190 Yellowstone Dr #203 · Charlottesville, VA 22903

$213,900

2 bd · 2.0 ba · 799 sqft · Condo public records · 1 Days on market

Built 2004

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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 +8.2/30.0
• ARV discount +7.5/15.0
• Schools +6.2/10.0
• Livability +4.2/5.0
• 1% rule +4.1/10.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Experience modern, stress-free living in this well-maintained condominium located at 190 Yellowstone Dr #203, Charlottesville, VA 22903. Whether you are looking for your own peaceful retreat or a high-demand rental property, this unit provides the perfect balance of comfort and convenience. Key Highlights: Turnkey Condition: Major upgrades already completed for your peace of mind, including A/C unit, heater, washer, and brand-new windows. Ultimate Flexibility: This property is ready for immediate move-in in July or can be seamlessly rented out through the leasing office—units in this area are in high demand and rent out fast! Functional Living Space: The unit features a spacious, th

Key facts

• Immediate move-in
• Turnkey condition
• Major upgrades

Tags

• TURNKEY CONDITION
• MAJOR UPGRADES
• IMMEDIATE MOVE-IN
• WELL-EQUIPPED KITCHEN

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Utilities: Cable available; Public water; Public sewer
• Home design: Condominium; One-level unit
• Construction: Built with stick-built construction; Brick/mortar foundation
• Exterior features: Cable available; Public water; Public sewer

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Primary bedroom located on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $214k.

Deal economics

• At list price, monthly cash flow is $-203 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (9.3% below list).
• Recommended offer: $194k (9.3% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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-.
• 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: Mountain View Elementary (math 42% / reading 57%, grade D, #742 of 1,108 statewide, top 70%, 752 students, 47% 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 49% FRL vs 23% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.5%/yr); 221 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 810 units permitted in Albemarle County in 2024 (188 in 5+ unit buildings).
• This rent runs 34% of the median local income ($69k/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 $1k of loan paydown is wiped out by about $6k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 18y 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 $140k; list at $214k 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 $193,940 (9.3% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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: 0.91% ✗
• Cap rate: 5.15%
• Cash-on-cash: -4.07%
• DSCR: 0.82
• GRM: 9.2

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: -21.1%
• Equity multiple: 0.26×
• Total profit: $-44,454
• Equity at exit: $31,893

10-year hold

• IRR: -10.8%
• Equity multiple: 0.30×
• Total profit: $-42,119
• Equity at exit: $18,494

Cash invested: $59,892 (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: 221
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,939 high
• Mortgage (P&I): −$1,122
• Tax from tax record: −$158 /mo · $1,900/yr
• Insurance: −$89
• HOA est. from 1 same-building comp: −$366
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $-203

Break-even live

Break-even rent $2,196

Max offer price $178,034

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: $53,475
• Closing costs: $6,417
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
725 Denali Way #104 Charlottesville, VA	2.0	2.0	900	$1,892	$2.10	13d	1	0.05mi
727 Denali Way #205 Charlottesville, VA	2.0	2.0	900	$1,900	$2.11	43d	1	0.07mi
100 Yellowstone Dr Charlottesville, VA	1.0–2.0	1.0–2.0	765	$1,948	$2.55	13d	1	0.14mi
1131 Tupelo Ter Charlottesville, VA	1.0	1.0	877	$1,875	$2.14	43d	1	0.20mi
1796 Sugar Maple Ct Charlottesville, VA	1.0	1.0	1087	$2,065	$1.90	43d	1	0.26mi
810 Catalpa Ct Unit 1796 Charlottesville, VA	1.0	1.0	1087	$1,945	$1.79	43d	1	0.27mi
810 Catalpa Ct Unit 1127 Charlottesville, VA	1.0	1.0	948	$1,745	$1.84	13d	1	0.27mi
810 Catalpa Ct Unit 1510 Charlottesville, VA	1.0	1.0	1087	$2,065	$1.90	43d	1	0.27mi
1324 Silverbell Ct Charlottesville, VA	1.0	1.0	877	$1,690	$1.93	43d	1	0.34mi
207 Monte Vista Ave Unit 1 Charlottesville, VA	2.0	1.0	825	$1,450	$1.76	21d	1	0.37mi
325 Timberland Ln Charlottesville, VA	3.0	2.0	1030	$1,917	$1.86	13d	5	0.54mi
1830 Candlewood Ct Charlottesville, VA	2.0	2.5	1089	$2,095	$1.92	43d	1	0.60mi
1720 Treetop Dr Charlottesville, VA	2.0–3.0	2.0–3.0	1244	$2,100	$1.69	21d	14	0.60mi
100 Wahoo Way Charlottesville, VA	2.0–3.0	2.0–3.0	1159	$2,139	$1.85	13d	45	0.70mi
1264 Villa Ln Unit C Charlottesville, VA	2.0	2.0	940	$1,750	$1.86	21d	1	0.71mi
506 Five Row Way University, VA	1.0–2.0	1.0–2.0	1011	$2,255	$2.23	43d	20	0.74mi
411 Afton Pond Ct Charlottesville, VA	1.0–2.0	1.0–2.0	975	$2,338	$2.40	13d	11	0.78mi
130 Apple Tree Rd Charlottesville, VA	1.0–2.0	1.0	857	$1,600	$1.87	21d	3	0.78mi
130 Apple Tree Rd Unit A Charlottesville, VA	2.0	1.0	1000	$1,600	$1.60	21d	1	0.78mi
130 Apple Tree Rd Unit C Charlottesville, VA	1.0	1.0	600	$1,250	$2.08	21d	1	0.79mi
1406 Baker St Unit N/A Charlottesville, VA	2.0	1.0	1100	$2,800	$2.55	21d	1	1.16mi
1305 Cherry Ave Charlottesville, VA	2.0	1.0	600	$1,495	$2.49	21d	1	1.24mi
100 Dalton Ln Charlottesville, VA	1.0–3.0	1.0–3.5	1154	$2,302	$1.99	13d	13	1.25mi
283 Foxhaven Farm Charlottesville, VA	3.0	2.0	1080	$2,200	$2.04	43d	1	1.31mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-18
   remarks 693-char remark
2. 2026-06-18
   listed $213,900 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: $1,900 · $158/mo
• Projected year-2 tax: $1,900 · $158/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°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: $23,273
• − Mortgage interest: −$11,982
• − Property taxes: −$1,900
• − Insurance: −$1,070
• − Repairs & maintenance: −$1,862
• − Management: −$1,862
• − HOA: −$4,392
• − Depreciation: −$6,223
• Taxable loss: −$6,016
• Est. tax savings @ 24.0%: +$1,444
• After-tax cash flow: $-992/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 — 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

• 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 (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: 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 · 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: ▼ -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

+37.2% since first listed

13 events — show timeline

• 2026-06-18 Listed $213,900 CAAR
• 2025-07-26 Listing Removed — CAAR
• 2025-07-07 Price Changed $215,000 CAAR
• 2025-05-28 Price Changed $220,000 CAAR
• 2025-05-12 Listed $225,000 CAAR
• 2023-02-11 Listing Removed — CAAR
• 2023-01-30 Listed $165,000 CAAR
• 2021-01-25 Sold (MLS) $140,000 CAAR
• 2021-01-22 Sold (Public Records) $140,000 Public Records
• 2020-08-26 Listed $149,900 CAAR
• 2008-06-07 Listing Removed — CAAR
• 2008-01-07 Listed $166,635 CAAR
• 2006-08-22 Sold (Public Records) $155,900 Public Records

Property tax history

+7.9%/yr

Latest (2026): $1,900 · +1.3% YoY. Source: county tax records.