46 Fairfield Ave · Danville, VA 24541

$99,900

2 bd · 1.0 ba · 996 sqft · SingleFamily public records · 164 Days on market

Built 1930 $100/sqft · at area comps Est $97k · at est.

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Why this score? — see what drove the C 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 +26.7/30.0
• DSCR +9.1/10.0
• ARV discount +6.4/15.0
• 1% rule +5.9/10.0
• 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

Come fall in love with your next home located at 46 Fairfield Ave. This well cared for and recently updated home features 2 bedrooms and 1 full bath in 996sqft of living space. Set on a quiet lot this little charmer has all the makings of a great first or forever home. Recent updates include fresh paint throughout, newer appliances, newer LVP & tile flooring throughout most spaces. Each of the large bedrooms also has a ceiling fan and plenty of closet space. The one central bathroom is big and features a tub/shower combo as well as lots of counter and cabinet space to house all your personal items. The outdoor areas of this home allow you to park your vehicles, have a garden, build a playset or just enjoy the large lot anyway youd like. This is one not to be missed, come see it today! Can also be purchased as part of a 2 pack rental portfolio for those savvy buyers & hold investors! Sold as-is, where-is.

Key facts

• Fresh paint
• Ceiling fan
• Newer lvp

Tags

• QUIET LOT
• FRESH PAINT
• NEWER APPLIANCES
• NEWER LVP
• TILE FLOORING
• CEILING FAN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 2y 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 $82k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. 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: 1.09% ✓
• Cap rate: 9.53%
• Cash-on-cash: 11.57%
• DSCR: 1.51
• GRM: 7.7

CMA / ARV

• ARV (median comp): $97,454
• List price: $99,900
• Delta: 2.51%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
53 Fairfield Ave	0.03mi	2/1.0	996 (0%)	2mo	$108,000	$108	96
46 Baltimore Ave	0.08mi	2/1.0	1,000 (+0%)	1mo	$80,000	$80	95
37 Baltimore Ave	0.10mi	2/1.0	924 (-7%)	1mo	$45,000	$49	82
54 Selma Ave	0.24mi	2/1.0	960 (-4%)	1mo	$115,000	$120	82
94 Fairfield Ave	0.16mi	2/1.0	960 (-4%)	8mo	$66,500	$69	80
33 Garland St	0.46mi	2/1.0	960 (-4%)	1mo	$99,000	$103	72
148 Park Ave	0.45mi	2/1.0	960 (-4%)	2mo	$126,000	$131	72
312 Arlington Pl	0.31mi	3/2.0 (+1)	1,070 (+7%)	0mo	$136,000	$127	64
21 Milton Ave	0.30mi	2/1.0	850 (-15%)	1mo	$79,000	$93	61
827 Hughes St	0.38mi	3/1.0 (+1)	1,056 (+6%)	10mo	$155,000	$147	59
142 Stokesland Ave	0.52mi	2/1.0	1,084 (+9%)	4mo	$138,000	$127	58
806 Hughes St	0.43mi	2/1.0	1,127 (+13%)	5mo	$85,000	$75	54

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: 0.9%
• Equity multiple: 1.03×
• Total profit: $948
• Equity at exit: $14,895

10-year hold

• IRR: 10.5%
• Equity multiple: 1.81×
• Total profit: $22,766
• Equity at exit: $8,638

Cash invested: $27,972 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,088 high
• Mortgage (P&I): −$524
• Tax from tax record: −$24 /mo · $290/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $270

Break-even live

Break-even rent $746

Max offer price $99,900

Occupancy floor 70%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
107 Baltimore Ave Danville, VA	2.0	1.0	902	$914	$1.01	20d	1	0.20mi
732 Hughes St Danville, VA	2.0	1.0	900	$1,800	$2.00	43d	1	0.45mi
721 Chatham Ave Unit A Danville, VA	3.0	1.0	950	$1,350	$1.42	13d	1	0.46mi
380 Juless St Danville, VA	2.0	1.0	780	$775	$0.99	43d	1	0.63mi
66 Carlson Ave Danville, VA	2.0	1.0	966	$1,000	$1.04	43d	1	0.63mi
378 Juless St Danville, VA	2.0	1.0	780	$775	$0.99	43d	1	0.64mi
317 Dudley St Danville, VA	2.0	1.0	840	$914	$1.09	20d	1	0.87mi
245 College Park Dr Danville, VA	2.0	1.0	782	$775	$0.99	20d	1	1.04mi
128 Charles St Unit 5 Danville, VA	2.0	1.0	800	$750	$0.94	20d	1	1.07mi
111 Willoughby Pl Danville, VA	2.0	1.0	700	$775	$1.11	20d	1	1.16mi
219 Montague St Danville, VA	1.0	1.0	747	$850	$1.14	43d	1	1.18mi
345 Flint St Danville, VA	2.0	1.0	888	$1,200	$1.35	43d	1	1.31mi
671 Park Ave Danville, VA	2.0	1.0	942	$1,100	$1.17	43d	1	1.43mi

Listing history 36 events

1. 2026-06-19
   days on market $99,900 Active 164 DOM
2. 2026-06-18
   days on market $99,900 Active 163 DOM
3. 2026-06-17
   days on market $99,900 Active 162 DOM
4. 2026-06-16
   days on market $99,900 Active 161 DOM
5. 2026-06-15
   days on market $99,900 Active 160 DOM
6. 2026-06-14
   days on market $99,900 Active 158 DOM
7. 2026-06-13
   days on market $99,900 Active 157 DOM
8. 2026-06-10
   days on market $99,900 Active 155 DOM
9. 2026-06-09
   days on market $99,900 Active 154 DOM
10. 2026-06-08
    days on market $99,900 Active 153 DOM
11. 2026-06-07
    days on market $99,900 Active 152 DOM
12. 2026-06-05
    days on market $99,900 Active 149 DOM
13. 2026-06-02
    days on market $99,900 Active 147 DOM
14. 2026-06-01
    days on market $99,900 Active 146 DOM
15. 2026-05-31
    days on market $99,900 Active 145 DOM
16. 2026-05-30
    days on market $99,900 Active 144 DOM
17. 2026-03-11
    price $99,900 929-char remark

    Show marketing remark (929 chars)

    Come fall in love with your next home located at 46 Fairfield Ave. This well cared for and recently updated home features 2 bedrooms and 1 full bath in 996sqft of living space. Set on a quiet lot this little charmer has all the makings of a great first or forever home. Recent updates include fresh paint throughout, newer appliances, newer LVP & tile flooring throughout most spaces. Each of the large bedrooms also has a ceiling fan and plenty of closet space. The one central bathroom is big and features a tub/shower combo as well as lots of counter and cabinet space to house all your personal items. The outdoor areas of this home allow you to park your vehicles, have a garden, build a playset or just enjoy the large lot anyway youd like. This is one not to be missed, come see it today! Can also be purchased as part of a 2 pack rental portfolio for those savvy buyers & hold investors! Sold as-is, where-is.

18. 2026-01-06
    listed $105,000 Active 929-char remark

    Show marketing remark (929 chars)

    Come fall in love with your next home located at 46 Fairfield Ave. This well cared for and recently updated home features 2 bedrooms and 1 full bath in 996sqft of living space. Set on a quiet lot this little charmer has all the makings of a great first or forever home. Recent updates include fresh paint throughout, newer appliances, newer LVP & tile flooring throughout most spaces. Each of the large bedrooms also has a ceiling fan and plenty of closet space. The one central bathroom is big and features a tub/shower combo as well as lots of counter and cabinet space to house all your personal items. The outdoor areas of this home allow you to park your vehicles, have a garden, build a playset or just enjoy the large lot anyway youd like. This is one not to be missed, come see it today! Can also be purchased as part of a 2 pack rental portfolio for those savvy buyers & hold investors! Sold as-is, where-is.

19. 2025-08-05
    historical $1,095
20. 2025-05-28
    listed $1,095
21. 2025-05-27
    historical $1,095
22. 2025-05-15
    listed $1,095
23. 2025-05-14
    historical $1,150
24. 2025-04-03
    listed $1,150
25. 2025-04-03
    historical $1,150
26. 2025-04-01
    listed $1,150
27. 2025-03-31
    historical $1,150
28. 2025-03-24
    price $1,150
29. 2025-03-14
    listed $1,050
30. 2025-02-18
    soldstatus $82,400
31. 2025-02-13
    soldstatus $82,400 Closed 309-char remark

    Show marketing remark (309 chars)

    GREAT OPPORTUNITY TO OBTAIN SCHOOLFIELD RENTAL LOCATED WITHIN 1.5 MILES CAESARS CASINO. GOOD CONDITION, TENANT OCCUPIED. ONLY QUALIFIED BUYERS SCHEDULE SHOWINGS. SOLD "AS IS" CONDITION. REASONABLE OFFERS ONLY!! All information provided by public records and Seller. Buyer to verify all information.

32. 2024-12-21
    historical Active Under Contract 309-char remark

    Show marketing remark (309 chars)

    GREAT OPPORTUNITY TO OBTAIN SCHOOLFIELD RENTAL LOCATED WITHIN 1.5 MILES CAESARS CASINO. GOOD CONDITION, TENANT OCCUPIED. ONLY QUALIFIED BUYERS SCHEDULE SHOWINGS. SOLD "AS IS" CONDITION. REASONABLE OFFERS ONLY!! All information provided by public records and Seller. Buyer to verify all information.

33. 2024-11-15
    listed $89,900 Active 309-char remark

    Show marketing remark (309 chars)

    GREAT OPPORTUNITY TO OBTAIN SCHOOLFIELD RENTAL LOCATED WITHIN 1.5 MILES CAESARS CASINO. GOOD CONDITION, TENANT OCCUPIED. ONLY QUALIFIED BUYERS SCHEDULE SHOWINGS. SOLD "AS IS" CONDITION. REASONABLE OFFERS ONLY!! All information provided by public records and Seller. Buyer to verify all information.

34. 2024-08-26
    price $300,000
35. 2024-07-08
    listed $1,395,000 Active
36. 2010-06-15
    soldstatus $12,000

ⓘ 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: $290 · $24/mo
• Projected year-2 tax: $819 · $68/mo
• Expected delta: +$530/yr (+$44/mo · 182.8%)

ⓘ 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: $13,055
• − Mortgage interest: −$5,596
• − Property taxes: −$290
• − Insurance: −$500
• − Repairs & maintenance: −$1,044
• − Management: −$1,044
• − Depreciation: −$2,906
• Taxable income: $1,675
• Est. tax owed @ 24.0%: −$402
• After-tax cash flow: $2,835/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

+732.5% since first listed

20 events — show timeline

• 2026-03-11 Price Changed $99,900 LMLS
• 2026-01-06 Listed $105,000 LMLS
• 2025-08-05 Rental Removed $1,095 MLSRV
• 2025-05-28 Listed for Rent $1,095 MLSRV
• 2025-05-27 Rental Removed $1,095 MLSRV
• 2025-05-15 Listed for Rent $1,095 MLSRV
• 2025-05-14 Rental Removed $1,150 MLSRV
• 2025-04-03 Listed for Rent $1,150 MLSRV
• 2025-04-03 Rental Removed $1,150 SHOWMOJO
• 2025-04-01 Listed for Rent $1,150 SHOWMOJO
• 2025-03-31 Rental Removed $1,150 MLSRV
• 2025-03-24 Price Changed $1,150 MLSRV
• 2025-03-14 Listed for Rent $1,050 MLSRV
• 2025-02-18 Sold (Public Records) $82,400 Public Records
• 2025-02-13 Sold (MLS) $82,400 DRRAR
• 2024-12-21 Contingent — DRRAR
• 2024-11-15 Listed $89,900 DRRAR
• 2024-08-26 Price Changed $300,000 DRRAR
• 2024-07-08 Listed $1,395,000 DRRAR
• 2010-06-15 Sold (Public Records) $12,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $290 · +0.0% YoY. Source: county tax records.