803 Hughes St · Danville, VA 24541

$99,900

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 157 Days on market

Built 1920 $104/sqft · at area comps Est $97k · at est.

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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 +29.9/30.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• ARV discount +6.0/15.0
• 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

Great investment opportunity or home. Replacement windows and newer central heat and air. Tenant occupied w month to month lease. 72 hour notice mandatory

Key facts

• Replacement windows
• Built 1920
• Listed 156 days

Tags

• REPLACEMENT WINDOWS
• NEWER CENTRAL HEAT AND AIR

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $691 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $100k implies a 153% 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 $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.22% ✓
• Cap rate: 10.73%
• Cash-on-cash: 15.85%
• DSCR: 1.71
• GRM: 6.8

CMA / ARV

• ARV (median comp): $96,780
• List price: $99,900
• Delta: 3.22%
• 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
33 Garland St	0.07mi	2/1.0	960 (0%)	1mo	$99,000	$103	96
54 Selma Ave	0.20mi	2/1.0	960 (0%)	1mo	$115,000	$120	90
37 Baltimore Ave	0.33mi	2/1.0	924 (-4%)	1mo	$45,000	$49	78
46 Baltimore Ave	0.36mi	2/1.0	1,000 (+4%)	1mo	$80,000	$80	76
148 Park Ave	0.51mi	2/1.0	960 (0%)	2mo	$126,000	$131	75
53 Fairfield Ave	0.42mi	2/1.0	996 (+4%)	2mo	$108,000	$108	72
94 Fairfield Ave	0.46mi	2/1.0	960 (0%)	8mo	$66,500	$69	72
827 Hughes St	0.06mi	3/1.0 (+1)	1,056 (+10%)	10mo	$155,000	$147	67
312 Arlington Pl	0.12mi	3/2.0 (+1)	1,070 (+12%)	0mo	$136,000	$127	66
313 Chatelaine Ave	0.35mi	2/1.0	1,040 (+8%)	10mo	$120,000	$115	61
636 Edmonds St	0.29mi	3/1.0 (+1)	875 (-9%)	10mo	$110,000	$126	58
21 Milton Ave	0.69mi	2/1.0	850 (-12%)	1mo	$79,000	$93	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: 6.7%
• Equity multiple: 1.26×
• Total profit: $7,307
• Equity at exit: $14,895

10-year hold

• IRR: 16.0%
• Equity multiple: 2.30×
• Total profit: $36,501
• Equity at exit: $8,638

Cash invested: $27,972 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,218 high
• Mortgage (P&I): −$524
• Tax from tax record: −$28 /mo · $330/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $370

Break-even live

Break-even rent $751

Max offer price $99,900

Occupancy floor 65%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
732 Hughes St Danville, VA	2.0	1.0	900	$1,800	$2.00	43d	1	0.03mi
721 Chatham Ave Unit A Danville, VA	3.0	1.0	950	$1,350	$1.42	13d	1	0.17mi
380 Juless St Danville, VA	2.0	1.0	780	$775	$0.99	43d	1	0.23mi
378 Juless St Danville, VA	2.0	1.0	780	$775	$0.99	43d	1	0.23mi
107 Baltimore Ave Danville, VA	2.0	1.0	902	$914	$1.01	21d	1	0.42mi
317 Dudley St Danville, VA	2.0	1.0	840	$914	$1.09	21d	1	0.46mi
245 College Park Dr Danville, VA	2.0	1.0	782	$775	$0.99	21d	1	0.77mi
219 Montague St Danville, VA	1.0	1.0	747	$850	$1.14	43d	1	0.79mi
128 Charles St Unit 5 Danville, VA	2.0	1.0	800	$750	$0.94	21d	1	0.79mi
345 Flint St Danville, VA	2.0	1.0	888	$1,200	$1.35	43d	1	0.90mi
111 Willoughby Pl Danville, VA	2.0	1.0	700	$775	$1.11	21d	1	0.92mi
66 Carlson Ave Danville, VA	2.0	1.0	966	$1,000	$1.04	43d	1	1.04mi

Listing history 18 events

1. 2026-06-19
   days on market $99,900 Active 157 DOM
2. 2026-06-18
   days on market $99,900 Active 156 DOM
3. 2026-06-17
   days on market $99,900 Active 155 DOM
4. 2026-06-16
   days on market $99,900 Active 154 DOM
5. 2026-06-15
   days on market $99,900 Active 153 DOM
6. 2026-06-14
   days on market $99,900 Active 151 DOM
7. 2026-06-13
   days on market $99,900 Active 150 DOM
8. 2026-06-10
   days on market $99,900 Active 148 DOM
9. 2026-06-09
   days on market $99,900 Active 147 DOM
10. 2026-06-08
    days on market $99,900 Active 146 DOM
11. 2026-06-07
    days on market $99,900 Active 145 DOM
12. 2026-06-05
    days on market $99,900 Active 142 DOM
13. 2026-06-02
    days on market $99,900 Active 140 DOM
14. 2026-06-01
    days on market $99,900 Active 139 DOM
15. 2026-05-31
    days on market $99,900 Active 138 DOM
16. 2026-05-30
    days on market $99,900 Active 137 DOM
17. 2026-01-13
    listed $99,900 Active 154-char remark

    Show marketing remark (154 chars)

    Great investment opportunity or home. Replacement windows and newer central heat and air. Tenant occupied w month to month lease. 72 hour notice mandatory

18. 2005-11-04
    soldstatus $39,500

ⓘ 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: $330 · $28/mo
• Projected year-2 tax: $819 · $68/mo
• Expected delta: +$489/yr (+$41/mo · 148.0%)

ⓘ 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 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: $14,622
• − Mortgage interest: −$5,596
• − Property taxes: −$330
• − Insurance: −$500
• − Repairs & maintenance: −$1,170
• − Management: −$1,170
• − Depreciation: −$2,906
• Taxable income: $2,950
• Est. tax owed @ 24.0%: −$708
• After-tax cash flow: $3,726/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

+152.9% since first listed

2 events — show timeline

• 2026-01-13 Listed $99,900 DRRAR
• 2005-11-04 Sold (Public Records) $39,500 Public Records

Property tax history

+2.4%/yr

Latest (2025): $330 · +0.0% YoY. Source: county tax records.