300 Campbell St · Danville, VA 24540

$115,000

2 bd · 1.0 ba · 1,458 sqft · SingleFamily public records · 9 Days on market

Built 1912

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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 +22.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +6.0/10.0
• 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

Great opportunity to earn rental income or to put down roots in your own home! This home is tenant occupied on month-to-month lease. 24-hour notice is required for showing. Property is sold as is, where is. Seller will not make improvements.

Key facts

• Built 1912
• Listed 8 days

Property features AI

Finance

• Other: Lot approximately 0.29 acre; Zoning: OTR

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; 1,458 above-grade finished area
• Construction: Composition roof
• Exterior features: Front porch

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Natural gas heating; Window air conditioning units
• Interior features: Entrance foyer; Crawl space basement

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 $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• 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.
• Zoned schools: Woodberry Hills Elementary (math 5% / reading 34%, grade F, #1,082 of 1,108 statewide, top 98%, 394 students, 98% FRL); Westwood Middle (math 22% / reading 40%, grade F, #333 of 342 statewide, top 97%, 609 students, 90% FRL) — zoned schools average 94% FRL vs 71% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 211 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); 83% 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 32% of the median local income ($48k/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 $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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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 $23k; list at $115k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1912 — 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 $115,000

Questions for the listing agent

1. Built in 1912 — 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: 1.10% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.51%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $46,656
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 Moffett St	0.12mi	3/1.0 (+1)	1,428 (-2%)	2mo	$38,000	$27	84
203 Campbell St	0.09mi	3/1.0 (+1)	1,464 (+0%)	14mo	$60,000	$41	79
520 N Main St	0.37mi	2/1.0	1,378 (-6%)	6mo	$30,000	$22	69
210 Baugh St	0.39mi	2/1.0	1,530 (+5%)	9mo	$25,000	$16	66
1417 N Main St	0.49mi	2/2.0	1,452 (-0%)	11mo	$35,000	$24	63
815 Wyllie Ave	0.16mi	3/1.5 (+1)	1,632 (+12%)	6mo	$12,100	$7	60
415/417 First St	0.49mi	2/2.0	1,375 (-6%)	4mo	$100,000	$73	60
214 Baugh St	0.40mi	3/1.0 (+1)	1,367 (-6%)	9mo	$27,500	$20	58
320 Halifax St	0.19mi	2/1.0	1,260 (-14%)	14mo	$49,900	$40	56
1327 Myrtle Ave	0.65mi	2/1.5	1,442 (-1%)	12mo	$75,000	$52	56
333 Wrenn Dr	0.68mi	2/1.0	1,280 (-12%)	12mo	$145,000	$113	38
1200 Washington St	0.62mi	2/1.0	1,259 (-14%)	13mo	$40,000	$32	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: -4.8%
• Equity multiple: 0.82×
• Total profit: $-5,787
• Equity at exit: $17,147

10-year hold

• IRR: 4.9%
• Equity multiple: 1.36×
• Total profit: $11,556
• 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 24540

• Home prices YoY: -20.0%
• Active inventory: 211
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,261 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $201

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 79%

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 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
601 Bridge St Unit 116 Danville, VA	2.0	1.0	1294	$1,575	$1.22	44d	1	0.73mi
601 Bridge St Unit 15 Danville, VA	2.0	1.0	1294	$1,400	$1.08	44d	1	0.73mi
601 Bridge St Unit 117 Danville, VA	2.0	2.0	1294	$1,650	$1.28	21d	1	0.73mi
601 Bridge St Unit 212 Danville, VA	1.0	1.0	1046	$1,300	$1.24	21d	1	0.73mi
315 Lynn St Apt 404 Danville, VA	2.0	2.0	1046	$1,500	$1.43	44d	1	0.86mi
614 Lynn St Apt 303 Danville, VA	2.0	2.0	1200	$929	$0.77	44d	1	0.94mi
614 Lynn St Apt 312 Danville, VA	2.0	1.5	1200	$929	$0.77	44d	1	0.94mi
712 Edwin Ct Danville, VA	2.0	1.0	969	$700	$0.72	44d	1	1.16mi
128 Lowell St Danville, VA	3.0	1.0	918	$1,050	$1.14	44d	1	1.24mi
117 Ida St Danville, VA	3.0	1.0	925	$1,163	$1.26	44d	1	1.25mi
717 Temple Ave Danville, VA	3.0	1.5	1327	$1,179	$0.89	44d	1	1.30mi
423 Chestnut St Unit 1 Danville, VA	2.0	1.0	1200	$1,400	$1.17	44d	1	1.42mi

Listing history 8 events

1. 2026-06-19
   days on market $115,000 Active 9 DOM
2. 2026-06-18
   days on market $115,000 Active 8 DOM
3. 2026-06-17
   days on market $115,000 Active 7 DOM
4. 2026-06-16
   days on market $115,000 Active 6 DOM
5. 2026-06-15
   days on market $115,000 Active 5 DOM
6. 2026-06-14
   days on market $115,000 Active 3 DOM
7. 2026-06-13
   remarks 241-char remark
8. 2026-06-13
   listed $115,000 Active 2 DOM

ⓘ 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: $15,132
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,211
• − Management: −$1,211
• − Depreciation: −$3,345
• Taxable income: $623
• Est. tax owed @ 24.0%: −$150
• After-tax cash flow: $2,267/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): 31,013
• Household income: $47,924
• Rent vs Own: 40.4% rent · 59.6% own
• Severe rent burden: 1170.0

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 0.57)
• Race & ethnicity: White 50% Black 42% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Slovak 1% Lithuanian 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -58.79%
• Current HPI: 235.1746
• 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

+400.0% since first listed

6 events — show timeline

• 2026-06-10 Listed $115,000 DRRAR
• 2025-10-21 Relisted — DRRAR
• 2025-10-21 Price Changed $120,000 DRRAR
• 2025-07-22 Price Changed $140,000 DRRAR
• 2025-06-05 Listed $120,000 DRRAR
• 2024-02-12 Sold (Public Records) $23,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $163 · +0.0% YoY. Source: county tax records.