1845 Halifax Rd · Danville, VA 24540

$79,900

3 bd · 1.0 ba · 820 sqft · SingleFamily public records · 149 Days on market

Built 1959 Fair condition 7,841 sqft lot $97/sqft · 43% below area Est $140k · 43% under

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Great Investment property. Big fenced back yard. Lots of parking in front. Home currently has a tenant in it that wants to stay under a month-to-month lease. Close to everything DanVegas. Home being sold as-is.

Key facts

• Fenced back yard
• Lots of parking
• Investment property

Tags

• FENCED BACK YARD
• LOTS OF PARKING
• INVESTMENT PROPERTY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $465 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.3% 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); Westwood Middle (math 22% / reading 40%, grade F, #333 of 342 statewide, top 97%, 609 students, 90% FRL); George Washington High (math 44% / reading 54%, grade D, #300 of 319 statewide, top 94%, 1,309 students, 88% FRL) — zoned schools average 91% FRL vs 71% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 276 active listings in the ZIP; 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 $552 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 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 $5k; list at $80k implies a 1498% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.50% ✓
• Cap rate: 13.28%
• Cash-on-cash: 24.95%
• DSCR: 2.11
• GRM: 5.6

CMA / ARV

• ARV (median comp): $140,277
• List price: $79,900
• Delta: -43.04%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 Haymore St	1.08mi	2/1.0 (-1)	856 (+4%)	6mo	$58,000	$68	48
141 Prather Dr	0.75mi	2/1.5 (-1)	858 (+5%)	4mo	$130,000	$152	47
2279 Robin Hood Dr	0.53mi	3/1.0	960 (+17%)	8mo	$151,000	$157	44
29 Oakland Ave	1.41mi	2/1.0 (-1)	746 (-9%)	5mo	$99,900	$134	41
1148 Kentuck Rd	1.36mi	3/1.0	960 (+17%)	5mo	$125,000	$130	36
296 Gardner St	0.78mi	2/1.0 (-1)	715 (-13%)	8mo	$35,000	$49	32
1157 Halifax Rd	1.02mi	2/1.0 (-1)	1,007 (+23%)	9mo	$40,000	$40	27

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: 18.4%
• Equity multiple: 1.74×
• Total profit: $16,649
• Equity at exit: $11,913

10-year hold

• IRR: 26.8%
• Equity multiple: 3.35×
• Total profit: $52,533
• Equity at exit: $6,908

Cash invested: $22,372 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active
• Months of supply: 18.0 mo (6%/mo absorbed)
• Median asking: $105,000 ($130/sqft)
• Median days on market: 49 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +31.3% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 24540

• Home prices YoY: -20.0%
• Active inventory: 276
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,196 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$27 /mo · $327/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $465

Break-even live

Break-even rent $607

Max offer price $79,900

Occupancy floor 56%

Sensitivity live

Price	-10% $510	-5% $488	+0% $465	+5% $442	+10% $420
Rent	-10% $371	-5% $418	+0% $465	+5% $512	+10% $560
Rate	-1.0pp $505	-0.5pp $485	base $465	+0.5pp $444	+1.0pp $423

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: $19,975
• Closing costs: $2,397
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Exterior

• Parking: No garage
• Utilities: Public waterPublic sewer
• Home design: Residential property
• Construction: Vinyl siding
• Exterior features: Front porchFenced yardOutbuilding

Interior

• Kitchen: Electric rangeOvenRefrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Natural gas heatingElectric heatingHeat pumpCeiling fan(s)
• Interior features: Walk-in closetsSmoke detector(s)

Listing history 50 events

1. 2026-09-24
   days on market $79,900 Active 149 DOM
2. 2026-09-22
   days on market $79,900 Active 148 DOM
3. 2026-09-21
   days on market $79,900 Active 147 DOM
4. 2026-09-20
   days on market $79,900 Active 146 DOM
5. 2026-09-19
   days on market $79,900 Active 145 DOM
6. 2026-09-18
   days on market $79,900 Active 144 DOM
7. 2026-09-17
   days on market $79,900 Active 143 DOM
8. 2026-09-16
   days on market $79,900 Active 142 DOM
9. 2026-09-15
   days on market $79,900 Active 141 DOM
10. 2026-09-14
    days on market $79,900 Active 140 DOM
11. 2026-09-13
    days on market $79,900 Active 139 DOM
12. 2026-09-12
    days on market $79,900 Active 138 DOM
13. 2026-09-11
    days on market $79,900 Active 137 DOM
14. 2026-09-05
    days on market $79,900 Active 131 DOM
15. 2026-09-04
    days on market $79,900 Active 130 DOM
16. 2026-09-03
    days on market $79,900 Active 129 DOM
17. 2026-09-02
    days on market $79,900 Active 128 DOM
18. 2026-08-30
    days on market $79,900 Active 125 DOM
19. 2026-08-29
    days on market $79,900 Active 124 DOM
20. 2026-08-28
    days on market $79,900 Active 123 DOM
21. 2026-08-27
    days on market $79,900 Active 122 DOM
22. 2026-08-25
    days on market $79,900 Active 120 DOM
23. 2026-08-24
    days on market $79,900 Active 119 DOM
24. 2026-08-23
    days on market $79,900 Active 118 DOM
25. 2026-08-22
    days on market $79,900 Active 117 DOM
26. 2026-08-21
    days on market $79,900 Active 116 DOM
27. 2026-08-20
    days on market $79,900 Active 115 DOM
28. 2026-08-19
    days on market $79,900 Active 114 DOM
29. 2026-08-18
    days on market $79,900 Active 113 DOM
30. 2026-08-17
    days on market $79,900 Active 112 DOM
31. 2026-08-16
    days on market $79,900 Active 111 DOM
32. 2026-08-15
    days on market $79,900 Active 110 DOM
33. 2026-08-15
    days on market $79,900 Active 109 DOM
34. 2026-08-13
    days on market $79,900 Active 108 DOM
35. 2026-08-12
    days on market $79,900 Active 107 DOM
36. 2026-08-11
    days on market $79,900 Active 106 DOM
37. 2026-08-10
    days on market $79,900 Active 105 DOM
38. 2026-08-09
    days on market $79,900 Active 104 DOM
39. 2026-08-08
    days on market $79,900 Active 103 DOM
40. 2026-08-07
    days on market $79,900 Active 102 DOM
41. 2026-08-06
    days on market $79,900 Active 101 DOM
42. 2026-08-05
    days on market $79,900 Active 100 DOM
43. 2026-08-04
    days on market $79,900 Active 99 DOM
44. 2026-08-03
    days on market $79,900 Active 98 DOM
45. 2026-07-31
    days on market $79,900 Active 95 DOM
46. 2026-07-29
    days on market $79,900 Active 93 DOM
47. 2026-07-27
    days on market $79,900 Active 91 DOM
48. 2026-07-25
    days on market $79,900 Active 89 DOM
49. 2026-07-23
    days on market $79,900 Active 87 DOM
50. 2026-07-22
    days on market $79,900 Active 86 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: $327 · $27/mo
• Projected year-2 tax: $655 · $55/mo
• Expected delta: +$328/yr (+$27/mo · 100.3%)

ⓘ 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 5/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,349
• − Mortgage interest: −$4,476
• − Property taxes: −$327
• − Insurance: −$400
• − Repairs & maintenance: −$1,148
• − Management: −$1,148
• − Depreciation: −$2,324
• Taxable income: $4,527
• Est. tax owed @ 24.0%: −$1,086
• After-tax cash flow: $4,495/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $20,500–$36,900 screening

The home is in fair condition with some repairs and maintenance needed, including painting the exterior siding and roof, and improving the landscaping and curb appeal. The home is currently occupied by a tenant and is being sold as-is.

Components & finishes AI

Roof asphalt shingle · good Flooring wood

Deferred maintenance Est. $2,500–$10,000 screening

• Minor Roof (roof) — No visible signs of damage or wear
• Minor Windows (windows) — No visible signs of damage or wear
• Minor Electrical (electrical) — No visible signs of damage or wear
• Minor Plumbing (plumbing) — No visible signs of damage or wear
• Minor Exterior (exterior) — No visible signs of damage or wear

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible wear and tear.
• Moderate exterior siding — The exterior siding is in fair condition, with some discoloration and wear.
• Major landscaping — The landscaping and curb appeal are poor, with overgrown grass and a lack of maintenance.

Value-add opportunities

• Both paint the exterior siding and roof — Painting the exterior siding and roof will improve the curb appeal and increase the home's value. ↑
• Both landscaping and curb appeal — Improving the landscaping and curb appeal will increase the home's value and make it more attractive to potential buyers or renters. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 36/100

Zoned Schools

Elementary Edwin A. Gibson Elementary F VA #1,029/1,108 Nat'l #28,475/41,679 Middle Westwood Middle F VA #333/342 Nat'l #8,646/14,009 High George Washington High D VA #300/319 Nat'l #6,078/17,239

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

B Composite livability gradescore 77/100

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 · 40,989 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: 13% of renters

---

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

Property features AI

Exterior

• Parking: No garage
• Utilities: Public waterPublic sewer
• Home design: Residential property
• Construction: Vinyl siding
• Exterior features: Front porchFenced yardOutbuilding

Interior

• Kitchen: Electric rangeOvenRefrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Natural gas heatingElectric heatingHeat pumpCeiling fan(s)
• Interior features: Walk-in closetsSmoke detector(s)

Price history

+1498.0% since first listed

6 events — show timeline

• 2026-04-27 Listed $79,900 DRRAR
• 2025-07-14 Price Changed $79,900 DRRAR
• 2025-07-07 Price Changed $85,000 DRRAR
• 2025-06-11 Price Changed $95,000 DRRAR
• 2025-05-14 Listed $113,500 DRRAR
• 1969-05-23 Sold (Public Records) $5,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $327 · +0.0% YoY. Source: county tax records.