1209 Chatham Rdg · Charlottesville, VA 22901

$289,900

2 bd · 2.5 ba · 1,172 sqft · SingleFamily public records · 91 Days on market

Built 1989 $247/sqft · at area comps Est $279k · at est. $167/mo HOA · 9% of rent

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Why this score? — see what drove the F 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 +6.6/30.0
• Schools +6.2/10.0
• ARV discount +5.8/15.0
• Livability +4.2/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Ideally located just minutes from the University of Virginia, downtown Charlottesville, UVA Medical Center, and major shopping and dining, 1209 Chatham Ridge offers exceptional convenience in a highly desirable community. The Chatham Ridge community offers easy access to Route 29, I-64, local parks and trails, and Charlottesville’s vibrant cultural scene. Just nearby, Penn Park offers over 100 acres of recreational amenities, including walking and biking trails, tennis courts, athletic fields, playgrounds, a dog park, picnic areas, and scenic river access along the Rivanna. The well-maintained, two-level home includes a fireplace and a private terrace with a patio, great for entertain

Key facts

• Tennis courts
• Easy access to i-64
• Athletic fields

Tags

• EASY ACCESS TO ROUTE 29
• EASY ACCESS TO I-64
• LOCAL PARKS AND TRAILS
• WALKING AND BIKING TRAILS
• TENNIS COURTS
• ATHLETIC FIELDS

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-481 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (29.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (32.7% below list).
• Recommended offer: $195k (32.7% below list) — sets the bar for 1% rule.
• Cap rate 4.3% 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: schools A+, amenities A+, commute 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.
• Market conditions: Rents rising (+2.8%/yr); 387 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).

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 91 days — a 9% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y 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 $156k; list at $290k implies a 86% gain — meaningful room to come down on a strong offer.

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 $195,024 (32.7% 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 91 days. Have you received any prior offers? Is the seller open to a 33% 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 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.67% ✗
• Cap rate: 4.30%
• Cash-on-cash: -7.11%
• DSCR: 0.68
• GRM: 12.4

CMA / ARV

• ARV (median comp): $279,164
• List price: $289,900
• Delta: 3.85%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
540 Woodmont Dr	0.35mi	3/2.0 (+1)	1,200 (+2%)	5mo	$438,000	$365	68
1211 Holmes Ave	0.65mi	3/1.5 (+1)	1,000 (-15%)	4mo	$314,500	$315	33

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 · 2.82% rent growth · sell at horizon

5-year hold

• IRR: -28.8%
• Equity multiple: 0.04×
• Total profit: $-77,935
• Equity at exit: $43,225

10-year hold

• IRR: -29.3%
• Equity multiple: -0.34×
• Total profit: $-108,603
• Equity at exit: $25,065

Cash invested: $81,172 (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 22901

• Rents YoY: 2.8%
• Active inventory: 387
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $1,950 high
• Mortgage (P&I): −$1,520
• Tax from tax record: −$214 /mo · $2,566/yr
• Insurance: −$121
• HOA: −$167
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $-481

Break-even live

Break-even rent $2,559

Max offer price $204,897

Occupancy floor —

Sensitivity live

Price	-10% $-317	-5% $-399	+0% $-481	+5% $-563	+10% $-645
Rent	-10% $-635	-5% $-558	+0% $-481	+5% $-404	+10% $-327
Rate	-1.0pp $-335	-0.5pp $-407	base $-481	+0.5pp $-556	+1.0pp $-633

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1248 Clifden Grn Charlottesville, VA	2.0	1.5	1120	$1,940	$1.73	44d	1	0.26mi
7010 Bo St Charlottesville, VA	3.0	1.0–2.0	998	$2,889	$2.89	14d	205	0.35mi
4 Rockbrook Dr Charlottesville, VA	1.0	1.0	1000	$1,600	$1.60	22d	1	0.46mi
200 Reserve Blvd Charlottesville, VA	1.0–3.0	1.0–2.5	1230	$2,605	$2.12	14d	49	0.97mi
875 Fountain Ct Unit Multiple Units Charlottesville, VA	2.0	1.0	900	$1,625	$1.81	22d	1	1.01mi
875 Fountain Ct Unit Multiple Units Charlottesville, VA	2.0	1.0	900	$1,625	$1.81	44d	1	1.01mi
900 Fountain Ct Charlottesville, VA	2.0	1.0	877	$1,550	$1.77	14d	1	1.02mi
1033 Saint Clair Ave Charlottesville, VA	3.0	1.0	912	$2,550	$2.80	22d	1	1.02mi
835 Fountain Ct Unit B Charlottesville, VA	2.0	1.0	900	$1,625	$1.81	44d	1	1.04mi
835 Fountain Ct Unit B Charlottesville, VA	2.0	1.0	900	$1,625	$1.81	22d	1	1.04mi
840 Fountain Ct Unit A Charlottesville, VA	2.0	1.0	900	$1,625	$1.81	14d	1	1.05mi
840 Fountain Ct Unit D Charlottesville, VA	2.0	1.0	900	$1,625	$1.81	44d	1	1.05mi
1220 Smith St Charlottesville, VA	2.0	1.0	735	$1,425	$1.94	22d	1	1.12mi
901 River Rd Charlottesville, VA	1.0–2.0	1.0–2.0	935	$2,235	$2.39	14d	12	1.35mi
1000 Old Brook Rd Charlottesville, VA	1.0–3.0	1.0–2.0	951	$1,759	$1.85	14d	30	1.45mi

HOA detail

• Monthly dues: $167 · $2,004/yr
• Likely covers: landscaping

Listing history 9 events

1. 2026-06-21
   days on market $289,900 Active 91 DOM
2. 2026-06-19
   days on market $289,900 Active 89 DOM
3. 2026-06-18
   days on market $289,900 Active 88 DOM
4. 2026-06-17
   days on market $289,900 Active 87 DOM
5. 2026-06-16
   days on market $289,900 Active 86 DOM
6. 2026-06-15
   statusdays on market $289,900 Active 85 DOM
7. 2026-02-23
   listed $289,900 Active
8. 2003-08-21
   soldstatus $156,000
9. 2003-07-02
   listed $157,000

ⓘ 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: $2,566 · $214/mo
• Projected year-2 tax: $2,566 · $214/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 · 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: $23,403
• − Mortgage interest: −$16,239
• − Property taxes: −$2,566
• − Insurance: −$1,450
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − HOA: −$2,004
• − Depreciation: −$8,433
• Taxable loss: −$11,033
• Est. tax savings @ 24.0%: +$2,648
• After-tax cash flow: $-3,126/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): 37,237
• Household income: $92,145
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 2109.0

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 (70%)
• Race & ethnicity: White 70% Black 12% Hispanic / Latino 9% Two or more races 6% Asian 5%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Romanian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 12% · Canada, China, South Korea
• Languages at home: 84% English-only · Spanish 8% Other Indo-European 2% 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: ▼ -341.65%
• Current HPI: 279.3342
• Rent YoY: ▲ 2.82%
• 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

+84.6% since first listed

3 events — show timeline

• 2026-02-23 Listed $289,900 CAAR
• 2003-08-21 Sold (Public Records) $156,000 Public Records
• 2003-07-02 Listed $157,000 CAAR

Property tax history

+6.7%/yr

Latest (2025): $2,566 · +14.2% YoY. Source: county tax records.