Birch Plan · Ruckersville, VA 22923

$389,990

4 bd · 2.5 ba · 1,680 sqft · SingleFamily · 145 Days on market

Good condition ↓ 4% since listing

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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 +8.1/30.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Creekside 2-Story: resort-style, amenity-filled community of two-story single-family homes with 2-car garages, less than 10 minutes from Charlottesville. The Birch single-family home offers space and style. Enter through the 2-car garage or foyer and find a light-filled, airy floor plan. The great room flows into the dinette and kitchen area, so you never miss a moment with friends or family around the island. Upstairs, the generous space continues, with a broad stairway that leads to an open landing, 3 guest bedrooms with ample closet space and a full bath. The luxurious owner's suite, with its walk-in closet and dual vanity bath, keeps you connected to the rest of the home while providing peaceful privacy. Discover all the benefits of The Birch. Schedule your visit today!

Key facts

• 2 story
• Open landing
• Great room

Tags

• 2 STORY
• AMENITY FILLED COMMUNITY
• LIGHT FILLED FLOOR PLAN
• GREAT ROOM
• OPEN LANDING
• WALK IN CLOSET

🏗️ New construction. The $389,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $420,349.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $390k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-411 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $361k (7.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $316k (19.0% below list).
• Recommended offer: $316k (19.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#318 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A, housing A-; Watch: amenities F, commute F, health & safety F.
• Greene County Public School District (town): math 40% / reading 64% proficiency, ranked #88 of 131 in VA (top 67%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 184 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 204 units permitted in Greene County in 2024 (34 in 5+ unit buildings).
• This rent runs 32% of the median local income ($118k/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 $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.
• Greene County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 145 days — a 12% lower offer ($343k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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.

Recommended offer $315,728 (19.0% 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. It's been on market 145 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
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. 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: 0.75% ✗
• Cap rate: 5.12%
• Cash-on-cash: -4.19%
• DSCR: 0.81
• GRM: 11.1

CMA / ARV

• ARV (median comp): $420,349
• List price: $389,990
• Delta: -7.22%
• 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
383 White Sands Blvd	0.08mi	3/2.0 (-1)	1,696 (+1%)	1mo	$443,675	$262	87
48 Sequoia Dr	0.23mi	3/2.0 (-1)	1,723 (+3%)	1mo	$428,175	$249	77
75 Lumber Ln	0.25mi	3/1.5 (-1)	1,692 (+1%)	2mo	$353,000	$209	76
39 Gunnison Dr	0.10mi	3/2.0 (-1)	1,533 (-9%)	2mo	$446,857	$291	72
15 Gunnison Dr	0.12mi	3/2.0 (-1)	1,533 (-9%)	2mo	$399,990	$261	72
6092 Flintstone Dr	0.40mi	3/2.5 (-1)	1,730 (+3%)	1mo	$389,900	$225	70
395 White Sands Blvd	0.16mi	3/2.0 (-1)	1,533 (-9%)	2mo	$418,925	$273	70
715 Preddy Creek Rd	0.29mi	3/3.0 (-1)	1,581 (-6%)	2mo	$390,000	$247	68
140 Gunnison Dr	0.16mi	4/3.0	1,925 (+15%)	2mo	$465,000	$242	65
27 Everglades Rd	0.28mi	4/2.5	1,903 (+13%)	2mo	$416,980	$219	63
47 Everglades Rd	0.30mi	4/2.5	1,903 (+13%)	2mo	$421,480	$221	62
201 Tanglewood Dr	0.36mi	3/2.0 (-1)	1,432 (-15%)	1mo	$355,000	$248	51

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: -23.3%
• Equity multiple: 0.20×
• Total profit: $-94,223
• Equity at exit: $62,675

10-year hold

• IRR: -18.0%
• Equity multiple: 0.02×
• Total profit: $-115,535
• Equity at exit: $36,344

Cash invested: $117,698 (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 22923

• Home prices YoY: -3.6%
• Active inventory: 184
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $3,157 medium
• Mortgage (P&I): −$2,204
• Tax est. 1.5%: −$525 /mo · $6,305/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$663
• Net cashflow: $-411

Break-even live

Break-even rent $3,677

Max offer price $360,922

Occupancy floor —

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: $105,087
• Closing costs: $12,610
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
92 Everglades RD Barboursville, VA	4.0	2.5	1903	$2,795	$1.47	12d	1	0.31mi
32 Estes Ct Barboursville, VA	3.0	2.5	1400	$2,600	$1.86	13d	1	0.37mi
591 Preddy Creek Rd Barboursville, VA	3.0	2.0	1200	$2,400	$2.00	2d	1	0.38mi
54 Mannie Ct Barboursville, VA	4.0	2.0	1680	$2,600	$1.55	12d	1	0.76mi

Listing history 36 events

1. 2026-06-19
   days on market $389,990 Active 145 DOM
2. 2026-06-18
   days on market $389,990 Active 144 DOM
3. 2026-06-17
   days on market $389,990 Active 143 DOM
4. 2026-06-16
   days on market $389,990 Active 142 DOM
5. 2026-06-15
   days on market $389,990 Active 141 DOM
6. 2026-06-14
   days on market $389,990 Active 139 DOM
7. 2026-06-13
   days on market $389,990 Active 138 DOM
8. 2026-06-10
   days on market $389,990 Active 136 DOM
9. 2026-06-09
   days on market $389,990 Active 135 DOM
10. 2026-06-08
    days on market $389,990 Active 134 DOM
11. 2026-06-07
    days on market $389,990 Active 133 DOM
12. 2026-06-05
    days on market $389,990 Active 130 DOM
13. 2026-06-03
    days on market $389,990 Active 129 DOM
14. 2026-06-02
    days on market $389,990 Active 128 DOM
15. 2026-06-01
    days on market $389,990 Active 127 DOM
16. 2026-05-31
    pricedays on market $389,990 Active 126 DOM
17. 2026-05-30
    days on market $374,990 Active 125 DOM
18. 2026-05-20
    price $374,990 784-char remark

    Show marketing remark (784 chars)

    Creekside 2-Story: resort-style, amenity-filled community of two-story single-family homes with 2-car garages, less than 10 minutes from Charlottesville. The Birch single-family home offers space and style. Enter through the 2-car garage or foyer and find a light-filled, airy floor plan. The great room flows into the dinette and kitchen area, so you never miss a moment with friends or family around the island. Upstairs, the generous space continues, with a broad stairway that leads to an open landing, 3 guest bedrooms with ample closet space and a full bath. The luxurious owner's suite, with its walk-in closet and dual vanity bath, keeps you connected to the rest of the home while providing peaceful privacy. Discover all the benefits of The Birch. Schedule your visit today!

19. 2026-05-14
    status Active 784-char remark

    Show marketing remark (784 chars)

    Creekside 2-Story: resort-style, amenity-filled community of two-story single-family homes with 2-car garages, less than 10 minutes from Charlottesville. The Birch single-family home offers space and style. Enter through the 2-car garage or foyer and find a light-filled, airy floor plan. The great room flows into the dinette and kitchen area, so you never miss a moment with friends or family around the island. Upstairs, the generous space continues, with a broad stairway that leads to an open landing, 3 guest bedrooms with ample closet space and a full bath. The luxurious owner's suite, with its walk-in closet and dual vanity bath, keeps you connected to the rest of the home while providing peaceful privacy. Discover all the benefits of The Birch. Schedule your visit today!

20. 2026-05-14
    price $389,990 784-char remark

    Show marketing remark (784 chars)

    Creekside 2-Story: resort-style, amenity-filled community of two-story single-family homes with 2-car garages, less than 10 minutes from Charlottesville. The Birch single-family home offers space and style. Enter through the 2-car garage or foyer and find a light-filled, airy floor plan. The great room flows into the dinette and kitchen area, so you never miss a moment with friends or family around the island. Upstairs, the generous space continues, with a broad stairway that leads to an open landing, 3 guest bedrooms with ample closet space and a full bath. The luxurious owner's suite, with its walk-in closet and dual vanity bath, keeps you connected to the rest of the home while providing peaceful privacy. Discover all the benefits of The Birch. Schedule your visit today!

21. 2025-11-19
    historical 784-char remark

    Show marketing remark (784 chars)

    Creekside 2-Story: resort-style, amenity-filled community of two-story single-family homes with 2-car garages, less than 10 minutes from Charlottesville. The Birch single-family home offers space and style. Enter through the 2-car garage or foyer and find a light-filled, airy floor plan. The great room flows into the dinette and kitchen area, so you never miss a moment with friends or family around the island. Upstairs, the generous space continues, with a broad stairway that leads to an open landing, 3 guest bedrooms with ample closet space and a full bath. The luxurious owner's suite, with its walk-in closet and dual vanity bath, keeps you connected to the rest of the home while providing peaceful privacy. Discover all the benefits of The Birch. Schedule your visit today!

22. 2025-10-24
    price $399,990 784-char remark

    Show marketing remark (784 chars)

    Creekside 2-Story: resort-style, amenity-filled community of two-story single-family homes with 2-car garages, less than 10 minutes from Charlottesville. The Birch single-family home offers space and style. Enter through the 2-car garage or foyer and find a light-filled, airy floor plan. The great room flows into the dinette and kitchen area, so you never miss a moment with friends or family around the island. Upstairs, the generous space continues, with a broad stairway that leads to an open landing, 3 guest bedrooms with ample closet space and a full bath. The luxurious owner's suite, with its walk-in closet and dual vanity bath, keeps you connected to the rest of the home while providing peaceful privacy. Discover all the benefits of The Birch. Schedule your visit today!

23. 2025-10-16
    price $404,990 784-char remark

    Show marketing remark (784 chars)

    Creekside 2-Story: resort-style, amenity-filled community of two-story single-family homes with 2-car garages, less than 10 minutes from Charlottesville. The Birch single-family home offers space and style. Enter through the 2-car garage or foyer and find a light-filled, airy floor plan. The great room flows into the dinette and kitchen area, so you never miss a moment with friends or family around the island. Upstairs, the generous space continues, with a broad stairway that leads to an open landing, 3 guest bedrooms with ample closet space and a full bath. The luxurious owner's suite, with its walk-in closet and dual vanity bath, keeps you connected to the rest of the home while providing peaceful privacy. Discover all the benefits of The Birch. Schedule your visit today!

24. 2025-10-15
    price $404,000 784-char remark

    Show marketing remark (784 chars)

    Creekside 2-Story: resort-style, amenity-filled community of two-story single-family homes with 2-car garages, less than 10 minutes from Charlottesville. The Birch single-family home offers space and style. Enter through the 2-car garage or foyer and find a light-filled, airy floor plan. The great room flows into the dinette and kitchen area, so you never miss a moment with friends or family around the island. Upstairs, the generous space continues, with a broad stairway that leads to an open landing, 3 guest bedrooms with ample closet space and a full bath. The luxurious owner's suite, with its walk-in closet and dual vanity bath, keeps you connected to the rest of the home while providing peaceful privacy. Discover all the benefits of The Birch. Schedule your visit today!

25. 2025-10-15
    price $404,990 784-char remark

    Show marketing remark (784 chars)

    Creekside 2-Story: resort-style, amenity-filled community of two-story single-family homes with 2-car garages, less than 10 minutes from Charlottesville. The Birch single-family home offers space and style. Enter through the 2-car garage or foyer and find a light-filled, airy floor plan. The great room flows into the dinette and kitchen area, so you never miss a moment with friends or family around the island. Upstairs, the generous space continues, with a broad stairway that leads to an open landing, 3 guest bedrooms with ample closet space and a full bath. The luxurious owner's suite, with its walk-in closet and dual vanity bath, keeps you connected to the rest of the home while providing peaceful privacy. Discover all the benefits of The Birch. Schedule your visit today!

26. 2025-10-13
    price $404,000 784-char remark

    Show marketing remark (784 chars)

    Creekside 2-Story: resort-style, amenity-filled community of two-story single-family homes with 2-car garages, less than 10 minutes from Charlottesville. The Birch single-family home offers space and style. Enter through the 2-car garage or foyer and find a light-filled, airy floor plan. The great room flows into the dinette and kitchen area, so you never miss a moment with friends or family around the island. Upstairs, the generous space continues, with a broad stairway that leads to an open landing, 3 guest bedrooms with ample closet space and a full bath. The luxurious owner's suite, with its walk-in closet and dual vanity bath, keeps you connected to the rest of the home while providing peaceful privacy. Discover all the benefits of The Birch. Schedule your visit today!

27. 2025-09-17
    status Active 784-char remark

    Show marketing remark (784 chars)

    Creekside 2-Story: resort-style, amenity-filled community of two-story single-family homes with 2-car garages, less than 10 minutes from Charlottesville. The Birch single-family home offers space and style. Enter through the 2-car garage or foyer and find a light-filled, airy floor plan. The great room flows into the dinette and kitchen area, so you never miss a moment with friends or family around the island. Upstairs, the generous space continues, with a broad stairway that leads to an open landing, 3 guest bedrooms with ample closet space and a full bath. The luxurious owner's suite, with its walk-in closet and dual vanity bath, keeps you connected to the rest of the home while providing peaceful privacy. Discover all the benefits of The Birch. Schedule your visit today!

28. 2025-09-17
    price $399,000 784-char remark

    Show marketing remark (784 chars)

    Creekside 2-Story: resort-style, amenity-filled community of two-story single-family homes with 2-car garages, less than 10 minutes from Charlottesville. The Birch single-family home offers space and style. Enter through the 2-car garage or foyer and find a light-filled, airy floor plan. The great room flows into the dinette and kitchen area, so you never miss a moment with friends or family around the island. Upstairs, the generous space continues, with a broad stairway that leads to an open landing, 3 guest bedrooms with ample closet space and a full bath. The luxurious owner's suite, with its walk-in closet and dual vanity bath, keeps you connected to the rest of the home while providing peaceful privacy. Discover all the benefits of The Birch. Schedule your visit today!

29. 2025-08-29
    historical 784-char remark

    Show marketing remark (784 chars)

    Creekside 2-Story: resort-style, amenity-filled community of two-story single-family homes with 2-car garages, less than 10 minutes from Charlottesville. The Birch single-family home offers space and style. Enter through the 2-car garage or foyer and find a light-filled, airy floor plan. The great room flows into the dinette and kitchen area, so you never miss a moment with friends or family around the island. Upstairs, the generous space continues, with a broad stairway that leads to an open landing, 3 guest bedrooms with ample closet space and a full bath. The luxurious owner's suite, with its walk-in closet and dual vanity bath, keeps you connected to the rest of the home while providing peaceful privacy. Discover all the benefits of The Birch. Schedule your visit today!

30. 2025-08-06
    status Active 784-char remark

    Show marketing remark (784 chars)

    Creekside 2-Story: resort-style, amenity-filled community of two-story single-family homes with 2-car garages, less than 10 minutes from Charlottesville. The Birch single-family home offers space and style. Enter through the 2-car garage or foyer and find a light-filled, airy floor plan. The great room flows into the dinette and kitchen area, so you never miss a moment with friends or family around the island. Upstairs, the generous space continues, with a broad stairway that leads to an open landing, 3 guest bedrooms with ample closet space and a full bath. The luxurious owner's suite, with its walk-in closet and dual vanity bath, keeps you connected to the rest of the home while providing peaceful privacy. Discover all the benefits of The Birch. Schedule your visit today!

31. 2025-08-06
    price $404,990 784-char remark

    Show marketing remark (784 chars)

    Creekside 2-Story: resort-style, amenity-filled community of two-story single-family homes with 2-car garages, less than 10 minutes from Charlottesville. The Birch single-family home offers space and style. Enter through the 2-car garage or foyer and find a light-filled, airy floor plan. The great room flows into the dinette and kitchen area, so you never miss a moment with friends or family around the island. Upstairs, the generous space continues, with a broad stairway that leads to an open landing, 3 guest bedrooms with ample closet space and a full bath. The luxurious owner's suite, with its walk-in closet and dual vanity bath, keeps you connected to the rest of the home while providing peaceful privacy. Discover all the benefits of The Birch. Schedule your visit today!

32. 2025-07-16
    historical 784-char remark

    Show marketing remark (784 chars)

    Creekside 2-Story: resort-style, amenity-filled community of two-story single-family homes with 2-car garages, less than 10 minutes from Charlottesville. The Birch single-family home offers space and style. Enter through the 2-car garage or foyer and find a light-filled, airy floor plan. The great room flows into the dinette and kitchen area, so you never miss a moment with friends or family around the island. Upstairs, the generous space continues, with a broad stairway that leads to an open landing, 3 guest bedrooms with ample closet space and a full bath. The luxurious owner's suite, with its walk-in closet and dual vanity bath, keeps you connected to the rest of the home while providing peaceful privacy. Discover all the benefits of The Birch. Schedule your visit today!

33. 2025-07-08
    price $394,990 784-char remark

    Show marketing remark (784 chars)

    Creekside 2-Story: resort-style, amenity-filled community of two-story single-family homes with 2-car garages, less than 10 minutes from Charlottesville. The Birch single-family home offers space and style. Enter through the 2-car garage or foyer and find a light-filled, airy floor plan. The great room flows into the dinette and kitchen area, so you never miss a moment with friends or family around the island. Upstairs, the generous space continues, with a broad stairway that leads to an open landing, 3 guest bedrooms with ample closet space and a full bath. The luxurious owner's suite, with its walk-in closet and dual vanity bath, keeps you connected to the rest of the home while providing peaceful privacy. Discover all the benefits of The Birch. Schedule your visit today!

34. 2025-07-02
    status Active 784-char remark

    Show marketing remark (784 chars)

    Creekside 2-Story: resort-style, amenity-filled community of two-story single-family homes with 2-car garages, less than 10 minutes from Charlottesville. The Birch single-family home offers space and style. Enter through the 2-car garage or foyer and find a light-filled, airy floor plan. The great room flows into the dinette and kitchen area, so you never miss a moment with friends or family around the island. Upstairs, the generous space continues, with a broad stairway that leads to an open landing, 3 guest bedrooms with ample closet space and a full bath. The luxurious owner's suite, with its walk-in closet and dual vanity bath, keeps you connected to the rest of the home while providing peaceful privacy. Discover all the benefits of The Birch. Schedule your visit today!

35. 2025-06-25
    historical 784-char remark

    Show marketing remark (784 chars)

    Creekside 2-Story: resort-style, amenity-filled community of two-story single-family homes with 2-car garages, less than 10 minutes from Charlottesville. The Birch single-family home offers space and style. Enter through the 2-car garage or foyer and find a light-filled, airy floor plan. The great room flows into the dinette and kitchen area, so you never miss a moment with friends or family around the island. Upstairs, the generous space continues, with a broad stairway that leads to an open landing, 3 guest bedrooms with ample closet space and a full bath. The luxurious owner's suite, with its walk-in closet and dual vanity bath, keeps you connected to the rest of the home while providing peaceful privacy. Discover all the benefits of The Birch. Schedule your visit today!

36. 2025-06-15
    listed $389,990 Active 784-char remark

    Show marketing remark (784 chars)

    Creekside 2-Story: resort-style, amenity-filled community of two-story single-family homes with 2-car garages, less than 10 minutes from Charlottesville. The Birch single-family home offers space and style. Enter through the 2-car garage or foyer and find a light-filled, airy floor plan. The great room flows into the dinette and kitchen area, so you never miss a moment with friends or family around the island. Upstairs, the generous space continues, with a broad stairway that leads to an open landing, 3 guest bedrooms with ample closet space and a full bath. The luxurious owner's suite, with its walk-in closet and dual vanity bath, keeps you connected to the rest of the home while providing peaceful privacy. Discover all the benefits of The Birch. Schedule your visit today!

ⓘ 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: $37,887
• − Mortgage interest: −$23,546
• − Property taxes: −$6,305
• − Insurance: −$2,102
• − Repairs & maintenance: −$3,031
• − Management: −$3,031
• − Depreciation: −$12,228
• Taxable loss: −$12,356
• Est. tax savings @ 24.0%: +$2,965
• After-tax cash flow: $-1,963/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.

Condition & rehab AI · 1 photo

Good 80/100 None rehab

This single-family home in Barboursville, VA is in good condition with no visible repairs needed. It offers a good return on investment with updates that can significantly increase its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics
• Both New kitchen appliances — Enhances functionality and aesthetics
• Both New bathroom fixtures — Enhances functionality and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New kitchen appliances — Enhances functionality and aesthetics ↑
• Both New bathroom fixtures — Enhances functionality and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Greene County Public School District
• NCES district ID: 5101710
• Math proficiency: 40% ▼ -37.00%
• Reading proficiency: 64% ▼ -7.00%
• Median HH income: $59,129
• Composite: 45.22/100
• National rank: #2668
• State rank: #88 of 131 in VA

Livability — Ruckersville

• Score: 66/100
• State rank: #318
• US rank: #11455

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Orange County · 21,992 people
• Metro: Charlottesville, VA
• Population (ZIP): 6,435
• Household income: $118,125
• Rent vs Own: 25.2% rent · 74.8% own
• Severe rent burden: 42.0

Population outlook (Greene County) Hauer SSP2

• Today (2025): 20,465 people
• By 2030: 20,958 · +2.4%
• By 2040: 21,619 · +5.6%
• By 2050: 21,699 · +6.0%
• By 2075: 21,656 · +5.8%
• By 2100: 20,156 · -1.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Black 5% Two or more races 5% Asian 1%
• Common ancestry: Slovak 5% Portuguese 3% Italian 3%
• Foreign-born: 3%
• Languages at home: 97% English-only · Other Asian/Pacific 1% French/Haitian/Cajun 1% German/W. Germanic 1%

Political lean MEDSL · Greene

• 2024 margin: Strong R (+24.7) · D 37.0% · R 61.7% · Other 1.2%
• 2008→2024 swing: -2.9pp toward R · 2008: -21.9pp · 2024: -24.7pp
• All cycles: 2024: R+24.7 2020: R+23.9 2016: R+31.8 2012: R+25.3 2008: R+21.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -11.41%
• Current HPI: 303.0348
• 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

Price history

-3.8% since first listed

19 events — show timeline

• 2026-05-20 Price Changed $374,990 Zillow
• 2026-05-14 Relisted — Zillow
• 2026-05-14 Price Changed $389,990 Zillow
• 2025-11-19 Delisted — Zillow
• 2025-10-24 Price Changed $399,990 Zillow
• 2025-10-16 Price Changed $404,990 Zillow
• 2025-10-15 Price Changed $404,000 Zillow
• 2025-10-15 Price Changed $404,990 Zillow
• 2025-10-13 Price Changed $404,000 Zillow
• 2025-09-17 Relisted — Zillow
• 2025-09-17 Price Changed $399,000 Zillow
• 2025-08-29 Delisted — Zillow
• 2025-08-06 Price Changed $404,990 Zillow
• 2025-08-06 Relisted — Zillow
• 2025-07-16 Delisted — Zillow
• 2025-07-08 Price Changed $394,990 Zillow
• 2025-07-02 Relisted — Zillow
• 2025-06-25 Delisted — Zillow
• 2025-06-15 Listed $389,990 Zillow