815 Beagle Gap Rd · Crozet, VA 22932

$249,000

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 99 Days on market

Built 1970 0.53 ac lot $259/sqft · at area comps Est $261k · at est.

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Why this score? — see what drove the C- 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 +16.6/30.0
• ARV discount +9.5/15.0
• Schools +6.2/10.0
• DSCR +5.2/10.0
• Livability +4.1/5.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming opportunity in the desirable Greenwood area of Albemarle County! This cozy 3 bedroom, 1 bath home sits on just over a half-acre and offers a great blend of recent updates with room to add your finishing touches. Recent improvements include new flooring, fresh interior paint, new dishwasher, updated light fixtures, and new door hardware, plus fairly recent upgrades such as a new water heater and new piping throughout most of the home. Enjoy outdoor living with both front and back decks, a patio, and a spacious fenced backyard featuring a shed and a large fire pit perfect for gatherings. A doggie door adds extra convenience for pet lovers! Washer, dryer, range, refrigerator, microwave, and three window unit A/Cs all convey. Don’t miss this great value in a sought-after location with plenty of space to spread out! Owner is a licensed real estate agent.

Key facts

• Recent updates
• New door hardware
• New flooring

Tags

• RECENT UPDATES
• NEW FLOORING
• FRESH INTERIOR PAINT
• NEW DISHWASHER
• UPDATED LIGHT FIXTURES
• NEW DOOR HARDWARE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (13.9% below list).
• Recommended offer: $214k (13.9% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 2.7% in Crozet — 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 82/100 on livability (#48 in VA, #1,158 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, employment A+; Watch: amenities C-, 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: 204 active listings in the ZIP; high-income renter base; 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 $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 99 days — a 9% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $50k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $115k; list at $249k implies a 117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $214,448 (13.9% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. 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. 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: 0.86% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.60%
• DSCR: 1.12
• GRM: 9.7

CMA / ARV

• ARV (median comp): $260,526
• List price: $249,000
• Delta: -4.42%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.2%
• Equity multiple: 0.56×
• Total profit: $-30,816
• Equity at exit: $37,127

10-year hold

• IRR: -3.2%
• Equity multiple: 0.79×
• Total profit: $-14,772
• Equity at exit: $21,529

Cash invested: $69,720 (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 22932

• Home prices YoY: -25.3%
• Active inventory: 204
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,144 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$134 /mo · $1,605/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $151

Break-even live

Break-even rent $1,953

Max offer price $249,000

Occupancy floor 88%

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $249,000 Active 99 DOM
2. 2026-06-18
   days on market $249,000 Active 98 DOM
3. 2026-06-17
   days on market $249,000 Active 97 DOM
4. 2026-06-16
   days on market $249,000 Active 96 DOM
5. 2026-06-15
   days on market $249,000 Active 95 DOM
6. 2026-06-14
   days on market $249,000 Active 93 DOM
7. 2026-06-13
   days on market $249,000 Active 92 DOM
8. 2026-06-10
   days on market $249,000 Active 90 DOM
9. 2026-06-09
   days on market $249,000 Active 89 DOM
10. 2026-06-08
    days on market $249,000 Active 88 DOM
11. 2026-06-07
    days on market $249,000 Active 87 DOM
12. 2026-06-03
    days on market $249,000 Active 83 DOM
13. 2026-06-02
    days on market $249,000 Active 82 DOM
14. 2026-06-01
    days on market $249,000 Active 81 DOM
15. 2026-05-31
    days on market $249,000 Active 80 DOM
16. 2026-05-30
    days on market $249,000 Active 79 DOM
17. 2026-05-08
    price $259,000 878-char remark

    Show marketing remark (878 chars)

    Charming opportunity in the desirable Greenwood area of Albemarle County! This cozy 3 bedroom, 1 bath home sits on just over a half-acre and offers a great blend of recent updates with room to add your finishing touches. Recent improvements include new flooring, fresh interior paint, new dishwasher, updated light fixtures, and new door hardware, plus fairly recent upgrades such as a new water heater and new piping throughout most of the home. Enjoy outdoor living with both front and back decks, a patio, and a spacious fenced backyard featuring a shed and a large fire pit perfect for gatherings. A doggie door adds extra convenience for pet lovers! Washer, dryer, range, refrigerator, microwave, and three window unit A/Cs all convey. Don’t miss this great value in a sought-after location with plenty of space to spread out! Owner is a licensed real estate agent.

18. 2026-04-13
    price $279,000 878-char remark

    Show marketing remark (878 chars)

    Charming opportunity in the desirable Greenwood area of Albemarle County! This cozy 3 bedroom, 1 bath home sits on just over a half-acre and offers a great blend of recent updates with room to add your finishing touches. Recent improvements include new flooring, fresh interior paint, new dishwasher, updated light fixtures, and new door hardware, plus fairly recent upgrades such as a new water heater and new piping throughout most of the home. Enjoy outdoor living with both front and back decks, a patio, and a spacious fenced backyard featuring a shed and a large fire pit perfect for gatherings. A doggie door adds extra convenience for pet lovers! Washer, dryer, range, refrigerator, microwave, and three window unit A/Cs all convey. Don’t miss this great value in a sought-after location with plenty of space to spread out! Owner is a licensed real estate agent.

19. 2026-03-12
    listed $299,000 Active 878-char remark

    Show marketing remark (878 chars)

    Charming opportunity in the desirable Greenwood area of Albemarle County! This cozy 3 bedroom, 1 bath home sits on just over a half-acre and offers a great blend of recent updates with room to add your finishing touches. Recent improvements include new flooring, fresh interior paint, new dishwasher, updated light fixtures, and new door hardware, plus fairly recent upgrades such as a new water heater and new piping throughout most of the home. Enjoy outdoor living with both front and back decks, a patio, and a spacious fenced backyard featuring a shed and a large fire pit perfect for gatherings. A doggie door adds extra convenience for pet lovers! Washer, dryer, range, refrigerator, microwave, and three window unit A/Cs all convey. Don’t miss this great value in a sought-after location with plenty of space to spread out! Owner is a licensed real estate agent.

20. 2021-01-29
    soldstatus $115,000
21. 2021-01-01
    historical
22. 2020-12-31
    historical
23. 2020-10-20
    listed $169,900
24. 2020-10-20
    listed $169,900
25. 2005-06-17
    soldstatus $90,000

ⓘ 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: $1,605 · $134/mo
• Projected year-2 tax: $2,042 · $170/mo
• Expected delta: +$437/yr (+$36/mo · 27.2%)

ⓘ 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 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $25,734
• − Mortgage interest: −$13,948
• − Property taxes: −$1,605
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,059
• − Management: −$2,059
• − Depreciation: −$7,244
• Taxable loss: −$2,425
• Est. tax savings @ 24.0%: +$582
• After-tax cash flow: $2,393/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 — Crozet

• Score: 82/100
• State rank: #48
• US rank: #1158

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Albemarle County · 129,350 people
• City population: 9,148
• Metro: Charlottesville, VA
• Population (ZIP): 9,148
• Household income: $115,545
• Rent vs Own: 18.8% rent · 81.2% own
• Severe rent burden: 168.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 4% Hispanic / Latino 3% Asian 3% Black 2%
• Common ancestry: Italian 5% Iranian 5% Slovak 5%
• Foreign-born: 6% · Canada, China, Dominican Republic
• Languages at home: 92% English-only · Spanish 3% Other Asian/Pacific 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: ▼ -86.03%
• Current HPI: 254.0549
• 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

+187.8% since first listed

9 events — show timeline

• 2026-05-08 Price Changed $259,000 GAAR
• 2026-04-13 Price Changed $279,000 GAAR
• 2026-03-12 Listed $299,000 GAAR
• 2021-01-29 Sold (Public Records) $115,000 Public Records
• 2021-01-01 Listing Removed — CAAR
• 2020-12-31 Listing Removed — BRIGHT MLS
• 2020-10-20 Listed $169,900 BRIGHT MLS
• 2020-10-20 Listed $169,900 CAAR
• 2005-06-17 Sold (Public Records) $90,000 Public Records

Property tax history

+8.1%/yr

Latest (2025): $1,605 · +11.1% YoY. Source: county tax records.