2517 Hydraulic Rd #66 · Charlottesville, VA 22901

$165,000

2 bd · 1.0 ba · 897 sqft · Condo public records · 116 Days on market

Built 1969 $184/sqft · at area comps Est $166k · at est. $282/mo HOA · 15% of rent ↓ 41% since listing

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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 +17.3/30.0
• ARV discount +7.9/15.0
• 1% rule +6.2/10.0
• Schools +6.2/10.0
• DSCR +5.4/10.0
• Livability +4.2/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NOW JUST $170,000! $15k price drop! This spacious 2BR 1BA condo which was completely redone in 2024! Owners spent $32k to complete this attractive transformation. This unit is ideally located in a quiet spot at the back of the 2517 buildings, away from the parking lot. All new kitchen including cabinets, countertops, sink, garbage disposal, dishwasher, gas stove, and refrigerator. All new bathroom including new tub, toilet and vanity. New windows! New LVP flooring throughout. New light fixtures. Freshly painted interior and front door. New storm door. Larger kitchen than many units at Solomon Court. The furnace was replaced in 2016 and the water heater in 2018. COA allows dogs 35 lbs or less, with proof of vaccination. Located minutes away from Stonefield Shopping Center with Trader Joes plus Barracks Rd shopping, Rt 29 points north and south. Monthly condo fee covers basic cable, gas for heat and cooking, water/sewer and trash. Community laundry room features six washers and dryers, coin operated, 24-hr key lock access. One assigned parking space, guest spaces with Special Parking Permit tag.

Key facts

• New kitchen
• New bathroom
• New flooring

Tags

• NEW KITCHEN
• NEW BATHROOM
• NEW WINDOWS
• NEW FLOORING
• NEW LIGHT FIXTURES
• FRESHLY PAINTED INTERIOR

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $121 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $150k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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: Mary Carr Greer Elementary (math 22% / reading 42%, grade F, #992 of 1,108 statewide, top 90%, 495 students, 74% FRL); Journey Middle (math 72% / reading 67%, grade A, #85 of 342 statewide, top 26%, 631 students, 53% FRL); Albemarle High (math 70% / reading 85%, grade A-, #83 of 319 statewide, top 28%, 1,987 students, 34% FRL) — zoned schools average 54% FRL vs 23% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.8%/yr); 388 active listings in the ZIP; 21 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 116 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $20k (11%) 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 $150,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.12% ✓
• Cap rate: 7.17%
• Cash-on-cash: 3.14%
• DSCR: 1.14
• GRM: 7.4

CMA / ARV

• ARV (median comp): $166,401
• List price: $165,000
• Delta: -0.84%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.82% rent growth · sell at horizon

5-year hold

• IRR: -11.5%
• Equity multiple: 0.58×
• Total profit: $-19,211
• Equity at exit: $24,602

10-year hold

• IRR: -2.4%
• Equity multiple: 0.84×
• Total profit: $-7,555
• Equity at exit: $14,266

Cash invested: $46,200 (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: 388
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,851 high
• Mortgage (P&I): −$865
• Tax from tax record: −$126 /mo · $1,507/yr
• Insurance: −$69
• HOA: −$282
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $121

Break-even live

Break-even rent $1,698

Max offer price $165,000

Occupancy floor 88%

Sensitivity live

Price	-10% $214	-5% $168	+0% $121	+5% $74	+10% $28
Rent	-10% $-25	-5% $48	+0% $121	+5% $194	+10% $267
Rate	-1.0pp $204	-0.5pp $163	base $121	+0.5pp $78	+1.0pp $35

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2517 Hydraulic Rd #60 Charlottesville, VA	2.0	1.0	837	$1,550	$1.85	15d	1	0.02mi
2410 Berkshire Pl Charlottesville, VA	2.0–3.0	1.0–1.5	875	$1,592	$1.82	15d	5	0.07mi
114 Turtle Creek Rd #8 Charlottesville, VA	2.0	2.0	979	$2,045	$2.09	22d	1	0.12mi
114 Turtle Creek Rd #8 Charlottesville, VA	2.0	2.0	979	$2,045	$2.09	45d	1	0.12mi
2105 Bond St Charlottesville, VA	2.0	1.0–2.0	894	$3,376	$3.78	15d	7	0.21mi
3105 District Ave Charlottesville, VA	1.0–3.0	1.0–2.0	1027	$2,302	$2.24	15d	24	0.25mi
2099 Commonwealth Dr Charlottesville, VA	2.0	1.5	1008	$1,600	$1.59	45d	1	0.30mi
101 Arbor Crest Dr Charlottesville, VA	2.0	1.0	825	$1,366	$1.66	15d	5	0.35mi
2206 N Berkshire Rd Apt 24 Charlottesville, VA	2.0	1.0	800	$1,220	$1.52	22d	1	0.42mi
2204 N Berkshire Rd Apt D Charlottesville, VA	2.0	1.0	800	$1,325	$1.66	22d	1	0.44mi
2407 Peyton Dr Charlottesville, VA	1.0–3.0	1.0–1.5	905	$1,384	$1.53	15d	10	0.48mi
2427 Peyton Dr Charlottesville, VA	2.0	2.0	1000	$1,800	$1.80	15d	7	0.52mi
163 Hessian Hills Way #2 Charlottesville, VA	2.0	1.0	781	$1,550	$1.98	15d	1	0.62mi
137 Hessian Hills Cir #3 Charlottesville, VA	2.0	1.0	781	$1,735	$2.22	22d	1	0.65mi
2420 Barracks Pl #4 Charlottesville, VA	3.0	1.5	1019	$2,100	$2.06	45d	1	0.69mi
2422 Barracks Pl #4 Charlottesville, VA	2.0	1.0	783	$1,550	$1.98	15d	1	0.70mi
255 Saponi Ln Charlottesville, VA	3.0	1.0–2.5	817	$1,730	$2.12	15d	21	0.83mi
210 Saponi Ln #6 Charlottesville, VA	2.0	1.5	940	$1,799	$1.91	15d	1	0.92mi
2210 Clubhouse Way Charlottesville, VA	1.0–3.0	1.0–1.5	925	$1,888	$2.04	15d	26	0.93mi
2401 Arlington Blvd Charlottesville, VA	2.0	1.0	860	$2,125	$2.47	15d	14	1.24mi
4010 Entrada DR Charlottesville, VA	3.0	1.0–2.0	898	$2,591	$2.88	15d	113	1.47mi

HOA detail condo

• Monthly dues: $282 · $3,384/yr
• Likely covers: watersewertrashgascableparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-06-21
   days on market $165,000 Active 116 DOM
2. 2026-06-19
   days on market $165,000 Active 114 DOM
3. 2026-06-18
   days on market $165,000 Active 113 DOM
4. 2026-06-17
   pricedays on market $165,000 Active 112 DOM
5. 2026-06-16
   days on market $167,000 Active 111 DOM
6. 2026-06-15
   days on market $167,000 Active 110 DOM
7. 2026-06-14
   days on market $167,000 Active 108 DOM
8. 2026-06-13
   days on market $167,000 Active 107 DOM
9. 2026-06-10
   days on market $167,000 Active 105 DOM
10. 2026-06-09
    days on market $167,000 Active 104 DOM
11. 2026-06-08
    days on market $167,000 Active 103 DOM
12. 2026-06-07
    days on market $167,000 Active 102 DOM
13. 2026-06-03
    days on market $167,000 Active 98 DOM
14. 2026-06-02
    days on market $167,000 Active 97 DOM
15. 2026-06-01
    days on market $167,000 Active 96 DOM
16. 2026-05-31
    days on market $167,000 Active 95 DOM
17. 2026-05-30
    days on market $167,000 Active 94 DOM
18. 2026-04-26
    price $170,000 1113-char remark

    Show marketing remark (1113 chars)

    NOW JUST $170,000! $15k price drop! This spacious 2BR 1BA condo which was completely redone in 2024! Owners spent $32k to complete this attractive transformation. This unit is ideally located in a quiet spot at the back of the 2517 buildings, away from the parking lot. All new kitchen including cabinets, countertops, sink, garbage disposal, dishwasher, gas stove, and refrigerator. All new bathroom including new tub, toilet and vanity. New windows! New LVP flooring throughout. New light fixtures. Freshly painted interior and front door. New storm door. Larger kitchen than many units at Solomon Court. The furnace was replaced in 2016 and the water heater in 2018. COA allows dogs 35 lbs or less, with proof of vaccination. Located minutes away from Stonefield Shopping Center with Trader Joes plus Barracks Rd shopping, Rt 29 points north and south. Monthly condo fee covers basic cable, gas for heat and cooking, water/sewer and trash. Community laundry room features six washers and dryers, coin operated, 24-hr key lock access. One assigned parking space, guest spaces with Special Parking Permit tag.

19. 2026-04-06
    price $175,000 1113-char remark

    Show marketing remark (1113 chars)

    NOW JUST $170,000! $15k price drop! This spacious 2BR 1BA condo which was completely redone in 2024! Owners spent $32k to complete this attractive transformation. This unit is ideally located in a quiet spot at the back of the 2517 buildings, away from the parking lot. All new kitchen including cabinets, countertops, sink, garbage disposal, dishwasher, gas stove, and refrigerator. All new bathroom including new tub, toilet and vanity. New windows! New LVP flooring throughout. New light fixtures. Freshly painted interior and front door. New storm door. Larger kitchen than many units at Solomon Court. The furnace was replaced in 2016 and the water heater in 2018. COA allows dogs 35 lbs or less, with proof of vaccination. Located minutes away from Stonefield Shopping Center with Trader Joes plus Barracks Rd shopping, Rt 29 points north and south. Monthly condo fee covers basic cable, gas for heat and cooking, water/sewer and trash. Community laundry room features six washers and dryers, coin operated, 24-hr key lock access. One assigned parking space, guest spaces with Special Parking Permit tag.

20. 2026-03-23
    price $180,000 1113-char remark

    Show marketing remark (1113 chars)

    NOW JUST $170,000! $15k price drop! This spacious 2BR 1BA condo which was completely redone in 2024! Owners spent $32k to complete this attractive transformation. This unit is ideally located in a quiet spot at the back of the 2517 buildings, away from the parking lot. All new kitchen including cabinets, countertops, sink, garbage disposal, dishwasher, gas stove, and refrigerator. All new bathroom including new tub, toilet and vanity. New windows! New LVP flooring throughout. New light fixtures. Freshly painted interior and front door. New storm door. Larger kitchen than many units at Solomon Court. The furnace was replaced in 2016 and the water heater in 2018. COA allows dogs 35 lbs or less, with proof of vaccination. Located minutes away from Stonefield Shopping Center with Trader Joes plus Barracks Rd shopping, Rt 29 points north and south. Monthly condo fee covers basic cable, gas for heat and cooking, water/sewer and trash. Community laundry room features six washers and dryers, coin operated, 24-hr key lock access. One assigned parking space, guest spaces with Special Parking Permit tag.

21. 2026-02-25
    listed $185,000 Active 1113-char remark

    Show marketing remark (1113 chars)

    NOW JUST $170,000! $15k price drop! This spacious 2BR 1BA condo which was completely redone in 2024! Owners spent $32k to complete this attractive transformation. This unit is ideally located in a quiet spot at the back of the 2517 buildings, away from the parking lot. All new kitchen including cabinets, countertops, sink, garbage disposal, dishwasher, gas stove, and refrigerator. All new bathroom including new tub, toilet and vanity. New windows! New LVP flooring throughout. New light fixtures. Freshly painted interior and front door. New storm door. Larger kitchen than many units at Solomon Court. The furnace was replaced in 2016 and the water heater in 2018. COA allows dogs 35 lbs or less, with proof of vaccination. Located minutes away from Stonefield Shopping Center with Trader Joes plus Barracks Rd shopping, Rt 29 points north and south. Monthly condo fee covers basic cable, gas for heat and cooking, water/sewer and trash. Community laundry room features six washers and dryers, coin operated, 24-hr key lock access. One assigned parking space, guest spaces with Special Parking Permit tag.

22. 2025-10-14
    historical
23. 2025-09-15
    price $189,000
24. 2025-08-26
    listed $199,000 Active
25. 2024-04-23
    historical
26. 2024-04-17
    price $180,000
27. 2024-04-10
    price $190,000
28. 2024-03-19
    price $200,000
29. 2024-02-22
    listed $210,000 Active
30. 2020-12-17
    soldstatus $190,000
31. 2020-12-15
    soldstatus $95,000
32. 2020-10-01
    listed $109,900
33. 2010-01-26
    soldstatus $595,000
34. 2002-03-22
    soldstatus $286,000

ⓘ 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: $1,507 · $126/mo
• Projected year-2 tax: $1,507 · $126/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: $22,218
• − Mortgage interest: −$9,243
• − Property taxes: −$1,507
• − Insurance: −$825
• − Repairs & maintenance: −$1,777
• − Management: −$1,777
• − HOA: −$3,384
• − Depreciation: −$4,800
• Taxable loss: −$1,096
• Est. tax savings @ 24.0%: +$263
• After-tax cash flow: $1,715/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

-40.6% since first listed

17 events — show timeline

• 2026-04-26 Price Changed $170,000 CAAR
• 2026-04-06 Price Changed $175,000 CAAR
• 2026-03-23 Price Changed $180,000 CAAR
• 2026-02-25 Listed $185,000 CAAR
• 2025-10-14 Listing Removed — CAAR
• 2025-09-15 Price Changed $189,000 CAAR
• 2025-08-26 Listed $199,000 CAAR
• 2024-04-23 Listing Removed — CAAR
• 2024-04-17 Price Changed $180,000 CAAR
• 2024-04-10 Price Changed $190,000 CAAR
• 2024-03-19 Price Changed $200,000 CAAR
• 2024-02-22 Listed $210,000 CAAR
• 2020-12-17 Sold (Public Records) $190,000 Public Records
• 2020-12-15 Sold (MLS) $95,000 CAAR
• 2020-10-01 Listed $109,900 CAAR
• 2010-01-26 Sold (Public Records) $595,000 Public Records
• 2002-03-22 Sold (Public Records) $286,000 Public Records

Property tax history

+7.9%/yr

Latest (2025): $1,507 · +11.4% YoY. Source: county tax records.