213 Mabin St · Danville, VA 24541

$39,000

2 bd · 1.0 ba · 992 sqft · SingleFamily public records · 40 Days on market

Built 1934 7,841 sqft lot $39/sqft · 45% below area Est $70k · 45% under

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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 +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 +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits at 213 Mabin St! Bring your vision & creativity to this 2 bed, 1 bath home with a brand new roof already in place. Whether you're looking for your next investment project or a chance to renovate & make it your own, the potential is here. Surrounded by growth with two newly constructed homes on the same street, this property offers a glimpse into the area's future upside. Enjoy the small park with picnic tables directly across the street, adding a touch of green space right outside your door. Sold as-is.

Key facts

• Green space
• Brand new roof
• 7,841 sq ft lot

Tags

• BRAND NEW ROOF
• GREEN SPACE

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Composition roof
• Construction: Vinyl siding
• Exterior features: Front porch; Level lot

Interior

• Bedrooms: 2 main-level bedrooms
• Flooring: Wood
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: No heating system specified
• Interior features: Wood flooring; 4 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $39k.

Deal economics

• At list price, monthly cash flow is $648 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $39k).
• Recommended offer: $38k (3.0% below list) — sets the bar for market timing.
• Cap rate 26.2% vs local median 5.2% 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: 252 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 47d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $270 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($38k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $27k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1934 — 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 $37,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1934 — 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. 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.
7. 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.
8. 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: 2.84% ✓
• Cap rate: 26.24%
• Cash-on-cash: 71.25%
• DSCR: 4.17
• GRM: 2.9

CMA / ARV

• ARV (median comp): $70,467
• List price: $39,000
• Delta: -44.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
818 Stokes St	0.54mi	2/1.0	986 (-1%)	0mo	$139,000	$141	74
312 Mabin St	0.04mi	2/1.0	1,029 (+4%)	22mo	$32,000	$31	73
815 Rison St	0.40mi	2/1.0	934 (-6%)	9mo	$104,000	$111	64
1238 Paxton St	0.52mi	2/1.0	1,024 (+3%)	12mo	$112,900	$110	60
730 Temple Ave	0.71mi	2/1.0	1,022 (+3%)	8mo	$33,000	$32	55
923 Riverview St	0.74mi	2/1.0	1,036 (+4%)	8mo	$55,000	$53	52
1105 Paxton St	0.47mi	2/1.0	1,100 (+11%)	14mo	$32,500	$30	48
716 Temple Ave	0.73mi	1/1.0 (-1)	915 (-8%)	1mo	$74,400	$81	47
225 Dudley St St	0.68mi	3/1.0 (+1)	1,114 (+12%)	8mo	$82,500	$74	36
224 Hughes St	0.68mi	3/1.0 (+1)	888 (-10%)	16mo	$60,000	$68	32
315 Hughes St	0.74mi	3/1.0 (+1)	888 (-10%)	15mo	$113,900	$128	31

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: 70.9%
• Equity multiple: 4.20×
• Total profit: $34,968
• Equity at exit: $5,815

10-year hold

• IRR: 74.8%
• Equity multiple: 8.65×
• Total profit: $83,589
• Equity at exit: $3,372

Cash invested: $10,920 (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: 252
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,109 high
• Mortgage (P&I): −$205
• Tax from tax record: −$7 /mo · $86/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $648

Break-even live

Break-even rent $288

Max offer price $39,000

Occupancy floor 37%

Sensitivity live

Price	-10% $670	-5% $659	+0% $648	+5% $637	+10% $580
Rent	-10% $561	-5% $605	+0% $648	+5% $692	+10% $736
Rate	-1.0pp $668	-0.5pp $658	base $648	+0.5pp $638	+1.0pp $628

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
345 Flint St Danville, VA	2.0	1.0	888	$1,200	$1.35	46d	1	0.35mi
219 Montague St Danville, VA	1.0	1.0	747	$850	$1.14	46d	1	0.71mi
317 Dudley St Danville, VA	2.0	1.0	840	$914	$1.09	24d	1	0.72mi
128 Charles St Unit 5 Danville, VA	2.0	1.0	800	$750	$0.94	24d	1	0.82mi
245 College Park Dr Danville, VA	2.0	1.0	782	$775	$0.99	24d	1	0.85mi
111 Willoughby Pl Danville, VA	2.0	1.0	700	$775	$1.11	24d	1	0.94mi
378 Juless St Danville, VA	2.0	1.0	780	$775	$0.99	46d	1	1.00mi
380 Juless St Danville, VA	2.0	1.0	780	$775	$0.99	46d	1	1.00mi
712 Edwin Ct Danville, VA	2.0	1.0	969	$700	$0.72	46d	1	1.13mi
721 Chatham Ave Unit A Danville, VA	3.0	1.0	950	$1,350	$1.42	16d	1	1.14mi
732 Hughes St Danville, VA	2.0	1.0	900	$1,800	$2.00	46d	1	1.14mi
315 Lynn St Apt 404 Danville, VA	2.0	2.0	1046	$1,500	$1.43	46d	1	1.19mi
501 Craghead St Danville, VA	1.0	1.0	750	$1,300	$1.73	46d	1	1.23mi
442 Main St Unit 306 Danville, VA	1.0	1.0	660	$1,200	$1.82	46d	1	1.25mi
442 Main St Unit 207 Danville, VA	2.0	2.0	850	$1,500	$1.76	46d	1	1.25mi
601 Bridge St Unit 212 Danville, VA	1.0	1.0	1046	$1,300	$1.24	24d	1	1.31mi

Listing history 22 events

1. 2026-06-22
   days on market $39,000 Active 40 DOM
2. 2026-06-21
   days on market $39,000 Active 39 DOM
3. 2026-06-19
   days on market $39,000 Active 37 DOM
4. 2026-06-18
   days on market $39,000 Active 36 DOM
5. 2026-06-17
   days on market $39,000 Active 35 DOM
6. 2026-06-16
   days on market $39,000 Active 34 DOM
7. 2026-06-15
   days on market $39,000 Active 33 DOM
8. 2026-06-14
   days on market $39,000 Active 31 DOM
9. 2026-06-13
   days on market $39,000 Active 30 DOM
10. 2026-06-10
    days on market $39,000 Active 28 DOM
11. 2026-06-09
    days on market $39,000 Active 27 DOM
12. 2026-06-08
    days on market $39,000 Active 26 DOM
13. 2026-06-07
    days on market $39,000 Active 25 DOM
14. 2026-06-05
    days on market $39,000 Active 22 DOM
15. 2026-06-02
    days on market $39,000 Active 20 DOM
16. 2026-06-01
    days on market $39,000 Active 19 DOM
17. 2026-05-31
    days on market $39,000 Active 18 DOM
18. 2026-05-30
    days on market $39,000 Active 17 DOM
19. 2026-05-13
    listed $39,000 Active 539-char remark
20. 2024-04-02
    soldstatus $27,000
21. 2023-06-15
    soldstatus $10,000
22. 2004-01-23
    soldstatus $25,000

ⓘ 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: $86 · $7/mo
• Projected year-2 tax: $320 · $27/mo
• Expected delta: +$234/yr (+$20/mo · 274.0%)

ⓘ 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 1/10 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: $13,311
• − Mortgage interest: −$2,185
• − Property taxes: −$86
• − Insurance: −$195
• − Repairs & maintenance: −$1,065
• − Management: −$1,065
• − Depreciation: −$1,135
• Taxable income: $7,581
• Est. tax owed @ 24.0%: −$1,820
• After-tax cash flow: $5,961/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

+56.0% since first listed

4 events — show timeline

• 2026-05-13 Listed $39,000 DRRAR
• 2024-04-02 Sold (Public Records) $27,000 Public Records
• 2023-06-15 Sold (Public Records) $10,000 Public Records
• 2004-01-23 Sold (Public Records) $25,000 Public Records

Property tax history

-1.6%/yr

Latest (2025): $86 · +0.0% YoY. Source: county tax records.