3402 Steamer Dr · Rivanna, VA 22947

$742,000

4 bd · 3.5 ba · 3,247 sqft · SingleFamily public records · 8 Days on market

Built 2020 5,662 sqft lot Est $925k · 20% under $73/mo HOA · 3% of rent

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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).

• ARV discount +15.0/15.0
• Schools +6.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +2.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Immediate Move-In! Come tour this FINAL opportunity for our most popular floorplan! This 4 BR, 3.5 BA home boasts a finished WALKOUT bsmt, 2 car garage, front porch & covered deck. Gourmet kitchen w/ spacious island, white cabinetry, granite, SS appliances, gas fireplace, home office, oversized owners suite w/ private bath & WI closet. Rivanna Village offers new single-family homes in Charlottesville with a community park, pavilion and trails, close to Downtown, UVA & 5th Street Station. Every new home in Rivanna Village is tested, inspected & HERS® scored by a 3rd party energy consultant & a 3rd party inspector. Receive $5,000 toward closing costs on our FINAL opportunity! *

Key facts

• Covered deck
• Quiet cul-de-sac
• Completed dog park

Tags

• QUIET CUL-DE-SAC
• OVERLOOKING NEIGHBORING FARM
• COVERED DECK
• WALKING TRAILS
• COMPLETED DOG PARK
• 18-ACRE COMMUNITY PARK

Property features AI

Finance

• Other: Above-grade finished living area and below-grade finished/unfinished areas recorded in public records
• HOA & community: Homeowners association with a quarterly fee of $220; Association maintains playground, road maintenance and snow removal; Community amenities include picnic area, playground and sidewalks

Exterior

• Parking: Attached garage; Two-car garage; Garage faces front; Garage door opener
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Public sewer; Cable available; High-speed internet available
• Home design: Detached single-family home; Three or more levels; Exterior entry basement with walk-out access
• Construction: HardiPlank siding; Stick-built construction; Poured foundation; Architectural roof
• Exterior features: Front porch; Screened porch; Porch; Property on a landscaped cul-de-sac lot

Interior

• Kitchen: Dishwasher; Garbage disposal; Gas range; Microwave; Refrigerator; Kitchen island; Breakfast bar; Eat-in kitchen
• Bedrooms: Primary bedroom on second level; Additional bedroom on second level
• Flooring: Carpet; Ceramic tile; Luxury vinyl plank
• Bathrooms: Three full bathrooms; One half bathroom; Primary bathroom on second level; Bathrooms located on first, second and basement levels
• Heating & cooling: Central heating (propane); Central air; Heat pump
• Interior features: Double vanity; Walk-in closets; Breakfast bar; Entrance foyer; Eat-in kitchen; Home office; Kitchen island; Mud room; Recessed lighting; Insulated windows with low-emissivity glass and screens; Gas fireplace
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $742k.

Deal economics

• At list price, monthly cash flow is $-3k ($-33k/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (65.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $256k (65.5% below list).
• Recommended offer: $256k (65.5% below list) — sets the bar for 1% rule.
• Cap rate 1.8% vs local median 2.4% in Rivanna — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Zoned schools: Stone Robinson Elementary (math 67% / reading 77%, grade A-, #273 of 1,108 statewide, top 27%, 473 students, 31% 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 44% FRL vs 23% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 139 active listings in the ZIP; 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 $5k of loan paydown is wiped out by about $22k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 6y ago; this cycle's ask is 21100% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $486k; list at $742k implies a 53% gain — meaningful room to come down on a strong offer.

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 $256,019 (65.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.35% ✗
• Cap rate: 1.85%
• Cash-on-cash: -15.88%
• DSCR: 0.29
• GRM: 24.2

CMA / ARV

• ARV (on-the-fly): $925,395
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3461 Steamer Dr	0.11mi	4/3.5	3,195 (-2%)	23mo	$685,000	$214	74
3419 Steamer Dr	0.04mi	5/3.5 (+1)	3,174 (-2%)	20mo	$702,500	$221	73
1425 Sunderland Ln	0.44mi	3/3.5 (-1)	3,369 (+4%)	13mo	$959,000	$285	58
1025 Shadwell Rd	0.61mi	4/3.5	3,111 (-4%)	12mo	$761,500	$245	55
2426 Pendower Ln	0.64mi	4/3.5	3,543 (+9%)	2mo	$1,250,000	$353	54
3351 Darby Rd	0.54mi	4/3.5	2,881 (-11%)	8mo	$850,000	$295	49
2706 Lockerbie Ln	0.64mi	3/3.5 (-1)	3,636 (+12%)	1mo	$1,050,000	$289	45
2477 Ferndown Ln	0.54mi	3/3.5 (-1)	2,942 (-9%)	12mo	$1,050,000	$357	44
1332 Piper Way	0.73mi	3/2.5 (-1)	3,438 (+6%)	11mo	$900,000	$262	38
3590 Glasgow Ln	0.73mi	4/3.5	3,655 (+13%)	9mo	$1,050,000	$287	37
3579 Glasgow Ln	0.72mi	4/4.5	3,647 (+12%)	15mo	$1,019,000	$279	30

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: -47.3%
• Equity multiple: -0.42×
• Total profit: $-295,534
• Equity at exit: $110,635

10-year hold

• IRR: -90.3%
• Equity multiple: -1.33×
• Total profit: $-483,569
• Equity at exit: $64,155

Cash invested: $207,760 (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 22947

• Home prices YoY: -5.8%
• Active inventory: 139
• Price-to-rent: 24.2×

Monthly cashflow live

• Estimated rent: $2,560 medium
• Mortgage (P&I): −$3,891
• Tax from tax record: −$499 /mo · $5,985/yr
• Insurance: −$309
• HOA: −$73
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $-2,750

Break-even live

Break-even rent $6,041

Max offer price $256,286

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: $185,500
• Closing costs: $22,260
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $73 · $876/yr
• Likely covers: gas

Listing history 8 events

1. 2026-06-19
   days on market $742,000 Coming Soon 8 DOM
2. 2026-06-18
   days on market $742,000 Coming Soon 7 DOM
3. 2026-06-17
   days on market $742,000 Coming Soon 6 DOM
4. 2026-06-16
   days on market $742,000 Coming Soon 5 DOM
5. 2026-06-15
   days on market $742,000 Coming Soon 4 DOM
6. 2026-06-14
   days on market $742,000 Coming Soon 2 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $742,000 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: $5,985 · $499/mo
• Projected year-2 tax: $6,084 · $507/mo
• Expected delta: +$99/yr (+$8/mo · 1.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $30,722
• − Mortgage interest: −$41,564
• − Property taxes: −$5,985
• − Insurance: −$3,710
• − Repairs & maintenance: −$2,458
• − Management: −$2,458
• − HOA: −$876
• − Depreciation: −$21,585
• Taxable loss: −$47,914
• Est. tax savings @ 24.0%: +$11,499
• After-tax cash flow: $-21,495/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

• Census place: Rivanna, VA
• Population (ZIP): 5,201

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 (81%)
• Race & ethnicity: White 81% Black 13% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Slovak 5% Serbian 3% Romanian 2%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 4% German/W. Germanic 1% Other Indo-European 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: ▼ -14.71%
• Current HPI: 240.3797
• Rent YoY: —
• Metro: —
• 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

+47.9% since first listed

10 events — show timeline

• 2026-06-11 Coming Soon $742,000 CAAR
• 2025-05-17 Rental Removed $3,500 CAAR
• 2025-05-06 Listed for Rent $3,500 CAAR
• 2025-04-16 Rental Removed $3,500 CAAR
• 2025-04-11 Price Changed $3,500 CAAR
• 2025-04-11 Listed for Rent $3,400 CAAR
• 2020-11-18 Sold (MLS) $485,500 CAAR
• 2020-09-01 Listing Removed — CAAR
• 2020-05-09 Listed $485,000 CAAR
• 2020-03-11 Listed $501,640 CAAR

Property tax history

+9.8%/yr

Latest (2025): $5,985 · +7.2% YoY. Source: county tax records.