17 Garland St · Danville, VA 24541

$79,900

1 bd · 1.0 ba · 1,143 sqft · SingleFamily public records · 49 Days on market

Built 1930 9,148 sqft lot $70/sqft · 11% below area Est $90k · 11% 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 +12.4/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Livability +3.9/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rental $400.00. Sold as is-no inspections.

Key facts

• Aluminum roof
• Renovated
• Central heat and air

Tags

• ALUMINUM ROOF
• RENOVATED
• CENTRAL HEAT AND AIR
• MOVE IN READY

Property features AI

Finance

• Financial info: $250 annual tax

Exterior

• Parking: No garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Residential property; One story
• Construction: Vinyl siding; Aluminum roof
• Exterior features: Front porch; Level lot

Interior

• Kitchen: Electric range; Oven; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Laminate; Vinyl; Carpet
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Natural gas heating; Electric heating; Heat pump; Ceiling fan(s)
• Interior features: Walk-in closet(s); Crawl space basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $333 ($4k/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: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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.
• Market conditions: 245 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% 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 $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 ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $19k; list at $80k implies a 321% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.39% ✓
• Cap rate: 12.29%
• Cash-on-cash: 21.42%
• DSCR: 1.95
• GRM: 6.0

CMA / ARV

• ARV (median comp): $89,593
• List price: $79,900
• Delta: -10.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
806 Hughes St	0.07mi	2/1.0 (+1)	1,127 (-1%)	5mo	$85,000	$75	85
313 Chatelaine Ave	0.29mi	2/1.0 (+1)	1,040 (-9%)	10mo	$120,000	$115	58
811 Kemper Rd	0.16mi	2/1.0 (+1)	1,285 (+12%)	14mo	$68,000	$53	55
46 Baltimore Ave	0.42mi	2/1.0 (+1)	1,000 (-12%)	1mo	$80,000	$80	54
411 Kemper Rd	0.35mi	2/1.0 (+1)	1,089 (-5%)	24mo	$16,050	$15	51
53 Fairfield Ave	0.49mi	2/1.0 (+1)	996 (-13%)	2mo	$108,000	$108	49
53 Schoolfield Dr	0.64mi	2/1.0 (+1)	1,091 (-4%)	12mo	$95,000	$87	47
29 Schoolfield Dr	0.63mi	2/1.5 (+1)	1,152 (+1%)	23mo	$155,000	$135	43
57 Fairfield Ave	0.49mi	2/1.0 (+1)	1,000 (-12%)	11mo	$109,000	$109	42
118 Flint St	0.74mi	2/1.0 (+1)	1,189 (+4%)	14mo	$107,000	$90	42
63 Hughes St	0.71mi	2/1.0 (+1)	1,174 (+3%)	22mo	$120,000	$102	39
145 Fairfield Ave	0.65mi	2/1.0 (+1)	1,253 (+10%)	19mo	$118,450	$95	33

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: 9.4%
• Equity multiple: 1.37×
• Total profit: $8,263
• Equity at exit: $11,913

10-year hold

• IRR: 18.5%
• Equity multiple: 2.54×
• Total profit: $34,541
• 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 →

ZIP-level market 24541

• Home prices YoY: -17.1%
• Active inventory: 245
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,111 high
• Mortgage (P&I): −$419
• Tax from tax record: −$26 /mo · $311/yr
• Insurance: −$33
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $333

Break-even live

Break-even rent $689

Max offer price $79,900

Occupancy floor 65%

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
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
732 Hughes St Danville, VA	2.0	1.0	900	$1,800	$2.00	44d	1	0.07mi
380 Juless St Danville, VA	2.0	1.0	780	$775	$0.99	44d	1	0.14mi
378 Juless St Danville, VA	2.0	1.0	780	$775	$0.99	44d	1	0.15mi
317 Dudley St Danville, VA	2.0	1.0	840	$914	$1.09	21d	1	0.40mi
107 Baltimore Ave Danville, VA	2.0	1.0	902	$914	$1.01	21d	1	0.51mi
219 Montague St Danville, VA	1.0	1.0	747	$850	$1.14	44d	1	0.70mi
245 College Park Dr Danville, VA	2.0	1.0	782	$775	$0.99	21d	1	0.77mi
128 Charles St Unit 5 Danville, VA	2.0	1.0	800	$750	$0.94	21d	1	0.79mi
345 Flint St Danville, VA	2.0	1.0	888	$1,200	$1.35	44d	1	0.82mi
111 Willoughby Pl Danville, VA	2.0	1.0	700	$775	$1.11	21d	1	0.94mi
240 Lady Astor Pl Unit 241-10 Danville, VA	2.0	1.5	1246	$1,100	$0.88	44d	1	1.02mi
240 Lady Astor Pl Unit 241-3 Danville, VA	2.0	2.0	1246	$1,130	$0.91	44d	1	1.02mi
66 Carlson Ave Danville, VA	2.0	1.0	966	$1,000	$1.04	44d	1	1.12mi
423 Chestnut St Unit 1 Danville, VA	2.0	1.0	1200	$1,400	$1.17	44d	1	1.36mi

Listing history 17 events

1. 2026-06-16
   days on market $79,900 Active 49 DOM
2. 2026-06-15
   days on market $79,900 Active 48 DOM
3. 2026-06-14
   days on market $79,900 Active 46 DOM
4. 2026-06-13
   days on market $79,900 Active 45 DOM
5. 2026-06-10
   days on market $79,900 Active 43 DOM
6. 2026-06-09
   days on market $79,900 Active 42 DOM
7. 2026-06-08
   days on market $79,900 Active 41 DOM
8. 2026-06-07
   days on market $79,900 Active 40 DOM
9. 2026-06-05
   days on market $79,900 Active 37 DOM
10. 2026-06-02
    pricedays on market $79,900 Active 35 DOM
11. 2026-06-01
    days on market $89,900 Active 34 DOM
12. 2026-05-31
    days on market $89,900 Active 33 DOM
13. 2026-05-30
    days on market $89,900 Active 32 DOM
14. 2026-04-28
    listed $89,900 Active 462-char remark
15. 2017-07-06
    soldstatus $19,000 43-char remark

    Show marketing remark (43 chars)

    Rental $400.00. Sold as is-no inspections.

16. 2016-03-09
    listed $25,000 43-char remark

    Show marketing remark (43 chars)

    Rental $400.00. Sold as is-no inspections.

17. 2002-08-02
    soldstatus $237,300

ⓘ 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: $311 · $26/mo
• Projected year-2 tax: $655 · $55/mo
• Expected delta: +$344/yr (+$29/mo · 110.5%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% 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 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: $13,329
• − Mortgage interest: −$4,476
• − Property taxes: −$311
• − Insurance: −$1,197
• − Repairs & maintenance: −$1,066
• − Management: −$1,066
• − Depreciation: −$2,324
• Taxable income: $2,888
• Est. tax owed @ 24.0%: −$693
• After-tax cash flow: $3,301/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

-66.3% since first listed

5 events — show timeline

• 2026-06-01 Price Changed $79,900 DRRAR
• 2026-04-28 Listed $89,900 DRRAR
• 2017-07-06 Sold (MLS) $19,000 DRRAR
• 2016-03-09 Listed $25,000 DRRAR
• 2002-08-02 Sold (Public Records) $237,300 Public Records

Property tax history

+3.2%/yr

Latest (2025): $311 · +0.0% YoY. Source: county tax records.