268 Princeton Rd · Danville, VA 24541

$86,000

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 67 Days on market

Built 1931 0.28 ac lot $90/sqft · 6% above area Est $81k · 6% over

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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
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Schools +6.0/10.0
• ARV discount +4.8/15.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WOW what a beautiful setting! This 2br/1ba home HAS A 3RD BEDROOM POSSIBILITY (non-conforming) or could be office, craft, or utility room. Situated in Tunstall school district on level land with pretty views, this home provides you with hard surface flooring, designated dining room, open kitchen, and replacement windows. Full bathroom has laundry area (washer & dryer included). Large deck out back overlooks large level backyard, spacious outbuilding, and kid's playset. Covered front porch with swings to enjoy PEACEFUL country area and serene landscape, and private graveled driveway. Baseboard heat, no AC, selling as-is.

Key facts

• Large deck
• Level backyard
• Open kitchen

Tags

• 3RD BEDROOM POSSIBILITY
• DESIGNATED DINING ROOM
• OPEN KITCHEN
• REPLACEMENT WINDOWS
• LARGE DECK
• LEVEL BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $86k.

Deal economics

• At list price, monthly cash flow is $380 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $86k).
• Recommended offer: $81k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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.
• Pittsylvania County Public School District (rural): math 65% / reading 78% proficiency, ranked #22 of 131 in VA (top 17%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 245 active listings in the ZIP; 72 units permitted in Pittsylvania County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $595 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Pittsylvania County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $86k implies a 245% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1931 — 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 $80,840 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 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 1931 — 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: 1.33% ✓
• Cap rate: 11.60%
• Cash-on-cash: 18.95%
• DSCR: 1.84
• GRM: 6.3

CMA / ARV

• ARV (median comp): $81,095
• List price: $86,000
• Delta: 6.05%
• Verdict: FAIR
• Comps: 19 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
238 Whitfield St	0.72mi	2/1.0	941 (-2%)	3mo	$135,000	$143	61

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: 10.8%
• Equity multiple: 1.43×
• Total profit: $10,258
• Equity at exit: $12,823

10-year hold

• IRR: 19.8%
• Equity multiple: 2.66×
• Total profit: $40,015
• Equity at exit: $7,436

Cash invested: $24,080 (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: $1,145 medium
• Mortgage (P&I): −$451
• Tax from tax record: −$38 /mo · $453/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $380

Break-even live

Break-even rent $664

Max offer price $86,000

Occupancy floor 62%

Sensitivity live

Price	-10% $429	-5% $405	+0% $380	+5% $356	+10% $332
Rent	-10% $290	-5% $335	+0% $380	+5% $426	+10% $471
Rate	-1.0pp $424	-0.5pp $402	base $380	+0.5pp $358	+1.0pp $335

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: $21,500
• Closing costs: $2,580
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-15
   days on market $86,000 Active 67 DOM
2. 2026-06-14
   days on market $86,000 Active 65 DOM
3. 2026-06-13
   days on market $86,000 Active 64 DOM
4. 2026-06-10
   days on market $86,000 Active 62 DOM
5. 2026-06-09
   days on market $86,000 Active 61 DOM
6. 2026-06-08
   days on market $86,000 Active 60 DOM
7. 2026-06-07
   days on market $86,000 Active 59 DOM
8. 2026-06-03
   days on market $86,000 Active 55 DOM
9. 2026-06-02
   days on market $86,000 Active 54 DOM
10. 2026-06-01
    days on market $86,000 Active 53 DOM
11. 2026-05-31
    days on market $86,000 Active 52 DOM
12. 2026-05-30
    days on market $86,000 Active 51 DOM
13. 2026-05-11
    price $87,000 634-char remark

    Show marketing remark (634 chars)

    WOW what a beautiful setting! This 2br/1ba home HAS A 3RD BEDROOM POSSIBILITY (non-conforming) or could be office, craft, or utility room. Situated in Tunstall school district on level land with pretty views, this home provides you with hard surface flooring, designated dining room, open kitchen, and replacement windows. Full bathroom has laundry area (washer & dryer included). Large deck out back overlooks large level backyard, spacious outbuilding, and kid's playset. Covered front porch with swings to enjoy PEACEFUL country area and serene landscape, and private graveled driveway. Baseboard heat, no AC, selling as-is.

14. 2026-04-22
    price $90,000 634-char remark

    Show marketing remark (634 chars)

    WOW what a beautiful setting! This 2br/1ba home HAS A 3RD BEDROOM POSSIBILITY (non-conforming) or could be office, craft, or utility room. Situated in Tunstall school district on level land with pretty views, this home provides you with hard surface flooring, designated dining room, open kitchen, and replacement windows. Full bathroom has laundry area (washer & dryer included). Large deck out back overlooks large level backyard, spacious outbuilding, and kid's playset. Covered front porch with swings to enjoy PEACEFUL country area and serene landscape, and private graveled driveway. Baseboard heat, no AC, selling as-is.

15. 2026-04-17
    price $91,000 634-char remark

    Show marketing remark (634 chars)

    WOW what a beautiful setting! This 2br/1ba home HAS A 3RD BEDROOM POSSIBILITY (non-conforming) or could be office, craft, or utility room. Situated in Tunstall school district on level land with pretty views, this home provides you with hard surface flooring, designated dining room, open kitchen, and replacement windows. Full bathroom has laundry area (washer & dryer included). Large deck out back overlooks large level backyard, spacious outbuilding, and kid's playset. Covered front porch with swings to enjoy PEACEFUL country area and serene landscape, and private graveled driveway. Baseboard heat, no AC, selling as-is.

16. 2026-04-09
    listed $92,000 Active 634-char remark

    Show marketing remark (634 chars)

    WOW what a beautiful setting! This 2br/1ba home HAS A 3RD BEDROOM POSSIBILITY (non-conforming) or could be office, craft, or utility room. Situated in Tunstall school district on level land with pretty views, this home provides you with hard surface flooring, designated dining room, open kitchen, and replacement windows. Full bathroom has laundry area (washer & dryer included). Large deck out back overlooks large level backyard, spacious outbuilding, and kid's playset. Covered front porch with swings to enjoy PEACEFUL country area and serene landscape, and private graveled driveway. Baseboard heat, no AC, selling as-is.

17. 2007-03-16
    soldstatus $24,900

ⓘ 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: $453 · $38/mo
• Projected year-2 tax: $705 · $59/mo
• Expected delta: +$252/yr (+$21/mo · 55.7%)

ⓘ 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 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,745
• − Mortgage interest: −$4,817
• − Property taxes: −$453
• − Insurance: −$430
• − Repairs & maintenance: −$1,100
• − Management: −$1,100
• − Depreciation: −$2,502
• Taxable income: $3,343
• Est. tax owed @ 24.0%: −$802
• After-tax cash flow: $3,761/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: Pittsylvania County Public School District
• NCES district ID: 5102940
• Math proficiency: 65% ▼ -22.00%
• Reading proficiency: 78% ▼ -4.00%
• Median HH income: $41,672
• Composite: 59.77/100
• National rank: #900
• State rank: #22 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

• 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 (Pittsylvania County) Hauer SSP2

• Today (2025): 58,725 people
• By 2030: 56,388 · -4.0%
• By 2040: 51,088 · -13.0%
• By 2050: 45,875 · -21.9%
• By 2075: 36,555 · -37.8%
• By 2100: 28,288 · -51.8%

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 · Pittsylvania

• 2024 margin: Solid R (+43.1) · D 28.1% · R 71.3%
• 2008→2024 swing: -19.1pp toward R · 2008: -24.0pp · 2024: -43.1pp
• All cycles: 2024: R+43.1 2020: R+39.8 2016: R+39.6 2012: R+27.5 2008: R+24.0

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

+249.4% since first listed

5 events — show timeline

• 2026-05-11 Price Changed $87,000 DRRAR
• 2026-04-22 Price Changed $90,000 DRRAR
• 2026-04-17 Price Changed $91,000 DRRAR
• 2026-04-09 Listed $92,000 DRRAR
• 2007-03-16 Sold (Public Records) $24,900 Public Records

Property tax history

+5.3%/yr

Latest (2025): $453 · +0.0% YoY. Source: county tax records.