536 Hughes St · Danville, VA 24541

$158,000

4 bd · 1.0 ba · 1,150 sqft · SingleFamily public records · 28 Days on market

Built 1997 0.48 ac lot Est $141k · 12% over

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Why this score? — see what drove the D+ 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
• DSCR +6.6/10.0
• 1% rule +4.3/10.0
• Livability +3.9/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.2/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice home on a spacious corner lot. Hardwood floors. Possibility for extra living space in basement with your updates. Parcels 26264 & 25058 on Edmonds St. included.

Key facts

• Income potential
• Unique layout
• 0.48 acre lot

Tags

• UNIQUE LAYOUT
• FINISHED AREAS IN BASEMENT
• INCOME POTENTIAL

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Residential property
• Construction: Vinyl siding; Composition roof
• Exterior features: Deck; Porch

Interior

• Kitchen: Refrigerator
• Bedrooms: 3 main-level bedrooms
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom (on main level)
• Heating & cooling: Natural gas heating
• Interior features: Walk-in closet(s); Partially finished basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $158k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (6.9% below list).
• Recommended offer: $147k (6.9% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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.
• Zoned schools: Edwin A. Gibson Elementary (math 17% / reading 37%, grade F, #1,029 of 1,108 statewide, top 94%, 518 students, 94% FRL); O. Trent Bonner Middle (math 33% / reading 53%, grade D-, #288 of 342 statewide, top 85%, 678 students, 91% FRL) — zoned schools average 93% FRL vs 71% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 245 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 34% 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 $1k of loan paydown is wiped out by about $5k 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 28 days — a 2% lower offer ($156k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $93k; list at $158k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,110 (6.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.93% ✗
• Cap rate: 7.90%
• Cash-on-cash: 5.73%
• DSCR: 1.26
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $141,450
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Harris Pl	0.19mi	3/1.0 (-1)	1,125 (-2%)	13mo	$117,500	$104	72
225 Dudley St St	0.29mi	3/1.0 (-1)	1,114 (-3%)	8mo	$82,500	$74	70
312 Arlington Pl	0.34mi	3/2.0 (-1)	1,070 (-7%)	0mo	$136,000	$127	64
111 Howeland Cir	0.33mi	3/1.0 (-1)	1,088 (-5%)	12mo	$149,000	$137	60
827 Hughes St	0.27mi	3/1.0 (-1)	1,056 (-8%)	10mo	$155,000	$147	60
73 Baltimore Ave	0.54mi	3/1.0 (-1)	1,134 (-1%)	13mo	$140,000	$123	56
548 Arlington Rd	0.44mi	4/2.0	1,056 (-8%)	10mo	$120,000	$114	54
658 Edmonds St	0.30mi	3/1.0 (-1)	1,020 (-11%)	11mo	$74,000	$73	53
361 Cumberland Dr	0.72mi	4/2.0	1,170 (+2%)	11mo	$135,000	$115	50
313 Kemper Rd	0.26mi	3/2.0 (-1)	1,006 (-12%)	11mo	$205,000	$204	49
150 Westmore Dr	0.62mi	3/2.0 (-1)	1,225 (+6%)	9mo	$126,500	$103	44
771 Arlington Rd	0.73mi	3/2.5 (-1)	1,221 (+6%)	9mo	$225,000	$184	37

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: -7.5%
• Equity multiple: 0.72×
• Total profit: $-12,208
• Equity at exit: $23,558

10-year hold

• IRR: 2.0%
• Equity multiple: 1.15×
• Total profit: $6,439
• Equity at exit: $13,661

Cash invested: $44,240 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,471 medium
• Mortgage (P&I): −$829
• Tax from tax record: −$56 /mo · $677/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $211

Break-even live

Break-even rent $1,204

Max offer price $158,000

Occupancy floor 81%

Sensitivity live

Price	-10% $301	-5% $256	+0% $211	+5% $167	+10% $122
Rent	-10% $95	-5% $153	+0% $211	+5% $269	+10% $328
Rate	-1.0pp $291	-0.5pp $252	base $211	+0.5pp $170	+1.0pp $129

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: $39,500
• Closing costs: $4,740
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
721 Chatham Ave Unit A Danville, VA	3.0	1.0	950	$1,350	$1.42	14d	1	0.22mi
181 Banner St Danville, VA	3.0	1.0	1176	$1,389	$1.18	44d	1	0.52mi
1244 Stokes St Danville, VA	4.0	1.0	1153	$1,100	$0.95	44d	1	0.76mi
717 Temple Ave Danville, VA	3.0	1.5	1327	$1,179	$0.89	44d	1	1.47mi

Listing history 24 events

1. 2026-06-19
   days on market $158,000 Active 28 DOM
2. 2026-06-18
   days on market $158,000 Active 27 DOM
3. 2026-06-17
   days on market $158,000 Active 26 DOM
4. 2026-06-16
   days on market $158,000 Active 25 DOM
5. 2026-06-15
   days on market $158,000 Active 24 DOM
6. 2026-06-14
   days on market $158,000 Active 22 DOM
7. 2026-06-13
   days on market $158,000 Active 21 DOM
8. 2026-06-10
   days on market $158,000 Active 19 DOM
9. 2026-06-09
   days on market $158,000 Active 18 DOM
10. 2026-06-08
    days on market $158,000 Active 17 DOM
11. 2026-06-07
    days on market $158,000 Active 16 DOM
12. 2026-06-05
    days on market $158,000 Active 13 DOM
13. 2026-06-02
    days on market $158,000 Active 11 DOM
14. 2026-06-01
    days on market $158,000 Active 10 DOM
15. 2026-05-31
    days on market $158,000 Active 9 DOM
16. 2026-05-30
    days on market $158,000 Active 8 DOM
17. 2026-05-22
    listed $158,000 Active
18. 2022-07-12
    soldstatus $93,000
19. 2022-07-11
    soldstatus $93,000 171-char remark

    Show marketing remark (171 chars)

    Nice home on a spacious corner lot. Hardwood floors. Possibility for extra living space in basement with your updates. Parcels 26264 & 25058 on Edmonds St. included.

20. 2022-05-09
    listed $95,000 171-char remark

    Show marketing remark (171 chars)

    Nice home on a spacious corner lot. Hardwood floors. Possibility for extra living space in basement with your updates. Parcels 26264 & 25058 on Edmonds St. included.

21. 2019-01-09
    soldstatus $49,500
22. 2017-06-13
    soldstatus $19,000
23. 2016-06-09
    soldstatus $25,100
24. 2006-08-17
    soldstatus $35,000

ⓘ 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: $677 · $56/mo
• Projected year-2 tax: $1,296 · $108/mo
• Expected delta: +$618/yr (+$52/mo · 91.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 47% 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 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: $17,653
• − Mortgage interest: −$8,850
• − Property taxes: −$677
• − Insurance: −$790
• − Repairs & maintenance: −$1,412
• − Management: −$1,412
• − Depreciation: −$4,596
• Taxable loss: −$85
• Est. tax savings @ 24.0%: +$20
• After-tax cash flow: $2,556/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

+351.4% since first listed

8 events — show timeline

• 2026-05-22 Listed $158,000 DRRAR
• 2022-07-12 Sold (Public Records) $93,000 Public Records
• 2022-07-11 Sold (MLS) $93,000 DRRAR
• 2022-05-09 Listed $95,000 DRRAR
• 2019-01-09 Sold (Public Records) $49,500 Public Records
• 2017-06-13 Sold (Public Records) $19,000 Public Records
• 2016-06-09 Sold (Public Records) $25,100 Public Records
• 2006-08-17 Sold (Public Records) $35,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $677 · +0.0% YoY. Source: county tax records.