943

Cash invested: $32,200 (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: 249
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,200 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $153

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 82%

Sensitivity live

Price	-10% $233	-5% $193	+0% $153	+5% $114	+10% $74
Rent	-10% $59	-5% $106	+0% $153	+5% $201	+10% $248
Rate	-1.0pp $211	-0.5pp $183	base $153	+0.5pp $124	+1.0pp $93

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1353 N Main St Apt 6 Danville, VA	2.0	1.0	850	$650	$0.76	45d	1	0.43mi
601 Bridge St Unit 116 Danville, VA	2.0	1.0	1294	$1,575	$1.22	45d	1	0.84mi
601 Bridge St Unit 15 Danville, VA	2.0	1.0	1294	$1,400	$1.08	45d	1	0.84mi
601 Bridge St Unit 117 Danville, VA	2.0	2.0	1294	$1,650	$1.28	22d	1	0.84mi
601 Bridge St Unit 212 Danville, VA	1.0	1.0	1046	$1,300	$1.24	22d	1	0.84mi
501 Craghead St Danville, VA	1.0	1.0	750	$1,300	$1.73	45d	1	0.92mi
315 Lynn St Apt 404 Danville, VA	2.0	2.0	1046	$1,500	$1.43	45d	1	0.99mi
442 Main St Unit 207 Danville, VA	2.0	2.0	850	$1,500	$1.76	45d	1	1.02mi
614 Lynn St Apt 312 Danville, VA	2.0	1.5	1200	$929	$0.77	45d	1	1.05mi
614 Lynn St Apt 303 Danville, VA	2.0	2.0	1200	$929	$0.77	45d	1	1.05mi
117 Ida St Danville, VA	3.0	1.0	925	$1,163	$1.26	45d	1	1.20mi
128 Lowell St Danville, VA	3.0	1.0	918	$1,050	$1.14	45d	1	1.27mi
712 Edwin Ct Danville, VA	2.0	1.0	969	$700	$0.72	45d	1	1.29mi
717 Temple Ave Danville, VA	3.0	1.5	1327	$1,179	$0.89	45d	1	1.42mi

Listing history 27 events

1. 2026-06-21
   days on market $115,000 Active 90 DOM
2. 2026-06-19
   days on market $115,000 Active 88 DOM
3. 2026-06-18
   days on market $115,000 Active 87 DOM
4. 2026-06-17
   days on market $115,000 Active 86 DOM
5. 2026-06-16
   days on market $115,000 Active 85 DOM
6. 2026-06-15
   days on market $115,000 Active 84 DOM
7. 2026-06-14
   days on market $115,000 Active 82 DOM
8. 2026-06-13
   remarks 699-char remark
9. 2026-06-13
   days on market $115,000 Active 81 DOM
10. 2026-06-10
    days on market $115,000 Active 79 DOM
11. 2026-06-09
    days on market $115,000 Active 78 DOM
12. 2026-06-08
    days on market $115,000 Active 77 DOM
13. 2026-06-07
    days on market $115,000 Active 76 DOM
14. 2026-06-05
    days on market $115,000 Active 73 DOM
15. 2026-06-02
    days on market $115,000 Active 71 DOM
16. 2026-06-01
    days on market $115,000 Active 70 DOM
17. 2026-05-31
    days on market $115,000 Active 69 DOM
18. 2026-05-30
    days on market $115,000 Active 68 DOM
19. 2026-03-23
    listed $115,000 Active 684-char remark

    Show marketing remark (684 chars)

    Charming 2 Bedroom Haven with Rental Potential! Welcome to your dream first home! This delightful 1202 sq ft property features 2 cozy bedrooms, and a well-appointed bath, perfect for both relaxation and entertaining. Imagine sipping your morning coffee in the sunlit living room or whipping up gourmet meals in the functional kitchen. With rental potential, this home is not just a place to live but an investment opportunity! Nestled in a friendly neighborhood, you'll enjoy easy access to local amenities, parks, and schools. Don't miss out on this gem that combines comfort, convenience, and financial opportunity. Your new beginning awaits. Schedule a showing today! Sold AS-IS.

20. 2025-07-17
    price $114,900
21. 2025-05-29
    price $120,000
22. 2025-05-22
    listed $125,000 Active
23. 2024-07-12
    soldstatus $35,000
24. 2023-01-26
    listed $40,000 Active
25. 2020-10-13
    soldstatus $16,000
26. 2020-10-09
    soldstatus $15,000
27. 2020-08-20
    listed $16,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $14,402
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$3,345
• Taxable income: $11
• Est. tax owed @ 24.0%: −$3
• After-tax cash flow: $1,838/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

+580.5% since first listed

9 events — show timeline

• 2026-03-23 Listed $115,000 LMLS
• 2025-07-17 Price Changed $114,900 LMLS
• 2025-05-29 Price Changed $120,000 LMLS
• 2025-05-22 Listed $125,000 LMLS
• 2024-07-12 Sold (Public Records) $35,000 Public Records
• 2023-01-26 Listed $40,000 DRRAR
• 2020-10-13 Sold (MLS) $16,000 DRRAR
• 2020-10-09 Sold (Public Records) $15,000 Public Records
• 2020-08-20 Listed $16,900 DRRAR

Property tax history

+2.0%/yr

Latest (2025): $127 · +0.0% YoY. Source: county tax records.