288 Lake Saponi Dr · Ruckersville, VA 22923

$400,000

6 bd · 3.0 ba · 2,400 sqft · MultiFamily · 7 Days on market

Built 1981 Fair condition 0.45 ac lot

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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 +26.8/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Schools +4.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• 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

Great investment opportunity available! Buy this duplex and have your neighbor paying most of your mortgage! Two units: each with 3 bedrooms, 1.5 baths and 1,200 SF. The right unit has been updated with LVP flooring, kitchen cabinets, counters, appliances and water heater. The first floor includes the living room, dining room, kitchen, half bath, laundry and mud room area. Walk out to a level backyard. Upstairs you'll find three bedrooms, a full bath and hardwood floors. Septic was pumped in 2025. The left unit is in good condition but updates could definitely increase rental potential. Floor plan is the same in each unit just reversed. Both units have wood-burning fireplaces, attached shed

Key facts

• Level backyard
• Septic was pumped
• Attached sheds

Tags

• UPDATED WITH LVP FLOORING
• LEVEL BACKYARD
• WOOD-BURNING FIREPLACES
• ATTACHED SHEDS
• SEPTIC WAS PUMPED

Property features AI

Finance

• Other: Lot size approximately 0.45 acre
• Financial info: Property is a 2-unit duplex; Tenants pay electricity, water, sewer, trash collection, snow removal, and minor interior maintenance

Exterior

• Security: Surveillance system
• Utilities: Public water; Septic tank for sewer; Cable available
• Home design: Duplex (multi-family); Above- and below-grade area information from public records
• Construction: Slab foundation; Composition/shingle roof
• Exterior features: Storage structure on property; Public road frontage

Interior

• Kitchen: Dishwasher; Electric cooktop; Refrigerator
• Bedrooms: Two 3-bedroom units (each unit is a 3-bedroom)
• Flooring: Hardwood; Luxury vinyl plank; Parquet; Vinyl
• Bathrooms: Each unit has 2 bathrooms
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Surveillance system
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2 × 3.0-bed/1.5-bath units multifamily listed at $400k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $545/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $400k).
• Cap rate 9.6% vs local median 4.7% in Ruckersville — 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 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.
• Zoned schools: Ruckersville Elementary (math 54% / reading 62%, grade C+, #583 of 1,108 statewide, top 53%, 506 students, 68% FRL); William Monroe Middle (math 36% / reading 65%, grade C, #226 of 342 statewide, top 67%, 675 students, 67% FRL); William Monroe High (math 40% / reading 78%, grade C+, #256 of 319 statewide, top 81%, 957 students, 67% FRL) — zoned schools average 68% FRL vs 32% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 184 active listings in the ZIP; high-income renter base; 204 units permitted in Greene County in 2024 (34 in 5+ unit buildings).
• At $4,878/mo this rent would consume 50% of the median local household income ($118k/yr) (locally 42% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• Greene County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $112k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

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 $400,000

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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.22% ✓
• Cap rate: 9.56%
• Cash-on-cash: 11.67%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 1.1%
• Equity multiple: 1.04×
• Total profit: $4,635
• Equity at exit: $59,641

10-year hold

• IRR: 10.7%
• Equity multiple: 1.84×
• Total profit: $93,671
• Equity at exit: $34,585

Cash invested: $112,000 (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 22923

• Home prices YoY: -3.6%
• Active inventory: 184
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $4,878 high
• Mortgage (P&I): −$2,098
• Tax est. 1.5%: −$500 /mo · $6,000/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,024
• Net cashflow: $1,089

Break-even live

Break-even rent $3,499

Max offer price $400,000

Occupancy floor 73%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3.0	1.5	$4,878
Total (2 units)			$4,878

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-14
   statusdays on market $400,000 Pending 7 DOM
2. 2026-06-13
   days on market $400,000 Active 6 DOM
3. 2026-06-10
   days on market $400,000 Active 4 DOM
4. 2026-06-09
   days on market $400,000 Active 3 DOM
5. 2026-06-08
   days on market $400,000 Active 2 DOM
6. 2026-06-07
   remarks 699-char remark
7. 2026-06-07
   listed $400,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°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: $58,536
• − Mortgage interest: −$22,406
• − Property taxes: −$6,000
• − Insurance: −$2,000
• − Repairs & maintenance: −$4,683
• − Management: −$4,683
• − Depreciation: −$11,636
• Taxable income: $7,128
• Est. tax owed @ 24.0%: −$1,711
• After-tax cash flow: $11,361/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 · 13 photos

Fair 45/100 Moderate rehab

The property is in fair condition with moderate repairs and maintenance needed. Upgrading the kitchen and bathrooms, along with exterior painting and landscaping, would significantly increase its value.

Repairs flagged

• Moderate Kitchen cabinets — Older cabinets with visible wear and tear.
• Moderate Kitchen appliances — Older appliances with visible wear and tear.
• Moderate Kitchen countertops — Older countertops with visible wear and tear.
• Moderate Bathroom fixtures — Simple fixtures with dated design.
• Moderate Exterior paint — Brick siding appears weathered.
• Moderate Interior paint — Paint appears faded in some areas.
• Moderate Landscaping — Some overgrown areas.

Value-add opportunities

• Both Kitchen renovation — Updating the kitchen will improve both resale and rental value.
• Both Bathroom renovation — Updating the bathrooms will improve both resale and rental value.
• Both Exterior painting — Repainting the exterior will improve curb appeal and rental value.
• Both Landscaping — Landscaping will improve curb appeal and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Older cabinets with visible wear and tear.	Moderate	$3,000–15,000
Kitchen appliances · Older appliances with visible wear and tear.	Moderate	$3,000–15,000
Kitchen countertops · Older countertops with visible wear and tear.	Moderate	$3,000–15,000
Bathroom fixtures · Simple fixtures with dated design.	Moderate	$3,000–15,000
Exterior paint · Brick siding appears weathered.	Moderate	$3,000–15,000
Interior paint · Paint appears faded in some areas.	Moderate	$3,000–15,000
Landscaping · Some overgrown areas.	Moderate	$3,000–15,000
Total estimated repair cost · 7 items		$21,000–105,000

Value-add ROI direction

• Both Kitchen renovation — Updating the kitchen will improve both resale and rental value. ↑
• Both Bathroom renovation — Updating the bathrooms will improve both resale and rental value. ↑
• Both Exterior painting — Repainting the exterior will improve curb appeal and rental value. ↑
• Both Landscaping — Landscaping will improve curb appeal and rental value. ↑

ⓘ 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

1 event — show timeline

• 2026-06-06 Listed $400,000 CAAR