1911 Cedar Hill Rd · Charlottesville, VA 22901

$399,000

4 bd · 2.0 ba · 1,664 sqft · MultiFamily public records · 11 Days on market

Built 1963 0.29 ac 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 +14.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• 1% rule +3.5/10.0
• Rent growth +3.2/5.0
• 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: 2 units. confirmed

Listing remarks

Investor Opportunity or someone looking to house hack. This is a side-by-side duplex, one-level brick ranch. The property is in a prime location across the street from Stonefield Shopping, less than 15 min from UVA.

Key facts

• 0.29 acre lot
• Built 1963
• Listed 11 days

Property features AI

Finance

• Other: Total of 2 residential units
• Financial info: Owner pays insurance and property taxes; Tenants pay electricity, gas, sewer, trash collection, and water

Exterior

• Utilities: Public water; Public sewer; Other utilities
• Home design: Duplex (multi-family)
• Construction: Brick construction; Brick/mortar foundation; Composition shingle roof
• Exterior features: Public road frontage

Interior

• Bedrooms: Two 2-bedroom units
• Flooring: Laminate; Wood
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Laminate and wood flooring; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $399k.

Deal economics

• At list price, monthly cash flow is $75 ($906/yr) — positive. Per door: $38/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $339k (15.0% below list).
• Recommended offer: $339k (15.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Greenbrier Elementary (math 57% / reading 67%, grade B, #480 of 1,108 statewide, top 46%, 315 students, 43% FRL); Walker Upper Elementary (math 31% / reading 53%, grade D-, #295 of 342 statewide, top 87%, 616 students, 72% FRL); Charlottesville High (math 53% / reading 84%, grade B, #178 of 319 statewide, top 56%, 1,359 students, 72% FRL).
• Market conditions: Rents rising (+2.8%/yr); 388 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 34 units permitted in Charlottesville city in 2024 (18 in 5+ unit buildings).
• This rent runs 44% of the median local income ($92k/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 $12k 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 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $50k; list at $399k implies a 698% 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 $339,000 (15.0% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.85% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.81%
• DSCR: 1.04
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.82% rent growth · sell at horizon

5-year hold

• IRR: -15.2%
• Equity multiple: 0.46×
• Total profit: $-60,504
• Equity at exit: $59,492

10-year hold

• IRR: -7.0%
• Equity multiple: 0.56×
• Total profit: $-49,180
• Equity at exit: $34,498

Cash invested: $111,720 (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 22901

• Rents YoY: 2.8%
• Active inventory: 388
• Price-to-rent: 19.6×

Monthly cashflow live

• Estimated rent: $3,390 high
• Mortgage (P&I): −$2,092
• Tax from tax record: −$344 /mo · $4,128/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$712
• Net cashflow: $75

Break-even live

Break-even rent $3,294

Max offer price $399,000

Occupancy floor 93%

Sensitivity live

Price	-10% $301	-5% $188	+0% $75	+5% $-37	+10% $-150
Rent	-10% $-192	-5% $-58	+0% $75	+5% $209	+10% $343
Rate	-1.0pp $276	-0.5pp $177	base $75	+0.5pp $-28	+1.0pp $-133

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,390
Total (2 units)			$3,390

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2150 Bond St Charlottesville, VA	3.0	3.5	1982	$2,750	$1.39	15d	1	0.22mi
3105 District Ave Charlottesville, VA	1.0–3.0	1.0–2.0	1027	$2,853	$2.78	15d	24	0.25mi
1710 Solomon Rd Unit A Charlottesville, VA	3.0	2.0	1664	$2,195	$1.32	15d	1	0.39mi
112 Brandywine Ct Charlottesville, VA	3.0	2.5	1568	$2,500	$1.59	15d	1	0.58mi
2407 Peyton Dr Charlottesville, VA	1.0–3.0	1.0–1.5	905	$1,636	$1.81	15d	10	0.61mi
7 Georgetown Grn Charlottesville, VA	4.0	3.0	2079	$2,750	$1.32	23d	1	0.72mi
1406 Minor Ridge Ct Unit NA Charlottesville, VA	3.0	1.5	1384	$2,000	$1.45	45d	1	0.92mi
1406 Minor Ridge Ct Charlottesville, VA	3.0	1.5	1384	$2,000	$1.45	15d	1	0.92mi
1429 Gentry Ln Charlottesville, VA	3.0	1.5	1438	$2,300	$1.60	15d	1	0.93mi
1515 Westfield Ct Unit 1 Charlottesville, VA	3.0	2.5	1833	$2,325	$1.27	15d	1	0.93mi
255 Saponi Ln Charlottesville, VA	3.0	1.0–2.5	817	$1,965	$2.40	15d	21	0.98mi
2210 Clubhouse Way Charlottesville, VA	1.0–3.0	1.0–1.5	925	$2,100	$2.27	15d	26	1.05mi
118 Woodlake Dr Charlottesville, VA	3.0	1.5	1428	$2,500	$1.75	45d	1	1.33mi

Listing history 3 events

1. 2026-05-19
   status Pending
2. 2026-05-08
   listed $399,000 Active
3. 1978-09-05
   soldstatus $50,000

ⓘ 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: $4,128 · $344/mo
• Projected year-2 tax: $4,128 · $344/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 2/10 Low
• 🌡 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: $40,680
• − Mortgage interest: −$22,350
• − Property taxes: −$4,128
• − Insurance: −$1,995
• − Repairs & maintenance: −$3,254
• − Management: −$3,254
• − Depreciation: −$11,607
• Taxable loss: −$5,909
• Est. tax savings @ 24.0%: +$1,418
• After-tax cash flow: $2,324/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): 37,237
• Household income: $92,145
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 2109.0

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: Predominantly White (70%)
• Race & ethnicity: White 70% Black 12% Hispanic / Latino 9% Two or more races 6% Asian 5%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Romanian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 12% · Canada, China, South Korea
• Languages at home: 84% English-only · Spanish 8% Other Indo-European 2% Other Asian/Pacific 1%

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: ▼ -341.65%
• Current HPI: 279.3342
• Rent YoY: ▲ 2.82%
• 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

+698.0% since first listed

3 events — show timeline

• 2026-05-19 Pending — CAAR
• 2026-05-08 Listed $399,000 CAAR
• 1978-09-05 Sold (Public Records) $50,000 Public Records

Property tax history

+4.5%/yr

Latest (2026): $4,128 · +2.1% YoY. Source: county tax records.