1354 Villa Ct Unit D · Charlottesville, VA 22903

$250,000

3 bd · 2.0 ba · 1,130 sqft · Condo public records · 4 Days on market

Built 1973 $250/mo HOA · 11% 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).

• Cash flow +11.7/30.0
• ARV discount +7.5/15.0
• Schools +6.2/10.0
• Livability +4.2/5.0
• 1% rule +3.9/10.0
• Rent growth +3.6/5.0
• DSCR +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Gorgeous newly remodeled 2nd floor 3BR/2BA villas at southern ridge condo in a convenient location of town less than 10 min to UVA medical center & downtown Charlottesville, 5 min to new Wegmans & 5th street station, & close access to I-64. Bright & open, move in ready w/ fresh grey paint & luxury vinyl plank flooring throughout! Meticulously maintained the owners added new washer/dryer, stove, & garbage disposal. Updated painted wood cabinetry in eat in kitchen w/ new hardware & 2 -tier breakfast bar. Spacious & relaxing covered balcony. No maintenance lifestyle w/ community clubhouse, gym, pool, tennis courts, playground, picnic area & dog park! Staged & show ready! You do not want to miss this one, it will not last long!

Key facts

• Tennis
• Fitness center
• Clubhouse

Tags

• PRIVATE BALCONY
• POOL
• CLUBHOUSE
• FITNESS CENTER
• TENNIS

Property features AI

Finance

• Other: Above-grade finished area reported as 1,130 square feet (public records)
• HOA & community: Has homeowners association; Monthly association fee of $250; Association fees cover common area maintenance, clubhouse, fitness facility, playground, pool(s), tennis courts, and trash

Exterior

• Security: Surveillance system
• Utilities: Public water; Public sewer; Cable available; Fiber optic available
• Home design: Condominium (townhouse); Single-level (one story/levels: one)
• Construction: Stick-built construction; Poured foundation; Built as a townhouse/condominium
• Exterior features: End-unit townhouse; Property entrance off Sunset (directions: 5th Street south, right on Sunset; entrance on left)

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Microwave; Refrigerator; Eat-in kitchen layout
• Bedrooms: Three main-level bedrooms; Primary bedroom on the first floor
• Flooring: Luxury vinyl plank
• Bathrooms: Two full bathrooms (both on the main level); Primary bathroom on the first floor
• Heating & cooling: Heat pump for heating; Heat pump for cooling
• Interior features: Primary downstairs; Eat-in kitchen
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $250k.

Deal economics

• At list price, monthly cash flow is $-72 ($-859/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (5.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (11.0% below list).
• Recommended offer: $223k (11.0% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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); Jackson P. Burley Middle (math 59% / reading 71%, grade A-, #120 of 342 statewide, top 35%, 586 students, 45% FRL); Monticello High (math 49% / reading 81%, grade B, #210 of 319 statewide, top 66%, 1,229 students, 56% FRL) — zoned schools average 49% FRL vs 23% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.5%/yr); 225 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 810 units permitted in Albemarle County in 2024 (188 in 5+ unit buildings).
• This rent runs 39% of the median local income ($69k/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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 20y ago; this cycle's ask is 39% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $190k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $222,501 (11.0% 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. Built in 1973 — 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. 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 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: 0.89% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.23%
• DSCR: 0.95
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.49% rent growth · sell at horizon

5-year hold

• IRR: -16.5%
• Equity multiple: 0.41×
• Total profit: $-41,586
• Equity at exit: $37,276

10-year hold

• IRR: -5.6%
• Equity multiple: 0.61×
• Total profit: $-27,371
• Equity at exit: $21,615

Cash invested: $70,000 (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 22903

• Rents YoY: 4.5%
• Active inventory: 225
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,225 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$164 /mo · $1,969/yr
• Insurance: −$104
• HOA: −$250
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $-72

Break-even live

Break-even rent $2,316

Max offer price $237,361

Occupancy floor 98%

Sensitivity live

Price	-10% $70	-5% $-1	+0% $-72	+5% $-142	+10% $-213
Rent	-10% $-247	-5% $-159	+0% $-72	+5% $16	+10% $104
Rate	-1.0pp $54	-0.5pp $-8	base $-72	+0.5pp $-136	+1.0pp $-202

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1356 Villa Way Unit E Charlottesville, VA	3.0	2.0	1130	$1,895	$1.68	23d	1	0.01mi
1264 Villa Ln Unit C Charlottesville, VA	2.0	2.0	940	$1,750	$1.86	23d	1	0.04mi
1845 Candlewood Ct #104 Charlottesville, VA	3.0	3.0	1369	$2,495	$1.82	23d	1	0.13mi
1720 Treetop Dr Charlottesville, VA	2.0–3.0	2.0–3.0	1244	$2,650	$2.13	23d	14	0.14mi
1830 Candlewood Ct Charlottesville, VA	2.0	2.5	1089	$2,095	$1.92	45d	1	0.18mi
506 Five Row Way University, VA	1.0–2.0	1.0–2.0	1011	$2,255	$2.23	45d	20	0.23mi
325 Timberland Ln Charlottesville, VA	3.0	2.0	1030	$1,917	$1.86	15d	5	0.36mi
1734 Sugar Maple Ct Charlottesville, VA	2.0	2.5	1302	$1,915	$1.47	23d	1	0.45mi
100 Wahoo Way Charlottesville, VA	2.0–3.0	2.0–3.0	1159	$2,272	$1.96	15d	45	0.46mi
1745 Sugar Maple Ct Charlottesville, VA	2.0	2.0	1381	$2,025	$1.47	23d	1	0.47mi
1745 Sugar Maple Ct Charlottesville, VA	2.0	2.0	1381	$2,295	$1.66	45d	1	0.47mi
810 Catalpa Ct Unit 1316 Charlottesville, VA	2.0	2.5	1302	$2,095	$1.61	15d	1	0.49mi
810 Catalpa Ct Unit 1785 Charlottesville, VA	2.0	2.0	1381	$2,150	$1.56	45d	1	0.49mi
810 Catalpa Ct Unit 1035 Charlottesville, VA	2.0	2.0	1381	$2,295	$1.66	15d	1	0.49mi
810 Catalpa Ct Unit 1137 Charlottesville, VA	2.0	2.5	1302	$2,045	$1.57	45d	1	0.49mi
810 Catalpa Ct Unit 1734 Charlottesville, VA	2.0	2.5	1302	$1,915	$1.47	23d	1	0.49mi
810 Catalpa Ct Unit 921 Charlottesville, VA	2.0	2.0	1367	$1,925	$1.41	23d	1	0.49mi
810 Catalpa Ct Unit 1745 Charlottesville, VA	2.0	2.0	1381	$2,025	$1.47	23d	1	0.49mi
810 Catalpa Ct Unit 1747 Charlottesville, VA	2.0	2.5	1302	$2,175	$1.67	23d	1	0.49mi
1789 Sugar Maple Ct Charlottesville, VA	2.0	2.5	1302	$2,175	$1.67	15d	1	0.50mi
921 Catalpa Ter Charlottesville, VA	2.0	2.0	1367	$1,925	$1.41	23d	1	0.59mi
921 Catalpa Ter Charlottesville, VA	2.0	2.0	1367	$2,195	$1.61	45d	1	0.59mi
411 Afton Pond Ct Charlottesville, VA	1.0–2.0	1.0–2.0	975	$2,338	$2.40	15d	11	0.60mi
100 Yellowstone Dr Charlottesville, VA	1.0–2.0	1.0–2.0	765	$1,948	$2.55	15d	1	0.64mi
727 Denali Way #205 Charlottesville, VA	2.0	2.0	900	$1,900	$2.11	45d	1	0.71mi
725 Denali Way #104 Charlottesville, VA	2.0	2.0	900	$1,892	$2.10	15d	1	0.72mi
2709 Eton Rd Charlottesville, VA	3.0	1.0	1228	$2,100	$1.71	15d	1	0.79mi
207 Monte Vista Ave Unit 1 Charlottesville, VA	2.0	1.0	825	$1,450	$1.76	23d	1	0.89mi
206 Stribling Ave Unit B Charlottesville, VA	3.0	2.0	1260	$2,200	$1.75	23d	1	1.12mi

HOA detail condo

• Monthly dues: $250 · $3,000/yr
• Likely covers: trashpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-06-21
   days on market $250,000 Active 4 DOM
2. 2026-06-19
   days on market $250,000 Active 2 DOM
3. 2026-06-17
   status $250,000 Active 1 DOM
4. 2026-06-16
   remarks 524-char remark
5. 2026-06-16
   listed $250,000 Coming Soon 1 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: $1,969 · $164/mo
• Projected year-2 tax: $2,050 · $171/mo
• Expected delta: +$81/yr (+$7/mo · 4.1%)

ⓘ 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 ≥104°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: $26,700
• − Mortgage interest: −$14,004
• − Property taxes: −$1,969
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,136
• − Management: −$2,136
• − HOA: −$3,000
• − Depreciation: −$7,273
• Taxable loss: −$5,068
• Est. tax savings @ 24.0%: +$1,216
• After-tax cash flow: $358/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): 40,372
• Household income: $69,340
• Rent vs Own: 57.8% rent · 42.2% own
• Severe rent burden: 3060.0

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: Majority White (65%)
• Race & ethnicity: White 65% Black 15% Asian 9% Hispanic / Latino 7% Two or more races 7%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 3% Italian 2% Slovak 2%
• Foreign-born: 13% · Canada, China, South Korea
• Languages at home: 83% English-only · Spanish 4% Other Indo-European 3% Chinese 3%

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: ▼ -448.28%
• Current HPI: 306.8503
• Rent YoY: ▲ 4.49%
• 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

+47.1% since first listed

14 events — show timeline

• 2026-06-16 Coming Soon $250,000 CAAR
• 2021-06-22 Sold (Public Records) $190,000 Public Records
• 2021-06-22 Sold (MLS) $190,000 CAAR
• 2021-05-25 Listed $179,900 CAAR
• 2018-05-21 Sold (Public Records) $155,000 Public Records
• 2018-04-18 Listed $159,900 CAAR
• 2011-06-01 Listing Removed — CAAR
• 2010-09-30 Listed $162,000 CAAR
• 2010-09-02 Listing Removed — CAAR
• 2010-06-01 Listing Removed — CAAR
• 2010-06-01 Listed $174,000 CAAR
• 2009-12-31 Listed $174,000 CAAR
• 2007-04-30 Sold (Public Records) $178,000 Public Records
• 2006-01-03 Listed $169,950 CAAR

Property tax history

+7.5%/yr

Latest (2024): $1,969 · +5.6% YoY. Source: county tax records.