202 Englewood Ln · Danville, VA 24541

$199,900

3 bd · 1.0 ba · 1,782 sqft · SingleFamily public records · 94 Days on market

Built 1970 9,801 sqft lot $112/sqft · 18% above area Est $177k · 13% 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 +20.4/30.0
• DSCR +6.5/10.0
• 1% rule +4.3/10.0
• Livability +3.9/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.6/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming brick ranch offering 4 bedrooms and 1.5 baths in a quiet Danville neighborhood. This home features spacious living areas, hardwood flooring, and a large lower-level family room with a cozy fireplace. Situated on a generous corner lot with a fenced yard, the property also includes a concrete driveway and off-street parking. Conveniently located near the highway close by shopping, dining, the Danville golf course and minutes away from the Casino. Schedule your showing today!

Key facts

• Hardwood flooring
• Fenced yard
• Cozy fireplace

Tags

• BRICK RANCH
• HARDWOOD FLOORING
• LOWER-LEVEL FAMILY ROOM
• COZY FIREPLACE
• CORNER LOT
• FENCED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $260 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (7.4% below list).
• Recommended offer: $182k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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.
• Market conditions: 245 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 43% 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

• It's been on market 94 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 2 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 $104k; list at $200k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.93% ✗
• Cap rate: 7.85%
• Cash-on-cash: 5.58%
• DSCR: 1.25
• GRM: 9.0

CMA / ARV

• ARV (median comp): $176,664
• List price: $199,900
• Delta: 13.15%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
165 Laramie Cir	0.23mi	3/2.0	1,636 (-8%)	10mo	$225,000	$138	63
394 Cedarbrook Dr	0.16mi	3/2.0	1,952 (+10%)	12mo	$185,000	$95	63
207 Cline St	0.27mi	3/3.0	1,803 (+1%)	18mo	$174,000	$97	62
169 Kirkwood Dr	0.27mi	3/1.5	1,978 (+11%)	9mo	$227,500	$115	59
125 Leslie Ln	0.38mi	3/2.0	1,658 (-7%)	14mo	$175,000	$106	55
241 Crestwood Dr	0.11mi	4/2.0 (+1)	2,002 (+12%)	13mo	$225,000	$112	54
335 Taylor St	0.32mi	3/1.0	1,565 (-12%)	14mo	$186,000	$119	53
554 Cedarbrook Dr	0.51mi	3/2.0	1,608 (-10%)	8mo	$130,000	$81	50
624 Ferry Rd	0.59mi	3/1.0	1,528 (-14%)	7mo	$145,000	$95	43
110 Hermitage Dr	0.57mi	3/1.0	1,560 (-12%)	16mo	$155,000	$99	39
202 Hermitage Dr	0.64mi	2/1.5 (-1)	1,560 (-12%)	5mo	$170,000	$109	38
338 Ferry Rd	0.57mi	4/2.5 (+1)	1,918 (+8%)	22mo	$235,000	$123	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: -7.7%
• Equity multiple: 0.72×
• Total profit: $-15,908
• Equity at exit: $29,806

10-year hold

• IRR: 1.8%
• Equity multiple: 1.13×
• Total profit: $7,146
• Equity at exit: $17,284

Cash invested: $55,972 (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: 245
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,852 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$71 /mo · $856/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $260

Break-even live

Break-even rent $1,523

Max offer price $199,900

Occupancy floor 81%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
140 N Hunter St Danville, VA	4.0	2.0	1620	$1,600	$0.99	44d	1	0.97mi
528 River Oak Dr Danville, VA	3.0	2.0	1830	$2,700	$1.48	44d	1	1.10mi

Listing history 21 events

1. 2026-06-19
   days on market $199,900 Active 94 DOM
2. 2026-06-18
   days on market $199,900 Active 93 DOM
3. 2026-06-17
   days on market $199,900 Active 92 DOM
4. 2026-06-16
   days on market $199,900 Active 91 DOM
5. 2026-06-15
   days on market $199,900 Active 90 DOM
6. 2026-06-14
   days on market $199,900 Active 88 DOM
7. 2026-06-13
   days on market $199,900 Active 87 DOM
8. 2026-06-10
   days on market $199,900 Active 85 DOM
9. 2026-06-09
   days on market $199,900 Active 84 DOM
10. 2026-06-08
    days on market $199,900 Active 83 DOM
11. 2026-06-07
    days on market $199,900 Active 82 DOM
12. 2026-06-05
    days on market $199,900 Active 79 DOM
13. 2026-06-02
    days on market $199,900 Active 77 DOM
14. 2026-06-01
    days on market $199,900 Active 76 DOM
15. 2026-05-31
    days on market $199,900 Active 75 DOM
16. 2026-05-30
    days on market $199,900 Active 74 DOM
17. 2026-03-17
    listed $199,900 Active 486-char remark

    Show marketing remark (486 chars)

    Charming brick ranch offering 4 bedrooms and 1.5 baths in a quiet Danville neighborhood. This home features spacious living areas, hardwood flooring, and a large lower-level family room with a cozy fireplace. Situated on a generous corner lot with a fenced yard, the property also includes a concrete driveway and off-street parking. Conveniently located near the highway close by shopping, dining, the Danville golf course and minutes away from the Casino. Schedule your showing today!

18. 2023-05-12
    soldstatus $104,500 Closed 193-char remark

    Show marketing remark (193 chars)

    Nice home, Newer Roof Newer Heat Pump all electric Home has been a great rental for years, Kitchen and baths could stand remodeling. Hardwood floors Home being sold as is. owner is the Agent

19. 2023-04-27
    soldstatus $106,500
20. 2023-04-05
    status Pending 193-char remark

    Show marketing remark (193 chars)

    Nice home, Newer Roof Newer Heat Pump all electric Home has been a great rental for years, Kitchen and baths could stand remodeling. Hardwood floors Home being sold as is. owner is the Agent

21. 2023-04-02
    listed $99,900 Active 193-char remark

    Show marketing remark (193 chars)

    Nice home, Newer Roof Newer Heat Pump all electric Home has been a great rental for years, Kitchen and baths could stand remodeling. Hardwood floors Home being sold as is. owner is the Agent

ⓘ 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: $856 · $71/mo
• Projected year-2 tax: $1,639 · $137/mo
• Expected delta: +$783/yr (+$65/mo · 91.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,223
• − Mortgage interest: −$11,198
• − Property taxes: −$856
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,778
• − Management: −$1,778
• − Depreciation: −$5,815
• Taxable loss: −$201
• Est. tax savings @ 24.0%: +$48
• After-tax cash flow: $3,169/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

+100.1% since first listed

5 events — show timeline

• 2026-03-17 Listed $199,900 DRRAR
• 2023-05-12 Sold (MLS) $104,500 LMLS
• 2023-04-27 Sold (Public Records) $106,500 Public Records
• 2023-04-05 Pending — LMLS
• 2023-04-02 Listed $99,900 LMLS

Property tax history

+3.0%/yr

Latest (2025): $856 · +0.0% YoY. Source: county tax records.