339 Arnett Blvd · Danville, VA 24540

$182,000

4 bd · 1.0 ba · 1,025 sqft · SingleFamily public records · 50 Days on market

Built 1953 8,276 sqft lot $178/sqft · 111% above area Est $172k · 6% 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 +13.0/30.0
• ARV discount +5.0/15.0
• DSCR +3.9/10.0
• Livability +3.9/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

FOR SALE. Conveniently located to schools, medical, shopping, and fast food facilities, this home has potential for the DIYer. Hardwood floors and double pane windows. Property SOLD AS IS, NO WARRANTIES. Property info per assessor. Basement may leak when it rains. Any desired/required inspections are at buyer's expense.

Key facts

• Handy outbuilding
• Fenced-in backyard
• Prime location

Tags

• FENCED-IN BACKYARD
• HANDY OUTBUILDING
• PRIME LOCATION

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Composition roof
• Construction: Brick construction
• Exterior features: Deck; Outbuilding

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 main level bedrooms
• Flooring: Hardwood flooring
• Bathrooms: 2 full bathrooms (1 on the main level)
• Heating & cooling: Natural gas heating; Heat pump; Window cooling units
• Interior features: Finished basement; Gas fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $182k.

Deal economics

• At list price, monthly cash flow is $-9 ($-112/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (25.6% below list).
• Recommended offer: $135k (25.6% below list) — sets the bar for 1% rule.

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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 ($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 $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 50 days — a 3% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $25k; list at $182k implies a 628% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $135,462 (25.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.74% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.22%
• DSCR: 0.99
• GRM: 11.2

CMA / ARV

• ARV (median comp): $172,369
• List price: $182,000
• Delta: 5.59%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 N Woodberry Ave	0.60mi	3/1.0 (-1)	1,056 (+3%)	0mo	$120,000	$114	62
426 Arnett Blvd	0.21mi	3/2.0 (-1)	1,133 (+10%)	12mo	$92,000	$81	53
128 Carrollton Rd	0.54mi	3/1.0 (-1)	978 (-5%)	13mo	$143,000	$146	51
264 Brightwell Ct	0.36mi	3/1.0 (-1)	1,088 (+6%)	21mo	$142,000	$131	51
1467 Myrtle Ave	0.67mi	3/1.0 (-1)	1,098 (+7%)	3mo	$59,900	$55	49
337 Summit Rd	0.53mi	4/2.0	969 (-6%)	22mo	$120,000	$124	44
1550 Washington St	0.58mi	3/1.0 (-1)	940 (-8%)	13mo	$120,000	$128	43
223 Rocklawn Ave	0.67mi	4/1.0	1,176 (+15%)	2mo	$148,900	$127	42
209 Rocklawn Ave	0.70mi	3/1.0 (-1)	1,122 (+10%)	6mo	$50,050	$45	42
1498 Myrtle Ave	0.71mi	3/1.0 (-1)	984 (-4%)	20mo	$85,000	$86	38

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: -16.7%
• Equity multiple: 0.41×
• Total profit: $-30,177
• Equity at exit: $27,137

10-year hold

• IRR: -8.7%
• Equity multiple: 0.46×
• Total profit: $-27,407
• Equity at exit: $15,736

Cash invested: $50,960 (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: 11.2×

Monthly cashflow live

• Estimated rent: $1,355 medium
• Mortgage (P&I): −$954
• Tax from tax record: −$49 /mo · $591/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $-9

Break-even live

Break-even rent $1,366

Max offer price $180,347

Occupancy floor 96%

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: $45,500
• Closing costs: $5,460
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
128 Lowell St Danville, VA	3.0	1.0	918	$1,050	$1.14	44d	1	0.41mi
134 Hartford St Danville, VA	4.0	1.0	1325	$1,350	$1.02	44d	1	0.50mi
117 Ida St Danville, VA	3.0	1.0	925	$1,163	$1.26	44d	1	1.10mi

Listing history 19 events

1. 2026-06-19
   days on market $182,000 Active 50 DOM
2. 2026-06-18
   days on market $182,000 Active 49 DOM
3. 2026-06-17
   days on market $182,000 Active 48 DOM
4. 2026-06-16
   days on market $182,000 Active 47 DOM
5. 2026-06-15
   days on market $182,000 Active 46 DOM
6. 2026-06-14
   days on market $182,000 Active 44 DOM
7. 2026-06-13
   days on market $182,000 Active 43 DOM
8. 2026-06-10
   days on market $182,000 Active 41 DOM
9. 2026-06-09
   days on market $182,000 Active 40 DOM
10. 2026-06-08
    days on market $182,000 Active 39 DOM
11. 2026-06-07
    days on market $182,000 Active 38 DOM
12. 2026-06-05
    days on market $182,000 Active 35 DOM
13. 2026-06-02
    days on market $182,000 Active 33 DOM
14. 2026-06-01
    days on market $182,000 Active 32 DOM
15. 2026-05-31
    days on market $182,000 Active 31 DOM
16. 2026-05-30
    days on market $182,000 Active 30 DOM
17. 2026-04-30
    listed $182,000 Active 506-char remark
18. 2017-01-12
    soldstatus $25,000 321-char remark

    Show marketing remark (321 chars)

    FOR SALE. Conveniently located to schools, medical, shopping, and fast food facilities, this home has potential for the DIYer. Hardwood floors and double pane windows. Property SOLD AS IS, NO WARRANTIES. Property info per assessor. Basement may leak when it rains. Any desired/required inspections are at buyer's expense.

19. 2016-09-14
    listed $28,000 321-char remark

    Show marketing remark (321 chars)

    FOR SALE. Conveniently located to schools, medical, shopping, and fast food facilities, this home has potential for the DIYer. Hardwood floors and double pane windows. Property SOLD AS IS, NO WARRANTIES. Property info per assessor. Basement may leak when it rains. Any desired/required inspections are at buyer's expense.

ⓘ 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: $591 · $49/mo
• Projected year-2 tax: $1,492 · $124/mo
• Expected delta: +$901/yr (+$75/mo · 152.5%)

ⓘ 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 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: $16,255
• − Mortgage interest: −$10,195
• − Property taxes: −$591
• − Insurance: −$910
• − Repairs & maintenance: −$1,300
• − Management: −$1,300
• − Depreciation: −$5,295
• Taxable loss: −$3,336
• Est. tax savings @ 24.0%: +$801
• After-tax cash flow: $688/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

+550.0% since first listed

3 events — show timeline

• 2026-04-30 Listed $182,000 DRRAR
• 2017-01-12 Sold (MLS) $25,000 MHPCAR
• 2016-09-14 Listed $28,000 MHPCAR

Property tax history

+1.8%/yr

Latest (2025): $591 · +0.0% YoY. Source: county tax records.