1256 Maple View Dr · Charlottesville, VA 22902

$310,000

3 bd · 2.0 ba · 1,193 sqft · SingleFamily public records · 56 Days on market

Built 1987 4,356 sqft lot $260/sqft · 10% below area Est $329k · 6% under $181/mo HOA · 7% of rent

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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 +10.1/15.0
• Cash flow +10.0/30.0
• Schools +6.2/10.0
• Livability +4.2/5.0
• 1% rule +3.2/10.0
• Rent growth +3.1/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Amazing location to Downtown Charlottesville, PVCC, UVA, Carter's Mountain and I64. Mountain Views from your back patio. 3 BR, 2 Full Bath end unit townhome with limestone kitchen countertops, Douglas Fir Flooring and stainless steel appliances. There is a bedroom and full bathroom on the main level. Interior was freshly painted in 2020. New ss range and ss refrigerator in 2020. Quiet community with access to Willow Lake. Ease of maintenance with exterior of home and landscaping maintained by the HOA. Separate, lockable storage area for dry storage.

Key facts

• End-unit townhouse
• Cozy fireplace
• Built-in shelves

Tags

• END-UNIT TOWNHOUSE
• HARDWOOD FLOORS
• COZY FIREPLACE
• BUILT-IN SHELVES
• MOUNTAIN VIEWS
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• HOA & community: HOA with monthly fee of $181; HOA covers association management, common area maintenance, insurance, structure maintenance, reserve fund, road maintenance, and snow removal

Exterior

• Utilities: Public water; Public sewer; Cable available; High-speed internet available; Satellite internet available
• Home design: Two stories
• Construction: Stick-built construction; Slab foundation; Built as a townhouse
• Exterior features: Attached townhouse; End unit

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: One main-level bedroom; One second-level bedroom
• Flooring: Hardwood
• Bathrooms: Two total bathrooms (one on main level, one on second level)
• Heating & cooling: Heat pump heating; Central air conditioning; Heat pump cooling
• Interior features: Utility room; Wood-burning fireplace
• Laundry & utility: Washer hookup; Dryer hookup; Stacked laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-188 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $277k (10.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (18.3% below list).
• Recommended offer: $253k (18.3% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 2.9% in Charlottesville — 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 84/100 on livability (#27 in VA, #707 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: cost of living D, crime D-.
• Albemarle County Public School District (rural): math 66% / reading 77% proficiency, ranked #14 of 131 in VA (top 11%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Mountain View Elementary (math 42% / reading 57%, grade D, #742 of 1,108 statewide, top 70%, 752 students, 47% FRL); Leslie H. Walton Middle (math 77% / reading 77%, grade A, #38 of 342 statewide, top 11%, 339 students, 38% FRL); Monticello High (math 49% / reading 81%, grade B, #210 of 319 statewide, top 66%, 1,229 students, 56% FRL) — zoned schools average 47% FRL vs 23% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.5%/yr); 278 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 810 units permitted in Albemarle County in 2024 (188 in 5+ unit buildings).
• This rent runs 33% of the median local income ($93k/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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Albemarle County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($301k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 26y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $253,353 (18.3% 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 56 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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: 0.82% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.61%
• DSCR: 0.88
• GRM: 10.2

CMA / ARV

• ARV (median comp): $329,264
• List price: $310,000
• Delta: -5.85%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1470 Willow Lake Dr	0.19mi	3/2.0	1,342 (+12%)	10mo	$515,000	$384	62

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 · 2.47% rent growth · sell at horizon

5-year hold

• IRR: -21.2%
• Equity multiple: 0.27×
• Total profit: $-63,514
• Equity at exit: $46,222

10-year hold

• IRR: -16.0%
• Equity multiple: 0.13×
• Total profit: $-75,946
• Equity at exit: $26,803

Cash invested: $86,800 (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 22902

• Rents YoY: 2.5%
• Active inventory: 278
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,534 medium
• Mortgage (P&I): −$1,626
• Tax from tax record: −$254 /mo · $3,049/yr
• Insurance: −$129
• HOA: −$181
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $-188

Break-even live

Break-even rent $2,772

Max offer price $276,706

Occupancy floor —

Sensitivity live

Price	-10% $-13	-5% $-101	+0% $-188	+5% $-276	+10% $-364
Rent	-10% $-389	-5% $-289	+0% $-188	+5% $-88	+10% $12
Rate	-1.0pp $-32	-0.5pp $-110	base $-188	+0.5pp $-269	+1.0pp $-351

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Lake Club Ct Charlottesville, VA	1.0–3.0	1.0–2.0	987	$2,635	$2.67	15d	31	0.37mi
100 Dalton Ln Charlottesville, VA	1.0–3.0	1.0–3.5	1154	$2,803	$2.43	15d	13	1.28mi
599 Bailey Rd Charlottesville, VA	3.0	1.5	1200	$2,350	$1.96	15d	1	1.41mi
800 Castalia St Unit B Charlottesville, VA	2.0	1.0	805	$1,525	$1.89	23d	1	1.45mi

HOA detail

• Monthly dues: $181 · $2,172/yr
• Likely covers: landscaping

Listing history 40 events

1. 2026-06-21
   days on market $310,000 Active 56 DOM
2. 2026-06-19
   days on market $310,000 Active 54 DOM
3. 2026-06-18
   days on market $310,000 Active 53 DOM
4. 2026-06-17
   days on market $310,000 Active 52 DOM
5. 2026-06-16
   days on market $310,000 Active 51 DOM
6. 2026-06-15
   pricedays on market $310,000 Active 50 DOM
7. 2026-06-14
   days on market $330,000 Active 48 DOM
8. 2026-06-13
   days on market $330,000 Active 47 DOM
9. 2026-06-10
   days on market $330,000 Active 45 DOM
10. 2026-06-09
    days on market $330,000 Active 44 DOM
11. 2026-06-08
    days on market $330,000 Active 43 DOM
12. 2026-06-07
    days on market $330,000 Active 42 DOM
13. 2026-06-03
    days on market $330,000 Active 38 DOM
14. 2026-06-02
    days on market $330,000 Active 37 DOM
15. 2026-06-01
    days on market $330,000 Active 36 DOM
16. 2026-05-31
    days on market $330,000 Active 35 DOM
17. 2026-05-30
    days on market $330,000 Active 34 DOM
18. 2026-04-26
    listed $330,000 Active 1245-char remark
19. 2025-04-07
    historical $1,900
20. 2025-04-01
    listed $1,900
21. 2023-03-03
    soldstatus $305,000

    Show marketing remark (555 chars)

    Amazing location to Downtown Charlottesville, PVCC, UVA, Carter's Mountain and I64. Mountain Views from your back patio. 3 BR, 2 Full Bath end unit townhome with limestone kitchen countertops, Douglas Fir Flooring and stainless steel appliances. There is a bedroom and full bathroom on the main level. Interior was freshly painted in 2020. New ss range and ss refrigerator in 2020. Quiet community with access to Willow Lake. Ease of maintenance with exterior of home and landscaping maintained by the HOA. Separate, lockable storage area for dry storage.

22. 2023-03-03
    soldstatus $305,000 Sold 555-char remark

    Show marketing remark (555 chars)

    Amazing location to Downtown Charlottesville, PVCC, UVA, Carter's Mountain and I64. Mountain Views from your back patio. 3 BR, 2 Full Bath end unit townhome with limestone kitchen countertops, Douglas Fir Flooring and stainless steel appliances. There is a bedroom and full bathroom on the main level. Interior was freshly painted in 2020. New ss range and ss refrigerator in 2020. Quiet community with access to Willow Lake. Ease of maintenance with exterior of home and landscaping maintained by the HOA. Separate, lockable storage area for dry storage.

23. 2023-02-06
    status Pending 555-char remark

    Show marketing remark (555 chars)

    Amazing location to Downtown Charlottesville, PVCC, UVA, Carter's Mountain and I64. Mountain Views from your back patio. 3 BR, 2 Full Bath end unit townhome with limestone kitchen countertops, Douglas Fir Flooring and stainless steel appliances. There is a bedroom and full bathroom on the main level. Interior was freshly painted in 2020. New ss range and ss refrigerator in 2020. Quiet community with access to Willow Lake. Ease of maintenance with exterior of home and landscaping maintained by the HOA. Separate, lockable storage area for dry storage.

24. 2023-01-27
    status Active 555-char remark

    Show marketing remark (555 chars)

    Amazing location to Downtown Charlottesville, PVCC, UVA, Carter's Mountain and I64. Mountain Views from your back patio. 3 BR, 2 Full Bath end unit townhome with limestone kitchen countertops, Douglas Fir Flooring and stainless steel appliances. There is a bedroom and full bathroom on the main level. Interior was freshly painted in 2020. New ss range and ss refrigerator in 2020. Quiet community with access to Willow Lake. Ease of maintenance with exterior of home and landscaping maintained by the HOA. Separate, lockable storage area for dry storage.

25. 2023-01-05
    status Pending 555-char remark

    Show marketing remark (555 chars)

    Amazing location to Downtown Charlottesville, PVCC, UVA, Carter's Mountain and I64. Mountain Views from your back patio. 3 BR, 2 Full Bath end unit townhome with limestone kitchen countertops, Douglas Fir Flooring and stainless steel appliances. There is a bedroom and full bathroom on the main level. Interior was freshly painted in 2020. New ss range and ss refrigerator in 2020. Quiet community with access to Willow Lake. Ease of maintenance with exterior of home and landscaping maintained by the HOA. Separate, lockable storage area for dry storage.

26. 2022-11-09
    listed $315,000 Active 555-char remark

    Show marketing remark (555 chars)

    Amazing location to Downtown Charlottesville, PVCC, UVA, Carter's Mountain and I64. Mountain Views from your back patio. 3 BR, 2 Full Bath end unit townhome with limestone kitchen countertops, Douglas Fir Flooring and stainless steel appliances. There is a bedroom and full bathroom on the main level. Interior was freshly painted in 2020. New ss range and ss refrigerator in 2020. Quiet community with access to Willow Lake. Ease of maintenance with exterior of home and landscaping maintained by the HOA. Separate, lockable storage area for dry storage.

27. 2020-07-31
    soldstatus $240,000

    Show marketing remark (666 chars)

    Convenient to everything including PVCC, UVa, Downtown, orchards, shopping. Easy jump to I-64. This 3 bedroom 2 bath home (one bedroom on first floor) is in imaculate condition with tons of new upgrades including 100 yr old reclaimed 1" thick Douglas Fir flooring with no thresholds. New: Energy efficient Heat Pump, plumbing, Kraftmaid bath cabinets, countertops, faucets & toilets. New Jerusalem gold limestone Kitchen Countertops , new faucets & sink. Interior and exterior newly painted with new 6" gutters. Beautifully landscaped yard with mature trees and plants along with a gorgeous view of Carter mountain. Be prepared to fall in love!

28. 2020-07-31
    soldstatus $240,000

    Show marketing remark (666 chars)

    Convenient to everything including PVCC, UVa, Downtown, orchards, shopping. Easy jump to I-64. This 3 bedroom 2 bath home (one bedroom on first floor) is in imaculate condition with tons of new upgrades including 100 yr old reclaimed 1" thick Douglas Fir flooring with no thresholds. New: Energy efficient Heat Pump, plumbing, Kraftmaid bath cabinets, countertops, faucets & toilets. New Jerusalem gold limestone Kitchen Countertops , new faucets & sink. Interior and exterior newly painted with new 6" gutters. Beautifully landscaped yard with mature trees and plants along with a gorgeous view of Carter mountain. Be prepared to fall in love!

29. 2020-06-21
    listed $247,500

    Show marketing remark (666 chars)

    Convenient to everything including PVCC, UVa, Downtown, orchards, shopping. Easy jump to I-64. This 3 bedroom 2 bath home (one bedroom on first floor) is in imaculate condition with tons of new upgrades including 100 yr old reclaimed 1" thick Douglas Fir flooring with no thresholds. New: Energy efficient Heat Pump, plumbing, Kraftmaid bath cabinets, countertops, faucets & toilets. New Jerusalem gold limestone Kitchen Countertops , new faucets & sink. Interior and exterior newly painted with new 6" gutters. Beautifully landscaped yard with mature trees and plants along with a gorgeous view of Carter mountain. Be prepared to fall in love!

30. 2014-03-21
    soldstatus $172,500
31. 2013-09-28
    historical
32. 2011-03-28
    listed $189,900
33. 2008-06-27
    soldstatus $196,900
34. 2008-03-15
    listed $196,900
35. 2005-06-01
    soldstatus $167,500
36. 2005-03-31
    listed $159,900
37. 2001-04-01
    historical
38. 2000-10-13
    historical
39. 2000-10-01
    listed $103,500
40. 2000-07-05
    listed $109,900

ⓘ 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: $3,049 · $254/mo
• Projected year-2 tax: $3,049 · $254/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,402
• − Mortgage interest: −$17,365
• − Property taxes: −$3,049
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,432
• − Management: −$2,432
• − HOA: −$2,172
• − Depreciation: −$9,018
• Taxable loss: −$7,616
• Est. tax savings @ 24.0%: +$1,828
• After-tax cash flow: $-434/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: Albemarle County Public School District
• NCES district ID: 5100090
• Math proficiency: 66% ▼ -16.00%
• Reading proficiency: 77% ▼ -2.00%
• Median HH income: $67,851
• Composite: 62.28/100
• National rank: #698
• State rank: #14 of 131 in VA

Livability — Charlottesville

• Score: 84/100
• State rank: #27
• US rank: #707

Category grades

Amenities A+ Commute A+ Cost of living D Crime D- Employment B+ Housing B Health & safety A+ User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Albemarle County · 129,350 people
• City population: 120,202
• Metro: Charlottesville, VA
• Population (ZIP): 23,486
• Household income: $93,463
• Rent vs Own: 46.8% rent · 53.2% own
• Severe rent burden: 894.0

Population outlook (Albemarle County) Hauer SSP2

• Today (2025): 119,403 people
• By 2030: 125,829 · +5.4%
• By 2040: 137,705 · +15.3%
• By 2050: 148,058 · +24.0%
• By 2075: 172,223 · +44.2%
• By 2100: 185,628 · +55.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 11% Hispanic / Latino 11% Two or more races 6% Asian 5%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 12% · Canada, China
• Languages at home: 84% English-only · Spanish 8% Other Indo-European 3% Other Asian/Pacific 1%

Political lean MEDSL · Albemarle

• 2024 margin: Solid D (+34.1) · D 66.3% · R 32.2% · Other 1.4%
• 2008→2024 swing: +16.1pp toward D · 2008: 18.0pp · 2024: 34.1pp
• All cycles: 2024: D+34.1 2020: D+33.5 2016: D+25.1 2012: D+12.0 2008: D+18.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -372.57%
• Current HPI: 295.9918
• Rent YoY: ▲ 2.47%
• Metro: Charlottesville, 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

+182.1% since first listed

24 events — show timeline

• 2026-06-14 Price Changed $310,000 CAAR
• 2026-04-26 Listed $330,000 CAAR
• 2025-04-07 Rental Removed $1,900 CAAR
• 2025-04-01 Listed for Rent $1,900 CAAR
• 2023-03-03 Sold (Public Records) $305,000 Public Records
• 2023-03-03 Sold (MLS) $305,000 CAAR
• 2023-02-06 Pending — CAAR
• 2023-01-27 Relisted — CAAR
• 2023-01-05 Pending — CAAR
• 2022-11-09 Listed $315,000 CAAR
• 2020-07-31 Sold (Public Records) $240,000 Public Records
• 2020-07-31 Sold (MLS) $240,000 CAAR
• 2020-06-21 Listed $247,500 CAAR
• 2014-03-21 Sold (Public Records) $172,500 Public Records
• 2013-09-28 Listing Removed — CAAR
• 2011-03-28 Listed $189,900 CAAR
• 2008-06-27 Sold (Public Records) $196,900 Public Records
• 2008-03-15 Listed $196,900 CAAR
• 2005-06-01 Sold (Public Records) $167,500 Public Records
• 2005-03-31 Listed $159,900 CAAR
• 2001-04-01 Listing Removed — CAAR
• 2000-10-13 Listing Removed — CAAR
• 2000-10-01 Listed $103,500 CAAR
• 2000-07-05 Listed $109,900 CAAR

Property tax history

+7.4%/yr

Latest (2026): $3,049 · +14.4% YoY. Source: county tax records.