4144 Dauphin Dr · Charlottesville, VA 22902

$276,250

3 bd · 2.5 ba · 1,600 sqft · Townhouse public records · 10 Days on market

Built 2021 Good condition 871 sqft lot Est $451k · 39% under $130/mo HOA · 5% of rent

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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 +19.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• Schools +6.2/10.0
• 1% rule +5.0/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Rent growth +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Special opportunity by local non-profit to own this home under the community land trust affordable housing model. Income limits apply. No investors. Energy efficient new construction. This town home features 3 level living with an open concept floor plan. Low maintenance exterior. Enter on the lower level to a flex room and one car garage in the back. The main level features family room, dining room, and kitchen equipped with all appliances. Upstairs there is the owner's suite plus a 2nd bedroom and full bath. Just minutes down Avon Street from Downtown.

Key facts

• $130 HOA
• Garage
• Built 2021

Property features AI

Finance

• HOA & community: Community association with a monthly fee of $130; Association covers management, common area maintenance, grounds maintenance, playground, snow removal, and trash; Community amenities include a picnic area and playground

Exterior

• Parking: Attached garage (1 space) with garage door opener and rear-facing garage; Garage has electricity
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available; Fiber optic available
• Home design: Attached property; Three or more levels; Model: Hugo
• Construction: Fiber cement siding, stick-built construction; Slab foundation; Composition shingle roof
• Exterior features: Townhouse with 2+ common walls; Small lot (0.02 acre)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator
• Bedrooms: Primary bedroom on the third level; Additional bedroom on the third level
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Heat pump cooling; Forced air heating (natural gas)
• Interior features: Entrance foyer; Recessed lighting; Low emissivity windows with screens
• Laundry & utility: Washer and dryer (located on the third level)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $276k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $276k).
• Cap rate 7.7% 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 36% 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 $8k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $276,250

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.00% ✓
• Cap rate: 7.69%
• Cash-on-cash: 4.99%
• DSCR: 1.22
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $451,200
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4525 Berwyn Ln	0.09mi	2/2.5 (-1)	1,643 (+3%)	5mo	$275,000	$167	82
1550 Primrose Ln	0.69mi	3/2.5	1,480 (-8%)	11mo	$418,000	$282	46
177 Buttercup Ln	0.74mi	3/2.5	1,420 (-11%)	1mo	$405,000	$285	46
3220 Bergen St	0.45mi	3/2.5	1,772 (+11%)	24mo	$460,000	$260	41

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: -9.1%
• Equity multiple: 0.67×
• Total profit: $-25,747
• Equity at exit: $41,190

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-1,962
• Equity at exit: $23,885

Cash invested: $77,350 (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: 8.3×

Monthly cashflow live

• Estimated rent: $2,776 medium
• Mortgage (P&I): −$1,449
• Tax from tax record: −$178 /mo · $2,137/yr
• Insurance: −$115
• HOA: −$130
• Vacancy / Maint / Mgmt: −$583
• Net cashflow: $321

Break-even live

Break-even rent $2,369

Max offer price $276,250

Occupancy floor 83%

Sensitivity live

Price	-10% $478	-5% $400	+0% $321	+5% $243	+10% $165
Rent	-10% $102	-5% $212	+0% $321	+5% $431	+10% $541
Rate	-1.0pp $461	-0.5pp $392	base $321	+0.5pp $250	+1.0pp $177

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: $69,062
• Closing costs: $8,288
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3207 Bergen St Charlottesville, VA	4.0	3.5	2077	$2,895	$1.39	14d	1	0.51mi
200 Lake Club Ct Charlottesville, VA	1.0–3.0	1.0–2.0	987	$2,635	$2.67	14d	31	1.27mi
3178 Horizon Rd Unit A Charlottesville, VA	3.0	2.5	2024	$3,250	$1.61	14d	1	1.45mi
411 Afton Pond Ct Charlottesville, VA	1.0–2.0	1.0–2.0	975	$2,338	$2.40	14d	11	1.49mi

HOA detail

• Monthly dues: $130 · $1,560/yr

Listing history 13 events

1. 2026-06-21
   days on market $276,250 Active 10 DOM
2. 2026-06-19
   days on market $276,250 Active 8 DOM
3. 2026-06-18
   days on market $276,250 Active 7 DOM
4. 2026-06-17
   days on market $276,250 Active 6 DOM
5. 2026-06-16
   days on market $276,250 Active 5 DOM
6. 2026-06-15
   days on market $276,250 Active 4 DOM
7. 2026-06-14
   days on market $276,250 Active 2 DOM
8. 2026-06-13
   statusdays on market $276,250 Active 1 DOM
9. 2026-06-10
   days on market $276,250 Coming Soon 5 DOM
10. 2026-06-09
    days on market $276,250 Coming Soon 4 DOM
11. 2026-06-08
    days on market $276,250 Coming Soon 3 DOM
12. 2026-06-07
    remarks 699-char remark
13. 2026-06-07
    listed $276,250 Coming Soon 2 DOM

ⓘ 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: $2,137 · $178/mo
• Projected year-2 tax: $2,265 · $189/mo
• Expected delta: +$129/yr (+$11/mo · 6.0%)

ⓘ 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 5/10 Major
• 🌡 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: $33,315
• − Mortgage interest: −$15,474
• − Property taxes: −$2,137
• − Insurance: −$1,381
• − Repairs & maintenance: −$2,665
• − Management: −$2,665
• − HOA: −$1,560
• − Depreciation: −$8,036
• Taxable loss: −$604
• Est. tax savings @ 24.0%: +$145
• After-tax cash flow: $4,002/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This townhouse is in good condition with minimal repairs needed. It offers a good mix of low-maintenance living and a convenient location. Updates to the exterior and interior can significantly increase its value.

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both New flooring in living areas — Enhances aesthetics and value
• Both New kitchen appliances — Enhances functionality and value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both New flooring in living areas — Enhances aesthetics and value ↑
• Both New kitchen appliances — Enhances functionality and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+13.3% since first listed

3 events — show timeline

• 2026-06-05 Coming Soon $276,250 CAAR
• 2021-09-14 Sold (MLS) $243,750 CAAR
• 2021-06-30 Listed $243,750 CAAR

Property tax history

+32.0%/yr

Latest (2025): $2,137 · +10.0% YoY. Source: county tax records.