1497 Sutlers Rd · Rivanna, VA 22902

$240,000

4 bd · 1.0 ba · 1,824 sqft · SingleFamily public records · 162 Days on market

Built 1932 6.75 ac lot $132/sqft · 47% below area Est $456k · 47% under ↓ 23% since listing

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Why this score? — see what drove the B 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 +25.5/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +6.3/10.0
• Schools +6.2/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

AMAZING INVESTMENT OPPORTUNITY IN CHARLOTTESVILLE just minutes down the road from Carter Mountain! If you're looking for a cozy place to make your own, look no further. This private, quiet and spacious lot is close to downtown and local wineries, offering a retreat within minutes from the bustling city and downtown mall. The four bedroom home has nothing but potential, and is ready for your personal touches and upgrades. Explore every option-from a homestead for your family to an Air BnB used for Bachelorette parties and fun weekends away, this seven acre property has endless possibilities for restoration. DON'T WAIT! This opportunity won't last long-schedule your showing TODAY!

Key facts

• Private lot
• Seven acre property
• Close to downtown

Tags

• PRIVATE LOT
• CLOSE TO DOWNTOWN
• SEVEN ACRE PROPERTY

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $561 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $211k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 2.4% in Rivanna — 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 64/100 on livability (#343 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+; Watch: amenities F, 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.
• Market conditions: Rents rising (+2.5%/yr); 278 active listings in the ZIP; solid renter incomes; 810 units permitted in Albemarle County in 2024 (188 in 5+ unit buildings).
• This rent runs 35% of the median local income ($93k/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 $7k 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 162 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1932 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1932 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.13% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.02%
• DSCR: 1.45
• GRM: 7.4

CMA / ARV

• ARV (median comp): $455,923
• List price: $240,000
• Delta: -47.36%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1393 Auburn Dr	0.26mi	3/2.0 (-1)	1,854 (+2%)	15mo	$450,000	$243	64

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 · 2.47% rent growth · sell at horizon

5-year hold

• IRR: -1.8%
• Equity multiple: 0.93×
• Total profit: $-4,590
• Equity at exit: $35,785

10-year hold

• IRR: 7.3%
• Equity multiple: 1.54×
• Total profit: $36,163
• Equity at exit: $20,751

Cash invested: $67,200 (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 22902

• Rents YoY: 2.5%
• Active inventory: 278
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,715 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$225 /mo · $2,701/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$570
• Net cashflow: $561

Break-even live

Break-even rent $2,005

Max offer price $240,000

Occupancy floor 74%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-19
   days on market $240,000 Active 162 DOM
2. 2026-06-18
   days on market $240,000 Active 161 DOM
3. 2026-06-17
   days on market $240,000 Active 160 DOM
4. 2026-06-16
   days on market $240,000 Active 159 DOM
5. 2026-06-15
   days on market $240,000 Active 158 DOM
6. 2026-06-14
   days on market $240,000 Active 156 DOM
7. 2026-06-13
   days on market $240,000 Active 155 DOM
8. 2026-06-10
   days on market $240,000 Active 153 DOM
9. 2026-06-09
   days on market $240,000 Active 152 DOM
10. 2026-06-08
    days on market $240,000 Active 151 DOM
11. 2026-06-07
    days on market $240,000 Active 150 DOM
12. 2026-06-03
    days on market $240,000 Active 146 DOM
13. 2026-06-02
    days on market $240,000 Active 145 DOM
14. 2026-06-01
    days on market $240,000 Active 144 DOM
15. 2026-05-31
    days on market $240,000 Active 143 DOM
16. 2026-05-30
    days on market $240,000 Active 142 DOM
17. 2026-01-07
    listed $240,000 Active 691-char remark

    Show marketing remark (691 chars)

    AMAZING INVESTMENT OPPORTUNITY IN CHARLOTTESVILLE just minutes down the road from Carter Mountain! If you're looking for a cozy place to make your own, look no further. This private, quiet and spacious lot is close to downtown and local wineries, offering a retreat within minutes from the bustling city and downtown mall. The four bedroom home has nothing but potential, and is ready for your personal touches and upgrades. Explore every option-from a homestead for your family to an Air BnB used for Bachelorette parties and fun weekends away, this seven acre property has endless possibilities for restoration. DON'T WAIT! This opportunity won't last long-schedule your showing TODAY!

18. 2025-12-31
    historical
19. 2025-10-18
    price $240,000
20. 2025-08-18
    listed $250,000 Active
21. 2024-02-12
    soldstatus $250,000 Sold
22. 2024-02-12
    soldstatus $250,000 Closed
23. 2024-02-12
    soldstatus $250,000
24. 2024-01-19
    status Pending
25. 2024-01-19
    status Pending
26. 2024-01-18
    price $247,000
27. 2024-01-18
    status Active
28. 2024-01-17
    status Active
29. 2024-01-17
    price $247,000
30. 2023-11-14
    status Pending
31. 2023-11-14
    status Pending
32. 2023-09-05
    price $289,000
33. 2023-09-05
    price $289,000
34. 2023-07-23
    price $299,900
35. 2023-07-23
    price $299,900
36. 2023-07-19
    listed $312,000 Active
37. 2023-07-06
    listed $312,000 Active

ⓘ 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: $2,701 · $225/mo
• Projected year-2 tax: $2,701 · $225/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 5/10 Major
• 🌡 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: $32,581
• − Mortgage interest: −$13,444
• − Property taxes: −$2,701
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,606
• − Management: −$2,606
• − Depreciation: −$6,982
• Taxable income: $3,041
• Est. tax owed @ 24.0%: −$730
• After-tax cash flow: $6,005/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 — Rivanna

• Score: 64/100
• State rank: #343
• US rank: #13658

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Albemarle County · 129,350 people
• Metro: Charlottesville, VA
• Population (ZIP): 23,486
• Household income: $93,463
• Rent vs Own: 46.8% rent · 53.2% own
• Severe rent burden: 894.0

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 (69%)
• Race & ethnicity: White 69% Black 11% Hispanic / Latino 11% Two or more races 6% Asian 5%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 12% · Canada, China
• Languages at home: 84% English-only · Spanish 8% Other Indo-European 3% 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: ▼ -372.57%
• Current HPI: 295.9918
• Rent YoY: ▲ 2.47%
• 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

-23.1% since first listed

21 events — show timeline

• 2026-01-07 Listed $240,000 CVRMLS
• 2025-12-31 Listing Removed — CVRMLS
• 2025-10-18 Price Changed $240,000 CVRMLS
• 2025-08-18 Listed $250,000 CVRMLS
• 2024-02-12 Sold (Public Records) $250,000 Public Records
• 2024-02-12 Sold (MLS) $250,000 CVRMLS
• 2024-02-12 Sold (MLS) $250,000 CAAR
• 2024-01-19 Pending — CAAR
• 2024-01-19 Pending — CVRMLS
• 2024-01-18 Price Changed $247,000 CAAR
• 2024-01-18 Relisted — CAAR
• 2024-01-17 Relisted — CVRMLS
• 2024-01-17 Price Changed $247,000 CVRMLS
• 2023-11-14 Pending — CAAR
• 2023-11-14 Pending — CVRMLS
• 2023-09-05 Price Changed $289,000 CAAR
• 2023-09-05 Price Changed $289,000 CVRMLS
• 2023-07-23 Price Changed $299,900 CAAR
• 2023-07-23 Price Changed $299,900 CVRMLS
• 2023-07-19 Listed $312,000 CVRMLS
• 2023-07-06 Listed $312,000 CAAR

Property tax history

+7.2%/yr

Latest (2025): $2,701 · -4.9% YoY. Source: county tax records.