1380 Timberwood Blvd · Hollymead, VA 22911

$375,000

3 bd · 3.5 ba · 1,804 sqft · SingleFamily public records · 136 Days on market

Built 2010 3,484 sqft lot $208/sqft · 11% above area Est $392k · at est. $120/mo HOA · 4% 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 +9.5/15.0
• Cash flow +8.4/30.0
• Schools +6.2/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

End unit just reduced!! Everything you need, right where you need it! 1380 Timberwood Blvd. is perfectly located in Hollymead Town Center, minutes from the airport, shopping and all the conveniences you want. Offering 3 stories and boasting 4 bedrooms and 3 full baths! The open floor plan on the main level is perfect for relaxing and entertaining alike! The spacious bonus room on the lower level holds endless possibilities, whether a game room, crafting spot, or home gym, you decide! There are 2 parking spots dedicated to the property in the back. Freshly painted in 2026, this home is ready for you to turn the key and make it yours! Don't let this opportunity pass you by!

Key facts

• Open floor plan
• Spacious bonus room
• $120 HOA

Tags

• OPEN FLOOR PLAN
• SPACIOUS BONUS ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $-334 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $316k (15.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $277k (26.3% below list).
• Recommended offer: $277k (26.3% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 2.6% in Hollymead — 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 68/100 on livability (#271 in VA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, cost of living 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: Baker-Butler Elem (math 67% / reading 78%, grade A, #267 of 1,108 statewide, top 24%, 740 students, 28% FRL); Lakeside Middle (math 76% / reading 84%, grade A+, #24 of 342 statewide, top 8%, 513 students, 23% FRL); Albemarle High (math 70% / reading 85%, grade A-, #83 of 319 statewide, top 28%, 1,987 students, 34% FRL).
• Market conditions: Rents rising fast (+4.0%/yr); 307 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 810 units permitted in Albemarle County in 2024 (188 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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 136 days — a 12% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago; this cycle's ask has dropped $75k (17%) 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $276,512 (26.3% 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 136 days. Have you received any prior offers? Is the seller open to a 26% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.74% ✗
• Cap rate: 5.22%
• Cash-on-cash: -3.82%
• DSCR: 0.83
• GRM: 11.3

CMA / ARV

• ARV (median comp): $392,262
• List price: $375,000
• Delta: -4.40%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Deerwood Dr	0.17mi	4/2.0 (+1)	2,014 (+12%)	15mo	$329,000	$163	49
3152 Saddlebrook Ln	0.73mi	4/2.5 (+1)	1,758 (-2%)	17mo	$515,000	$293	39
3654 Airport Acres Rd	0.69mi	3/2.5	1,984 (+10%)	13mo	$459,000	$231	37

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 · 4.04% rent growth · sell at horizon

5-year hold

• IRR: -21.6%
• Equity multiple: 0.25×
• Total profit: $-79,123
• Equity at exit: $55,914

10-year hold

• IRR: -13.1%
• Equity multiple: 0.20×
• Total profit: $-84,057
• Equity at exit: $32,423

Cash invested: $105,000 (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 22911

• Rents YoY: 4.0%
• Active inventory: 307
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,765 high
• Mortgage (P&I): −$1,967
• Tax from tax record: −$276 /mo · $3,309/yr
• Insurance: −$156
• HOA: −$120
• Vacancy / Maint / Mgmt: −$581
• Net cashflow: $-334

Break-even live

Break-even rent $3,188

Max offer price $315,985

Occupancy floor —

Sensitivity live

Price	-10% $-122	-5% $-228	+0% $-334	+5% $-440	+10% $-546
Rent	-10% $-553	-5% $-443	+0% $-334	+5% $-225	+10% $-116
Rate	-1.0pp $-145	-0.5pp $-239	base $-334	+0.5pp $-431	+1.0pp $-530

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2061 Lockwood Dr Charlottesville, VA	3.0	2.5	1741	$2,975	$1.71	23d	1	0.12mi
2942 Templehof Ct Earlysville, VA	3.0	3.5	2361	$2,750	$1.16	15d	1	0.32mi
1100 Monacan Ln Unit 00 1065308 Earlysville, VA	3.0	2.0	1447	$2,212	$1.53	15d	1	0.65mi
1100 Monacan Ln Earlysville, VA	3.0	2.0	1447	$2,450	$1.69	45d	1	0.65mi
1100 Monacan Ln Unit 00 1065101 Earlysville, VA	3.0	2.0	1447	$2,275	$1.57	45d	1	0.65mi
1100 Monacan Ln Unit 00 1070308 Earlysville, VA	3.0	2.0	1447	$2,212	$1.53	45d	1	0.65mi
2217 Brindle Ln Charlottesville, VA	4.0	3.5	2182	$2,900	$1.33	15d	1	0.66mi
3279 Arbor Trce Charlottesville, VA	2.0	2.5	1641	$2,100	$1.28	45d	1	0.79mi
2132 Northside Dr Charlottesville, VA	3.0	2.5	2075	$3,550	$1.71	15d	1	1.06mi
5025 Huntly Ridge St Charlottesville, VA	1.0–3.0	1.0–2.0	1064	$2,785	$2.62	15d	70	1.12mi

HOA detail

• Monthly dues: $120 · $1,440/yr
• Likely covers: gym

Listing history 26 events

1. 2026-06-21
   days on market $375,000 Active 136 DOM
2. 2026-06-19
   days on market $375,000 Active 134 DOM
3. 2026-06-18
   days on market $375,000 Active 133 DOM
4. 2026-06-17
   days on market $375,000 Active 132 DOM
5. 2026-06-16
   days on market $375,000 Active 131 DOM
6. 2026-06-15
   pricedays on market $375,000 Active 130 DOM
7. 2026-06-14
   days on market $380,000 Active 128 DOM
8. 2026-06-13
   days on market $380,000 Active 127 DOM
9. 2026-06-10
   days on market $380,000 Active 125 DOM
10. 2026-06-09
    days on market $380,000 Active 124 DOM
11. 2026-06-08
    days on market $380,000 Active 123 DOM
12. 2026-06-07
    remarks 684-char remark
13. 2026-06-07
    pricedays on market $380,000 Active 122 DOM
14. 2026-06-03
    days on market $399,000 Active 118 DOM
15. 2026-06-02
    days on market $399,000 Active 117 DOM
16. 2026-06-01
    days on market $399,000 Active 116 DOM
17. 2026-05-31
    days on market $399,000 Active 115 DOM
18. 2026-05-30
    days on market $399,000 Active 114 DOM
19. 2026-05-17
    price $399,000 682-char remark

    Show marketing remark (682 chars)

    End unit just reduced!! Everything you need, right where you need it! 1380 Timberwood Blvd. is perfectly located in Hollymead Town Center, minutes from the airport, shopping and all the conveniences you want. Offering 3 stories and boasting 4 bedrooms and 3 full baths! The open floor plan on the main level is perfect for relaxing and entertaining alike! The spacious bonus room on the lower level holds endless possibilities, whether a game room, crafting spot, or home gym, you decide! There are 2 parking spots dedicated to the property in the back. Freshly painted in 2026, this home is ready for you to turn the key and make it yours! Don't let this opportunity pass you by!

20. 2026-04-28
    price $405,000 682-char remark

    Show marketing remark (682 chars)

    End unit just reduced!! Everything you need, right where you need it! 1380 Timberwood Blvd. is perfectly located in Hollymead Town Center, minutes from the airport, shopping and all the conveniences you want. Offering 3 stories and boasting 4 bedrooms and 3 full baths! The open floor plan on the main level is perfect for relaxing and entertaining alike! The spacious bonus room on the lower level holds endless possibilities, whether a game room, crafting spot, or home gym, you decide! There are 2 parking spots dedicated to the property in the back. Freshly painted in 2026, this home is ready for you to turn the key and make it yours! Don't let this opportunity pass you by!

21. 2026-04-13
    price $415,000 682-char remark

    Show marketing remark (682 chars)

    End unit just reduced!! Everything you need, right where you need it! 1380 Timberwood Blvd. is perfectly located in Hollymead Town Center, minutes from the airport, shopping and all the conveniences you want. Offering 3 stories and boasting 4 bedrooms and 3 full baths! The open floor plan on the main level is perfect for relaxing and entertaining alike! The spacious bonus room on the lower level holds endless possibilities, whether a game room, crafting spot, or home gym, you decide! There are 2 parking spots dedicated to the property in the back. Freshly painted in 2026, this home is ready for you to turn the key and make it yours! Don't let this opportunity pass you by!

22. 2026-03-22
    price $425,000 682-char remark

    Show marketing remark (682 chars)

    End unit just reduced!! Everything you need, right where you need it! 1380 Timberwood Blvd. is perfectly located in Hollymead Town Center, minutes from the airport, shopping and all the conveniences you want. Offering 3 stories and boasting 4 bedrooms and 3 full baths! The open floor plan on the main level is perfect for relaxing and entertaining alike! The spacious bonus room on the lower level holds endless possibilities, whether a game room, crafting spot, or home gym, you decide! There are 2 parking spots dedicated to the property in the back. Freshly painted in 2026, this home is ready for you to turn the key and make it yours! Don't let this opportunity pass you by!

23. 2026-03-01
    price $435,000 682-char remark

    Show marketing remark (682 chars)

    End unit just reduced!! Everything you need, right where you need it! 1380 Timberwood Blvd. is perfectly located in Hollymead Town Center, minutes from the airport, shopping and all the conveniences you want. Offering 3 stories and boasting 4 bedrooms and 3 full baths! The open floor plan on the main level is perfect for relaxing and entertaining alike! The spacious bonus room on the lower level holds endless possibilities, whether a game room, crafting spot, or home gym, you decide! There are 2 parking spots dedicated to the property in the back. Freshly painted in 2026, this home is ready for you to turn the key and make it yours! Don't let this opportunity pass you by!

24. 2026-02-05
    listed $450,000 Active 682-char remark

    Show marketing remark (682 chars)

    End unit just reduced!! Everything you need, right where you need it! 1380 Timberwood Blvd. is perfectly located in Hollymead Town Center, minutes from the airport, shopping and all the conveniences you want. Offering 3 stories and boasting 4 bedrooms and 3 full baths! The open floor plan on the main level is perfect for relaxing and entertaining alike! The spacious bonus room on the lower level holds endless possibilities, whether a game room, crafting spot, or home gym, you decide! There are 2 parking spots dedicated to the property in the back. Freshly painted in 2026, this home is ready for you to turn the key and make it yours! Don't let this opportunity pass you by!

25. 2009-11-18
    listed $249,990
26. 2009-09-28
    soldstatus $1,120,000

ⓘ 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: $3,309 · $276/mo
• Projected year-2 tax: $3,309 · $276/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 ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $33,181
• − Mortgage interest: −$21,006
• − Property taxes: −$3,309
• − Insurance: −$1,875
• − Repairs & maintenance: −$2,655
• − Management: −$2,655
• − HOA: −$1,440
• − Depreciation: −$10,909
• Taxable loss: −$10,666
• Est. tax savings @ 24.0%: +$2,560
• After-tax cash flow: $-1,449/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 — Hollymead

• Score: 68/100
• State rank: #271
• US rank: #9656

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hollymead, VA
• County: Albemarle County · 129,350 people
• Metro: Charlottesville, VA
• Population (ZIP): 19,107
• Household income: $128,235
• Rent vs Own: 32.4% rent · 67.6% own
• Severe rent burden: 532.0

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 (74%)
• Race & ethnicity: White 74% Two or more races 8% Black 7% Asian 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1%
• Common ancestry: Slovak 3% Romanian 3% Lithuanian 2%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 88% English-only · Other Indo-European 3% Spanish 3% Russian/Polish/Slavic 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: ▼ -236.54%
• Current HPI: 220.3768
• Rent YoY: ▲ 4.04%
• 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

-64.4% since first listed

8 events — show timeline

• 2026-05-17 Price Changed $399,000 CAAR
• 2026-04-28 Price Changed $405,000 CAAR
• 2026-04-13 Price Changed $415,000 CAAR
• 2026-03-22 Price Changed $425,000 CAAR
• 2026-03-01 Price Changed $435,000 CAAR
• 2026-02-05 Listed $450,000 CAAR
• 2009-11-18 Listed $249,990 CAAR
• 2009-09-28 Sold (Public Records) $1,120,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $3,309 · +9.8% YoY. Source: county tax records.