117 Glen Oak Dr · Danville, VA 24541

$110,000

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 11 Days on market

Built 1940 8,551 sqft lot Est $115k · at est.

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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 +22.7/30.0
• ARV discount +9.5/15.0
• DSCR +7.3/10.0
• 1% rule +4.7/10.0
• 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

BEAUTIFUL TWO BEDROOM, KITCHEN AND BATH HAS BEEN UPDATED, HAS FINISHED BACK PORCH WITH LAUNDRY ROOM. HAS EXTRA LOT BESIDE THIS PROPERTY

Key facts

• Fresh paint
• Recently updated
• Newer lvp

Tags

• DOUBLE LOT
• RECENTLY UPDATED
• FRESH PAINT
• NEWER APPLIANCES
• NEWER LVP
• TILE FLOORING

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single-story
• Construction: Vinyl siding; Shingle roof
• Exterior features: Storm door(s)

Interior

• Kitchen: Refrigerator; Gas range
• Flooring: Carpet; Tile; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Refrigerator; Gas range; Electric water heater; Crawl space
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $189 ($2k/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 $106k (3.3% below list).
• Recommended offer: $106k (3.3% below list) — sets the bar for 1% rule.
• Cap rate 8.4% 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $761 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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 $87k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $106,408 (3.3% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.97% ✗
• Cap rate: 8.36%
• Cash-on-cash: 7.36%
• DSCR: 1.33
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $115,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
69 Morris Ave	0.20mi	2/1.0	960 (0%)	10mo	$134,900	$141	82
94 Fairfield Ave	0.44mi	2/1.0	960 (0%)	8mo	$66,500	$69	73
142 Stokesland Ave	0.09mi	2/1.0	1,084 (+13%)	4mo	$138,000	$127	71
21 Milton Ave	0.21mi	2/1.0	850 (-12%)	1mo	$79,000	$93	70
53 Fairfield Ave	0.49mi	2/1.0	996 (+4%)	2mo	$108,000	$108	69
37 Stokesland Ave	0.27mi	2/1.0	1,020 (+6%)	11mo	$110,000	$108	68
46 Baltimore Ave	0.56mi	2/1.0	1,000 (+4%)	1mo	$80,000	$80	66
54 Selma Ave	0.70mi	2/1.0	960 (0%)	1mo	$115,000	$120	66
37 Baltimore Ave	0.59mi	2/1.0	924 (-4%)	1mo	$45,000	$49	66
27 Still St	0.35mi	3/1.0 (+1)	1,069 (+11%)	7mo	$132,000	$123	54
744 Mt View Dr	0.75mi	3/1.0 (+1)	980 (+2%)	4mo	$162,000	$165	54
103 Fairway Dr	0.64mi	3/2.5 (+1)	1,092 (+14%)	4mo	$185,000	$169	33

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: -5.1%
• Equity multiple: 0.81×
• Total profit: $-5,836
• Equity at exit: $16,401

10-year hold

• IRR: 4.5%
• Equity multiple: 1.33×
• Total profit: $10,216
• Equity at exit: $9,511

Cash invested: $30,800 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,064 high
• Mortgage (P&I): −$577
• Tax from tax record: −$29 /mo · $347/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $189

Break-even live

Break-even rent $825

Max offer price $110,000

Occupancy floor 77%

Sensitivity live

Price	-10% $251	-5% $220	+0% $189	+5% $158	+10% $127
Rent	-10% $105	-5% $147	+0% $189	+5% $231	+10% $273
Rate	-1.0pp $244	-0.5pp $217	base $189	+0.5pp $161	+1.0pp $132

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
66 Carlson Ave Danville, VA	2.0	1.0	966	$1,000	$1.04	44d	1	0.27mi
107 Baltimore Ave Danville, VA	2.0	1.0	902	$914	$1.01	21d	1	0.50mi
721 Chatham Ave Unit A Danville, VA	3.0	1.0	950	$1,350	$1.42	14d	1	0.88mi
732 Hughes St Danville, VA	2.0	1.0	900	$1,800	$2.00	44d	1	0.91mi
380 Juless St Danville, VA	2.0	1.0	780	$775	$0.99	44d	1	1.11mi
378 Juless St Danville, VA	2.0	1.0	780	$775	$0.99	44d	1	1.11mi
317 Dudley St Danville, VA	2.0	1.0	840	$914	$1.09	21d	1	1.32mi
245 College Park Dr Danville, VA	2.0	1.0	782	$775	$0.99	21d	1	1.38mi
128 Charles St Unit 5 Danville, VA	2.0	1.0	800	$750	$0.94	21d	1	1.41mi
111 Willoughby Pl Danville, VA	2.0	1.0	700	$775	$1.11	21d	1	1.45mi

Listing history 10 events

1. 2026-06-19
   days on market $110,000 Active 11 DOM
2. 2026-06-18
   days on market $110,000 Active 10 DOM
3. 2026-06-17
   days on market $110,000 Active 9 DOM
4. 2026-06-16
   days on market $110,000 Active 8 DOM
5. 2026-06-15
   days on market $110,000 Active 7 DOM
6. 2026-06-14
   days on market $110,000 Active 5 DOM
7. 2026-06-13
   days on market $110,000 Active 4 DOM
8. 2026-06-10
   days on market $110,000 Active 2 DOM
9. 2026-06-09
   remarks 695-char remark
10. 2026-06-09
    listed $110,000 Active 1 DOM

ⓘ 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: $347 · $29/mo
• Projected year-2 tax: $902 · $75/mo
• Expected delta: +$555/yr (+$46/mo · 160.0%)

ⓘ 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 2/10 Low
• 🌡 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: $12,769
• − Mortgage interest: −$6,162
• − Property taxes: −$347
• − Insurance: −$550
• − Repairs & maintenance: −$1,022
• − Management: −$1,022
• − Depreciation: −$3,200
• Taxable income: $467
• Est. tax owed @ 24.0%: −$112
• After-tax cash flow: $2,156/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

+10.1% since first listed

11 events — show timeline

• 2026-06-08 Listed $110,000 LMLS
• 2024-03-08 Rental Removed $995 MLSRV
• 2024-01-24 Listed for Rent $995 MLSRV
• 2023-12-19 Rental Removed $1,100 BUILDIUM
• 2023-12-14 Listed for Rent $1,100 BUILDIUM
• 2023-09-23 Rental Removed $1,100 BUILDIUM
• 2023-09-09 Listed for Rent $1,100 BUILDIUM
• 2022-08-01 Price Changed $995 BUILDIUM
• 2022-07-07 Sold (Public Records) $87,000 Public Records
• 2022-07-06 Sold (MLS) $87,000 DRRAR
• 2022-04-21 Listed $99,900 DRRAR

Property tax history

+4.9%/yr

Latest (2025): $347 · +0.0% YoY. Source: county tax records.