112 Woodlake Dr · Rio, VA 22901

$285,000

3 bd · 1.5 ba · 1,428 sqft · SingleFamily public records · 33 Days on market

Built 1973 Est $426k · 33% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.4/30.0
• Schools +6.2/10.0
• DSCR +3.7/10.0
• Rent growth +3.2/5.0
• 1% rule +2.8/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nice end unit with fireplace. 3/1.5 . Recently updated with new carpet upstairs, all bedroom doors have new bifold doors, 2 new vanities and toilet in upstairs bathroom, new vanity and toilet in downstairs 1/2 bath, washer/dryer Hookups, stove, refrigerator, large fenced yard and a shed. HOAS include trash, grass cutting, Internet, and all exterior repairs. This includes, roofing, siding, snow plowing walk snow removal. Great location, Close to everything.

Key facts

• New carpet
• End unit
• New bifold doors

Tags

• END UNIT
• FIREPLACE
• NEW CARPET
• NEW BIFOLD DOORS
• NEW VANITIES
• LARGE FENCED YARD

Property features AI

Exterior

• Home design: Built in 1973
• Construction: One-story residence
• Exterior features: Located in the Four Seasons subdivision

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-46 ($-556/yr) — negative.
• To cash-flow at today's rent, offer at most $277k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (21.5% below list).
• Recommended offer: $224k (21.5% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.4% in Rio — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: Agnor-Hurt Elementary (math 42% / reading 52%, grade D-, #794 of 1,108 statewide, top 74%, 438 students, 73% FRL); Jackson P. Burley Middle (math 59% / reading 71%, grade A-, #120 of 342 statewide, top 35%, 586 students, 45% FRL); Albemarle High (math 70% / reading 85%, grade A-, #83 of 319 statewide, top 28%, 1,987 students, 34% FRL) — zoned schools average 51% FRL vs 23% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.8%/yr); 387 active listings in the ZIP; 29 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; 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 $9k 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 33 days — a 3% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $84k; list at $285k implies a 239% 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 $223,671 (21.5% 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. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — 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. 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?
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: 0.78% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.70%
• DSCR: 0.97
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $425,544
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
279 Tennis Dr	0.17mi	3/2.0	1,502 (+5%)	0mo	$439,000	$292	81
1456 Monterey Dr	0.18mi	3/2.0	1,502 (+5%)	15mo	$385,000	$256	69
2305 Williamsburg Rd	0.19mi	3/2.0	1,338 (-6%)	20mo	$399,000	$298	62
2219 Dominion Dr	0.16mi	3/2.0	1,276 (-11%)	13mo	$405,000	$317	62
2116 Dominion Dr	0.39mi	3/2.0	1,512 (+6%)	19mo	$415,000	$274	54
325 Minor Ridge Rd	0.53mi	3/1.5	1,264 (-12%)	24mo	$424,000	$335	36

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 · 2.82% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.38×
• Total profit: $-49,601
• Equity at exit: $42,494

10-year hold

• IRR: -10.1%
• Equity multiple: 0.39×
• Total profit: $-48,898
• Equity at exit: $24,642

Cash invested: $79,800 (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: 387
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,237 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$200 /mo · $2,400/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $-46

Break-even live

Break-even rent $2,295

Max offer price $276,813

Occupancy floor 97%

Sensitivity live

Price	-10% $115	-5% $34	+0% $-46	+5% $-127	+10% $-208
Rent	-10% $-223	-5% $-135	+0% $-46	+5% $42	+10% $130
Rate	-1.0pp $97	-0.5pp $26	base $-46	+0.5pp $-120	+1.0pp $-195

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 Woodlake Dr Charlottesville, VA	3.0	1.5	1428	$2,500	$1.75	45d	1	0.03mi
4010 Entrada DR Charlottesville, VA	3.0	1.0–2.0	898	$2,969	$3.30	14d	113	0.25mi
2210 Clubhouse Way Charlottesville, VA	1.0–3.0	1.0–1.5	925	$2,100	$2.27	14d	26	0.33mi
1515 Westfield Ct Unit 1 Charlottesville, VA	3.0	2.5	1833	$2,325	$1.27	14d	1	0.44mi
1406 Minor Ridge Ct Charlottesville, VA	3.0	1.5	1384	$2,000	$1.45	14d	1	0.47mi
1406 Minor Ridge Ct Unit NA Charlottesville, VA	3.0	1.5	1384	$2,000	$1.45	45d	1	0.47mi
1810 Arden Creek Ln Charlottesville, VA	2.0	1.0–2.0	896	$2,003	$2.24	14d	12	0.75mi
2427 Peyton Dr Charlottesville, VA	2.0	2.0	1000	$1,800	$1.80	14d	7	0.77mi
2407 Peyton Dr Charlottesville, VA	1.0–3.0	1.0–1.5	905	$1,636	$1.81	14d	10	0.77mi
675 Woodbrook Dr Charlottesville, VA	2.0	2.0	1170	$1,945	$1.66	22d	1	0.77mi
816 Mallside Forest Ct Charlottesville, VA	1.0–3.0	1.0–2.0	940	$1,876	$1.99	14d	8	0.88mi
1000 Old Brook Rd Charlottesville, VA	1.0–3.0	1.0–2.0	951	$2,027	$2.13	14d	30	0.90mi
659 Woodburn Ct , VA	2.0	1.5	900	$1,862	$2.07	14d	5	0.93mi
2099 Commonwealth Dr Charlottesville, VA	2.0	1.5	1008	$1,600	$1.59	45d	1	0.97mi
3105 District Ave Charlottesville, VA	1.0–3.0	1.0–2.0	1027	$2,853	$2.78	14d	24	1.10mi
114 Turtle Creek Rd #8 Charlottesville, VA	2.0	2.0	979	$2,045	$2.09	45d	1	1.14mi
114 Turtle Creek Rd #8 Charlottesville, VA	2.0	2.0	979	$2,045	$2.09	22d	1	1.14mi
2150 Bond St Charlottesville, VA	3.0	3.5	1982	$2,750	$1.39	14d	1	1.16mi
840 Fountain Ct Unit A Charlottesville, VA	2.0	1.0	900	$1,625	$1.81	14d	1	1.21mi
840 Fountain Ct Unit D Charlottesville, VA	2.0	1.0	900	$1,625	$1.81	45d	1	1.21mi
2105 Bond St Charlottesville, VA	2.0	1.0–2.0	894	$3,376	$3.78	14d	7	1.22mi
835 Fountain Ct Unit B Charlottesville, VA	2.0	1.0	900	$1,625	$1.81	45d	1	1.22mi
835 Fountain Ct Unit B Charlottesville, VA	2.0	1.0	900	$1,625	$1.81	22d	1	1.22mi
875 Fountain Ct Unit Multiple Units Charlottesville, VA	2.0	1.0	900	$1,625	$1.81	45d	1	1.25mi
875 Fountain Ct Unit Multiple Units Charlottesville, VA	2.0	1.0	900	$1,625	$1.81	22d	1	1.25mi
900 Fountain Ct Charlottesville, VA	2.0	1.0	877	$1,550	$1.77	14d	1	1.25mi
2410 Berkshire Pl Charlottesville, VA	2.0–3.0	1.0–1.5	875	$1,939	$2.22	14d	5	1.31mi
200 Reserve Blvd Charlottesville, VA	1.0–3.0	1.0–2.5	1230	$3,270	$2.66	14d	49	1.41mi
1710 Solomon Rd Unit A Charlottesville, VA	3.0	2.0	1664	$2,195	$1.32	14d	1	1.45mi

Listing history 19 events

1. 2026-06-21
   days on market $285,000 Active 33 DOM
2. 2026-06-19
   days on market $285,000 Active 31 DOM
3. 2026-06-18
   days on market $285,000 Active 30 DOM
4. 2026-06-17
   days on market $285,000 Active 29 DOM
5. 2026-06-16
   days on market $285,000 Active 28 DOM
6. 2026-06-15
   days on market $285,000 Active 27 DOM
7. 2026-06-14
   days on market $285,000 Active 25 DOM
8. 2026-06-13
   days on market $285,000 Active 24 DOM
9. 2026-06-10
   days on market $285,000 Active 22 DOM
10. 2026-06-09
    days on market $285,000 Active 21 DOM
11. 2026-06-08
    days on market $285,000 Active 20 DOM
12. 2026-06-07
    days on market $285,000 Active 19 DOM
13. 2026-06-03
    days on market $285,000 Active 15 DOM
14. 2026-06-02
    days on market $285,000 Active 14 DOM
15. 2026-06-01
    days on market $285,000 Active 13 DOM
16. 2026-05-31
    days on market $285,000 Active 12 DOM
17. 2026-05-30
    days on market $285,000 Active 11 DOM
18. 2026-05-19
    listed $285,000 Active
19. 2002-10-02
    soldstatus $84,000

ⓘ 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: $2,400 · $200/mo
• Projected year-2 tax: $2,400 · $200/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 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: $26,841
• − Mortgage interest: −$15,964
• − Property taxes: −$2,400
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,147
• − Management: −$2,147
• − Depreciation: −$8,291
• Taxable loss: −$5,535
• Est. tax savings @ 24.0%: +$1,328
• After-tax cash flow: $772/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 — Rio

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Albemarle County · 129,350 people
• 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 (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 (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 · 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: ▼ -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

+239.3% since first listed

2 events — show timeline

• 2026-05-19 Listed $285,000 FSBO.com
• 2002-10-02 Sold (Public Records) $84,000 Public Records

Property tax history

+7.9%/yr

Latest (2025): $2,400 · +11.3% YoY. Source: county tax records.