141 Starmont Dr · Danville, VA 24540

$164,900

3 bd · 1.5 ba · 1,208 sqft · SingleFamily public records · 332 Days on market

Built 1964 10,454 sqft lot $137/sqft · 20% above area Est $205k · 20% under ↓ 3% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +13.8/30.0
• DSCR +4.2/10.0
• Livability +3.9/5.0
• Schools +3.0/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great home in a great location. Nice floorplan for entertaining

Key facts

• 0.24 acre lot
• Built 1964
• Listed 331 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-41 ($-486/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (23.5% below list).
• Recommended offer: $126k (23.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 5.3% in Danville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 211 active listings in the ZIP; 4 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 32% 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 332 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 5 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: major 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 $126,166 (23.5% 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 332 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.77% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.39%
• DSCR: 1.02
• GRM: 10.9

CMA / ARV

• ARV (median comp): $205,095
• List price: $164,900
• Delta: -19.60%
• 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
408 Arnett Blvd	0.14mi	3/2.0	1,356 (+12%)	10mo	$203,000	$150	63
217 Arnett Blvd	0.51mi	3/2.0	1,272 (+5%)	8mo	$180,000	$142	59
223 Rocklawn Ave	0.60mi	4/1.0 (+1)	1,176 (-3%)	2mo	$148,900	$127	59
312 White Rock Rd	0.40mi	3/2.0	1,344 (+11%)	3mo	$115,000	$86	58
180 Ficklen Ave	0.71mi	2/1.0 (-1)	1,210 (+0%)	4mo	$132,000	$109	56
323 Hampton Dr	0.60mi	3/1.5	1,316 (+9%)	6mo	$217,500	$165	52
209 Rocklawn Ave	0.64mi	3/1.0	1,122 (-7%)	6mo	$50,050	$45	52
210 N Woodberry Ave	0.57mi	3/1.0	1,056 (-13%)	0mo	$120,000	$114	50
1467 Myrtle Ave	0.71mi	3/1.0	1,098 (-9%)	3mo	$59,900	$55	47
250 Jordan St St	0.59mi	2/1.5 (-1)	1,093 (-10%)	9mo	$129,900	$119	44
121 Princess Dr	0.60mi	3/2.0	1,040 (-14%)	9mo	$190,000	$183	39
188 Hamlin Ave	0.72mi	3/1.0	1,048 (-13%)	8mo	$127,000	$121	35

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: -18.1%
• Equity multiple: 0.36×
• Total profit: $-29,344
• Equity at exit: $24,587

10-year hold

• IRR: -10.4%
• Equity multiple: 0.37×
• Total profit: $-29,052
• Equity at exit: $14,258

Cash invested: $46,172 (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: 10.9×

Monthly cashflow live

• Estimated rent: $1,262 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$48 /mo · $579/yr
• Insurance: −$69
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $-41

Break-even live

Break-even rent $1,313

Max offer price $157,745

Occupancy floor 98%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
134 Hartford St Danville, VA	4.0	1.0	1325	$1,350	$1.02	43d	1	0.28mi
128 Lowell St Danville, VA	3.0	1.0	918	$1,050	$1.14	43d	1	0.28mi
117 Ida St Danville, VA	3.0	1.0	925	$1,163	$1.26	43d	1	1.02mi
1353 N Main St Apt 6 Danville, VA	2.0	1.0	850	$650	$0.76	43d	1	1.11mi

Listing history 23 events

1. 2026-06-19
   days on market $164,900 Active 332 DOM
2. 2026-06-18
   days on market $164,900 Active 331 DOM
3. 2026-06-17
   days on market $164,900 Active 330 DOM
4. 2026-06-16
   days on market $164,900 Active 329 DOM
5. 2026-06-15
   days on market $164,900 Active 328 DOM
6. 2026-06-14
   days on market $164,900 Active 326 DOM
7. 2026-06-13
   days on market $164,900 Active 325 DOM
8. 2026-06-10
   days on market $164,900 Active 323 DOM
9. 2026-06-09
   days on market $164,900 Active 322 DOM
10. 2026-06-08
    days on market $164,900 Active 321 DOM
11. 2026-06-07
    days on market $164,900 Active 320 DOM
12. 2026-06-05
    days on market $164,900 Active 317 DOM
13. 2026-06-02
    days on market $164,900 Active 315 DOM
14. 2026-06-01
    days on market $164,900 Active 314 DOM
15. 2026-05-31
    days on market $164,900 Active 313 DOM
16. 2026-05-30
    days on market $164,900 Active 312 DOM
17. 2026-04-08
    status Active 63-char remark

    Show marketing remark (63 chars)

    Great home in a great location. Nice floorplan for entertaining

18. 2026-01-23
    status Active 317-char remark

    Show marketing remark (317 chars)

    Welcome to Starmont! This charming brick home offers 3 bedrooms 2.5 bathrooms with a spacious layout ready for your personal touch, perfect for anyone looking to update and make it their own. Whether you're a first-time home buyer or an investor, this home is a great opportunity to add value in a fantastic location.

19. 2026-01-23
    price $164,900 317-char remark

    Show marketing remark (317 chars)

    Welcome to Starmont! This charming brick home offers 3 bedrooms 2.5 bathrooms with a spacious layout ready for your personal touch, perfect for anyone looking to update and make it their own. Whether you're a first-time home buyer or an investor, this home is a great opportunity to add value in a fantastic location.

20. 2025-07-14
    listed $169,900 Active 317-char remark

    Show marketing remark (317 chars)

    Welcome to Starmont! This charming brick home offers 3 bedrooms 2.5 bathrooms with a spacious layout ready for your personal touch, perfect for anyone looking to update and make it their own. Whether you're a first-time home buyer or an investor, this home is a great opportunity to add value in a fantastic location.

21. 2024-01-17
    status Active 63-char remark

    Show marketing remark (63 chars)

    Great home in a great location. Nice floorplan for entertaining

22. 2024-01-17
    price $165,900 63-char remark

    Show marketing remark (63 chars)

    Great home in a great location. Nice floorplan for entertaining

23. 2023-10-17
    listed $169,900 Active 63-char remark

    Show marketing remark (63 chars)

    Great home in a great location. Nice floorplan for entertaining

ⓘ 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: $579 · $48/mo
• Projected year-2 tax: $1,352 · $113/mo
• Expected delta: +$774/yr (+$64/mo · 133.7%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 77% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°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: $15,140
• − Mortgage interest: −$9,237
• − Property taxes: −$579
• − Insurance: −$1,491
• − Repairs & maintenance: −$1,211
• − Management: −$1,211
• − Depreciation: −$4,797
• Taxable loss: −$3,386
• Est. tax savings @ 24.0%: +$813
• After-tax cash flow: $327/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

-2.9% since first listed

7 events — show timeline

• 2026-04-08 Relisted — DRRAR
• 2026-01-23 Relisted — DRRAR
• 2026-01-23 Price Changed $164,900 DRRAR
• 2025-07-14 Listed $169,900 DRRAR
• 2024-01-17 Relisted — DRRAR
• 2024-01-17 Price Changed $165,900 DRRAR
• 2023-10-17 Listed $169,900 DRRAR

Property tax history

+0.2%/yr

Latest (2025): $579 · +0.0% YoY. Source: county tax records.