2998 Rambling Brook Ln · Crozet, VA 22932

$359,990

3 bd · 3.5 ba · 1,725 sqft · Townhouse · 48 Days on market

Built 2026 $209/sqft · 10% below area Est $398k · 10% under

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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 +11.8/15.0
• Cash flow +8.7/30.0
• Schools +6.2/10.0
• Livability +4.1/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Meet the Lennox at Pleasant Green Townhomes, a townhouse neighborhood with a clubhouse, fire pits, and low-maintenance living designed for your active lifestyle. This Lennox spans three levels with roughly 1,750 square feet, three bedrooms, three full baths and a powder room, and a one-car front-load garage. The entry level holds a bedroom suite with a full bath, walk-in closet, and direct access to the garage and backyard. On the main level, the kitchen, dining, and living areas connect in one open layout, with a pantry keeping the cooking space organized and a deck off the back extending your outdoor options. Upstairs, two additional bedroom suites each have a private bath. Design selecti

Key facts

• New ge appliances
• Garage
• Built 2026

Tags

• MODERN GARAGE TOWNHOME
• WHITE QUARTZ KITCHEN ISLAND
• NEW GE APPLIANCES
• BACKYARD YOU CAN FENCE
• DECK OFF THE MAIN LEVEL

Property features AI

Finance

• Other: Listing status: Active; Inventory type: Spec
• Financial info: List price $374,000

Exterior

• Parking: 1-car garage (1 total parking space)
• Home design: Single-family home (The Lennox plan)
• Exterior features: Spec new construction (The Lennox plan); Address: 2998 Rambling Brook Ln, Crozet, VA 22932

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 3 full bathrooms and 1 half bathroom (3.5 total)
• Interior features: Open living area (1,725 total living area)

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath townhouse listed at $360k.

Deal economics

• At list price, monthly cash flow is $-306 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $316k (12.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $276k (23.3% below list).
• Recommended offer: $276k (23.3% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 2.8% in Crozet — 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 82/100 on livability (#48 in VA, #1,158 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: amenities C-, commute F, cost of living F.
• 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: Crozet Elementary (math 62% / reading 62%, grade B, #480 of 1,108 statewide, top 46%, 514 students, 18% FRL); Joseph T. Henley Middle (math 82% / reading 89%, grade A+, #10 of 342 statewide, top 3%, 808 students, 13% FRL); Western Albemarle High (math 72% / reading 92%, grade A, #40 of 319 statewide, top 15%, 1,158 students, 13% FRL).
• Market conditions: 204 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $2k 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 48 days — a 3% lower offer ($349k) is reasonable based on typical stale-listing flexibility.

Recommended offer $276,153 (23.3% 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 48 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 5.27%
• Cash-on-cash: -3.65%
• DSCR: 0.84
• GRM: 10.9

CMA / ARV

• ARV (median comp): $397,859
• List price: $359,990
• Delta: -9.52%
• 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
5003 Dunnagan Dr Lot 138	0.07mi	3/3.5	1,725 (0%)	1mo	$369,990	$214	96
4989 Dunnagan Dr Lot 133	0.07mi	3/3.0	1,725 (0%)	1mo	$360,990	$209	94
5990 Cling Ln Lot 142	0.12mi	3/3.5	1,725 (0%)	2mo	$359,990	$209	93
5970 Cling Ln	0.12mi	3/3.5	1,725 (0%)	8mo	$364,600	$211	88
5986 Cling Ln	0.12mi	3/3.5	1,795 (+4%)	4mo	$374,990	$209	85
1140 Edmond Ct	0.43mi	3/2.5	1,754 (+2%)	4mo	$389,900	$222	70
532 Summerford Ln	0.63mi	3/2.5	1,760 (+2%)	0mo	$395,000	$224	63
2420 Bargamin Orchard Ln	0.38mi	3/2.5	1,624 (-6%)	8mo	$400,000	$246	62
1277 Haden Pl	0.51mi	3/2.5	1,636 (-5%)	10mo	$399,000	$244	56
219 Grass Dale Ln	0.65mi	3/2.5	1,824 (+6%)	9mo	$435,000	$238	48
1523 Old Trail Dr	0.68mi	3/2.5	1,520 (-12%)	5mo	$367,700	$242	41
1254 Haden Pl	0.55mi	4/3.5 (+1)	1,950 (+13%)	11mo	$388,000	$199	39

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: -22.4%
• Equity multiple: 0.23×
• Total profit: $-77,794
• Equity at exit: $53,676

10-year hold

• IRR: -16.5%
• Equity multiple: 0.08×
• Total profit: $-92,685
• Equity at exit: $31,125

Cash invested: $100,797 (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 22932

• Home prices YoY: -25.3%
• Active inventory: 204
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,762 high
• Mortgage (P&I): −$1,888
• Tax est. 1.5%: −$450 /mo · $5,400/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$580
• Net cashflow: $-306

Break-even live

Break-even rent $3,149

Max offer price $315,682

Occupancy floor —

Sensitivity live

Price	-10% $-57	-5% $-182	+0% $-306	+5% $-431	+10% $-555
Rent	-10% $-524	-5% $-415	+0% $-306	+5% $-197	+10% $-88
Rate	-1.0pp $-125	-0.5pp $-215	base $-306	+0.5pp $-399	+1.0pp $-494

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: $89,998
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5990 Cling Ln Crozet, VA	3.0	3.5	1725	$2,700	$1.57	22d	1	0.15mi
5981 McComb St Crozet, VA	3.0	3.0	2098	$2,545	$1.21	45d	1	0.24mi
5709 St George Ave Crozet, VA	3.0	1.0	1130	$2,100	$1.86	15d	1	0.64mi
1045 Heathercroft Cir Ste 404 Crozet, VA	2.0	2.0	1075	$2,475	$2.30	45d	1	1.05mi
1045 Heathercroft Cir Ste 306 Crozet, VA	2.0	2.0	1080	$2,300	$2.13	45d	1	1.05mi
1045 Heathercroft Cir Ste 209 Crozet, VA	2.0	2.0	1076	$2,200	$2.04	45d	1	1.05mi
1045 Heathercroft Cir Apt 208 Crozet, VA	2.0	2.0	1079	$1,995	$1.85	45d	1	1.05mi
1045 Heathercroft Cir Ste 409 Crozet, VA	2.0	2.0	1078	$2,700	$2.50	45d	1	1.05mi
372 Joliet Ct Crozet, VA	3.0	2.5	1614	$2,250	$1.39	22d	1	1.43mi

Listing history 20 events

1. 2026-06-21
   days on market $359,990 Active 48 DOM
2. 2026-06-19
   days on market $359,990 Active 46 DOM
3. 2026-06-18
   days on market $359,990 Active 45 DOM
4. 2026-06-17
   days on market $359,990 Active 44 DOM
5. 2026-06-16
   days on market $359,990 Active 43 DOM
6. 2026-06-15
   days on market $359,990 Active 42 DOM
7. 2026-06-14
   days on market $359,990 Active 40 DOM
8. 2026-06-13
   remarks 699-char remark
9. 2026-06-13
   days on market $359,990 Active 39 DOM
10. 2026-06-10
    pricedays on market $359,990 Active 37 DOM
11. 2026-06-09
    days on market $369,990 Active 36 DOM
12. 2026-06-08
    days on market $369,990 Active 35 DOM
13. 2026-06-07
    days on market $369,990 Active 34 DOM
14. 2026-06-03
    days on market $369,990 Active 30 DOM
15. 2026-06-02
    days on market $369,990 Active 29 DOM
16. 2026-06-01
    days on market $369,990 Active 28 DOM
17. 2026-05-31
    days on market $369,990 Active 27 DOM
18. 2026-05-30
    days on market $369,990 Active 26 DOM
19. 2026-05-07
    price $374,000 1108-char remark
20. 2026-05-04
    listed $382,090 Active 1108-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $33,138
• − Mortgage interest: −$20,165
• − Property taxes: −$5,400
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,651
• − Management: −$2,651
• − Depreciation: −$10,472
• Taxable loss: −$10,001
• Est. tax savings @ 24.0%: +$2,400
• After-tax cash flow: $-1,274/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 — Crozet

• Score: 82/100
• State rank: #48
• US rank: #1158

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crozet, VA
• County: Albemarle County · 129,350 people
• City population: 9,148
• Metro: Charlottesville, VA
• Population (ZIP): 9,148
• Household income: $115,545
• Rent vs Own: 18.8% rent · 81.2% own
• Severe rent burden: 168.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 4% Hispanic / Latino 3% Asian 3% Black 2%
• Common ancestry: Italian 5% Iranian 5% Slovak 5%
• Foreign-born: 6% · Canada, China, Dominican Republic
• Languages at home: 92% English-only · Spanish 3% Other Asian/Pacific 1% Other Indo-European 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: ▼ -86.03%
• Current HPI: 254.0549
• Rent YoY: —
• 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