524 Valley Rd · Charlottesville, VA 22903

$900,000

9 bd · 4.0 ba · 2,370 sqft · MultiFamily public records · 2 Days on market

Built 1940 7,840 sqft lot

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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 +12.4/30.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• DSCR +3.7/10.0
• Rent growth +3.6/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Solid ROI and convenient location! This 9 bedroom, 4 bathroom Valley Road investment property is ideally located adjacent to UVA, the hospital, and the South Lawn extension, which is at the end of the street. The property is within walking and biking distance of the campus and downtown. This property is a rare offering, zoned R-1SUH, with consistent rental income. Currently a student rental with potential to convert to a single-family residence, if desired. Showings are by appointment only.

Key facts

• Separate entrance
• Newer water heater
• Complete apartment

Tags

• PRIVATE HOME OFFICE
• SEPARATE ENTRANCE
• VIEWS OF THE SOUTH LAWN
• COMPLETE APARTMENT
• MINI-SPLITS IN SIX BEDROOMS
• NEWER WATER HEATER

Property features AI

Exterior

• Security: Smoke detectors; Carbon monoxide detectors; Surveillance system
• Utilities: Public water; Public sewer; Cable available; Fiber optic available
• Home design: Detached property; One and one-half stories; Exterior and interior basement entry; Basement apartment
• Construction: Stick-built construction; Block and poured foundation; Architectural roof
• Exterior features: Partial fencing; Garden; Landscaped yard; Level lot; Native plants; Front porch

Interior

• Kitchen: Second kitchen included
• Bedrooms: Three main-level bedrooms
• Flooring: Hardwood flooring; Vinyl flooring
• Bathrooms: Four total bathrooms (one on the main level)
• Heating & cooling: Ductless cooling; Window units for cooling; Ductless heating; Dual heating system; Hot water heating
• Interior features: Additional living quarters; Primary bedroom on the downstairs level; Second kitchen; Utility room; One wood-burning fireplace
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 9-bed/4.0-bath multifamily listed at $900k.

Deal economics

• At list price, monthly cash flow is $-198 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $865k (3.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $703k (21.9% below list).
• Recommended offer: $703k (21.9% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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-.
• Charlottesville Cty Public School District (urban): math 42% / reading 61% proficiency, ranked #97 of 131 in VA (top 74%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Charlottesville High (math 53% / reading 84%, grade B, #178 of 319 statewide, top 56%, 1,359 students, 72% FRL) — zoned schools average 72% FRL vs 50% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 68% at this address vs 52% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Charlottesville Cty Public School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.5%/yr); 225 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 34 units permitted in Charlottesville city in 2024 (18 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $27k of value loss. Plan a longer hold.
• Charlottesville County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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 $575k; list at $900k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood 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 $703,100 (21.9% 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 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.78% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.68%
• DSCR: 0.97
• GRM: 10.7

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: -16.4%
• Equity multiple: 0.41×
• Total profit: $-147,961
• Equity at exit: $134,193

10-year hold

• IRR: -5.8%
• Equity multiple: 0.60×
• Total profit: $-100,601
• Equity at exit: $77,816

Cash invested: $252,000 (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: 42.7×

Monthly cashflow live

• Estimated rent: $7,031 high
• Mortgage (P&I): −$4,720
• Tax from tax record: −$603 /mo · $7,232/yr
• Insurance: −$375
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,477
• Net cashflow: $-198

Break-even live

Break-even rent $7,282

Max offer price $864,946

Occupancy floor 98%

Sensitivity live

Price	-10% $311	-5% $56	+0% $-198	+5% $-453	+10% $-708
Rent	-10% $-754	-5% $-476	+0% $-198	+5% $79	+10% $357
Rate	-1.0pp $255	-0.5pp $30	base $-198	+0.5pp $-432	+1.0pp $-669

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$7,032
Total (4 units)			$7,031

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: $225,000
• Closing costs: $27,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
403 14th St NW Charlottesville, VA	8.0	3.5	2050	$12,000	$5.85	22d	1	0.77mi

Listing history 4 events

1. 2026-06-09
   status $900,000 Pending 2 DOM
2. 2026-06-08
   days on market $900,000 Active 2 DOM
3. 2026-06-07
   remarks 675-char remark
4. 2026-06-07
   listed $900,000 Active 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: $7,232 · $603/mo
• Projected year-2 tax: $7,380 · $615/mo
• Expected delta: +$148/yr (+$12/mo · 2.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $84,372
• − Mortgage interest: −$50,414
• − Property taxes: −$7,232
• − Insurance: −$5,166
• − Repairs & maintenance: −$6,750
• − Management: −$6,750
• − Depreciation: −$26,182
• Taxable loss: −$18,122
• Est. tax savings @ 24.0%: +$4,349
• After-tax cash flow: $1,968/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: Charlottesville Cty Public School District
• NCES district ID: 5100780
• Math proficiency: 42% ▼ -30.00%
• Reading proficiency: 61% ▼ -10.00%
• Median HH income: $47,211
• Composite: 43.68/100
• National rank: #2957
• State rank: #97 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

• Census place: Charlottesville, VA
• 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 (Charlottesville County) Hauer SSP2

• Today (2025): 53,816 people
• By 2030: 57,857 · +7.5%
• By 2040: 63,933 · +18.8%
• By 2050: 69,676 · +29.5%
• By 2075: 77,018 · +43.1%
• By 2100: 82,078 · +52.5%

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 · Charlottesville

• 2024 margin: Solid D (+68.7) · D 83.4% · R 14.7% · Other 1.9%
• 2008→2024 swing: +10.7pp toward D · 2008: 58.0pp · 2024: 68.7pp
• All cycles: 2024: D+68.7 2020: D+72.7 2016: D+67.1 2012: D+53.4 2008: D+58.0

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

+603.1% since first listed

6 events — show timeline

• 2026-06-06 Listed $900,000 CAAR
• 2020-09-14 Sold (Public Records) $575,000 Public Records
• 2020-09-11 Sold (MLS) $575,000 CAAR
• 2020-03-07 Listed $575,000 CAAR
• 2017-07-12 Sold (Public Records) $331,600 Public Records
• 1993-12-13 Sold (Public Records) $128,000 Public Records

Property tax history

+7.3%/yr

Latest (2026): $7,232 · +2.9% YoY. Source: county tax records.