117 Capri Ct · Danville, VA 24541

$185,000

2 bd · 1.0 ba · 1,025 sqft · SingleFamily public records · 10 Days on market

Built 1959 9,148 sqft lot Est $129k · 43% over

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Why this score? — see what drove the F 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 +11.4/30.0
• Livability +3.9/5.0
• DSCR +3.3/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Perfect starter home 3BR, 1 BA freshly painted ready for a new family. Kitchen has granite countertops, new LVP flooring . Bath has new fixtures. Conveniently located just off Westover & Riverside Dr. Close to schools, shopping and medical offices. Unfinished basement with laundry and plenty of room for storage. Nice yard with little maintenance.

Key facts

• New kitchen
• Unfinished basement
• Hardwood floors

Tags

• NEW KITCHEN
• HARDWOOD FLOORS
• UNFINISHED BASEMENT
• CARPORT WITH STORAGE ROOM

Property features AI

Exterior

• Parking: Attached parking
• Utilities: Public water; Public sewer
• Home design: Residential property
• Construction: Brick construction
• Exterior features: Front porch; Composition roof

Interior

• Kitchen: Includes dishwasher, electric range, microwave, refrigerator
• Bedrooms: Three main-level bedrooms
• Flooring: Tile; Hardwood; Vinyl
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Natural gas heating
• Interior features: Dishwasher; Electric range; Microwave; Refrigerator; Full, unfinished basement with exterior entry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-65 ($-776/yr) — negative.
• To cash-flow at today's rent, offer at most $174k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (29.1% below list).
• Recommended offer: $131k (29.1% 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: Park Avenue Elementary (math 12% / reading 32%, grade F, #1,069 of 1,108 statewide, top 97%, 366 students, 98% 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 92% FRL vs 71% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 249 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 54 units permitted in Danville city in 2024 (40 in 5+ unit buildings).
• This rent runs 31% of the median local income ($51k/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 $6k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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 $140k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $131,097 (29.1% 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. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.71% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.50%
• DSCR: 0.93
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $129,150
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Baldwin St	0.49mi	3/1.0 (+1)	1,020 (-0%)	5mo	$123,500	$121	68
145 Shady Ln	0.53mi	3/2.0 (+1)	1,114 (+9%)	0mo	$133,000	$119	52
121 Huntington Pl	0.39mi	3/1.5 (+1)	1,128 (+10%)	9mo	$104,000	$92	51
371 Barrett St	0.50mi	3/1.5 (+1)	1,020 (-0%)	24mo	$99,900	$98	49
207 Stanley Dr	0.58mi	3/1.0 (+1)	900 (-12%)	4mo	$130,000	$144	44
4180 Riverside Dr	0.60mi	2/2.0	1,122 (+10%)	10mo	$275,000	$245	44
119 Martin Ave	0.74mi	3/1.5 (+1)	1,150 (+12%)	4mo	$168,000	$146	35
260 Turpin St	0.75mi	3/1.0 (+1)	1,176 (+15%)	12mo	$147,900	$126	25

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: -18.8%
• Equity multiple: 0.34×
• Total profit: $-34,184
• Equity at exit: $27,584

10-year hold

• IRR: -11.5%
• Equity multiple: 0.32×
• Total profit: $-35,432
• Equity at exit: $15,995

Cash invested: $51,800 (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: 249
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,311 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$53 /mo · $637/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $-65

Break-even live

Break-even rent $1,393

Max offer price $173,583

Occupancy floor 100%

Sensitivity live

Price	-10% $40	-5% $-12	+0% $-65	+5% $-117	+10% $-169
Rent	-10% $-168	-5% $-116	+0% $-65	+5% $-13	+10% $39
Rate	-1.0pp $29	-0.5pp $-18	base $-65	+0.5pp $-113	+1.0pp $-161

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
671 Park Ave Danville, VA	2.0	1.0	942	$1,100	$1.17	45d	1	0.73mi
119 Martin Ave Danville, VA	3.0	1.5	1100	$1,700	$1.55	45d	1	0.76mi

Listing history 9 events

1. 2026-06-21
   days on market $185,000 Active 10 DOM
2. 2026-06-19
   days on market $185,000 Active 8 DOM
3. 2026-06-18
   days on market $185,000 Active 7 DOM
4. 2026-06-17
   days on market $185,000 Active 6 DOM
5. 2026-06-16
   days on market $185,000 Active 5 DOM
6. 2026-06-15
   days on market $185,000 Active 4 DOM
7. 2026-06-14
   days on market $185,000 Active 2 DOM
8. 2026-06-13
   remarks 196-char remark
9. 2026-06-13
   listed $185,000 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: $637 · $53/mo
• Projected year-2 tax: $1,517 · $126/mo
• Expected delta: +$880/yr (+$73/mo · 138.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $15,732
• − Mortgage interest: −$10,363
• − Property taxes: −$637
• − Insurance: −$925
• − Repairs & maintenance: −$1,259
• − Management: −$1,259
• − Depreciation: −$5,382
• Taxable loss: −$4,092
• Est. tax savings @ 24.0%: +$982
• After-tax cash flow: $206/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

+172.1% since first listed

9 events — show timeline

• 2026-06-11 Listed $185,000 DRRAR
• 2024-03-14 Rental Removed $1,325 APPFOLIO
• 2023-12-01 Price Changed $1,325 APPFOLIO
• 2023-11-11 Listed for Rent $1,375 APPFOLIO
• 2023-10-30 Sold (Public Records) $140,000 Public Records
• 2023-10-26 Sold (MLS) $140,000 DRRAR
• 2023-09-23 Contingent — DRRAR
• 2023-09-11 Listed $159,900 DRRAR
• 2022-04-20 Sold (Public Records) $68,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $637 · +0.0% YoY. Source: county tax records.