2998 Rambling Brook Ln Lot 121 · Crozet, VA 22932

$359,990

3 bd · 3.5 ba · 1,725 sqft · Townhouse · 72 Days on market

Built 2026 1,742 sqft lot $209/sqft · 9% below area Est $398k · 9% under $127/mo HOA · 5% of rent ↓ 2% since listing

---

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 +11.8/15.0
• Cash flow +7.6/30.0
• Schools +6.2/10.0
• Livability +4.1/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Lennox at Pleasant Green offers three finished levels of modern design just minutes from Downtown Crozet and 13 miles from UVA. Ready end of July/early August, this SPEC townhome features an oversized 1-car garage, and a spacious backyard with room for future fence installation for added privacy and flexibility. Every bedroom includes its own private bathroom, plus there’s a stylish half bath on the main level for guests. The entry-level bedroom with full bath and backyard access is perfect for a home office, guest suite, or private retreat. The open-concept main level showcases durable LVP flooring, a spacious living room, and a kitchen with GE® stainless steel appliances, quartz countertops, and direct deck access for morning coffee or evening relaxation. Upstairs, two private primary suites each offer walk-in closets and full baths, along with convenient bedroom-level laundry and extra storage. Community perks include Hardie® siding, HOA-provided lawn care, warranty coverage, fire pits, a renovated clubhouse, playground, and walkable access to shops, dining, trails, and mountain views. Schedule a visit to the Pleasant Green model home today to secure your new home! * Photos are of a similar model home

Key facts

• Fencable backyard
• Renovated clubhouse
• Walk-in closets

Tags

• FENCABLE BACKYARD
• PRIVATE PRIMARY SUITES
• WALK-IN CLOSETS
• COMMUNITY PERKS
• RENOVATED CLUBHOUSE
• WALKABLE ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath townhouse listed at $360k.

Deal economics

• At list price, monthly cash flow is $-433 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $297k (17.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $276k (23.3% below list).
• Recommended offer: $276k (23.3% below list) — sets the bar for 1% rule.
• Cap rate 4.8% 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; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $11k 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 72 days — a 6% lower offer ($338k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $22k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $276,153 (23.3% 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. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 0.77% ✗
• Cap rate: 4.85%
• Cash-on-cash: -5.16%
• DSCR: 0.77
• GRM: 10.9

CMA / ARV

• ARV (median comp): $397,725
• List price: $359,990
• Delta: -9.49%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5003 Dunnagan Dr Lot 138	0.07mi	3/3.5	1,725 (0%)	1mo	$369,990	$214	96
4989 Dunnagan Dr Lot 133	0.07mi	3/3.0	1,725 (0%)	1mo	$360,990	$209	94
5990 Cling Ln Lot 142	0.12mi	3/3.5	1,725 (0%)	2mo	$359,990	$209	93
5970 Cling Ln	0.12mi	3/3.5	1,725 (0%)	7mo	$364,600	$211	88
5986 Cling Ln	0.12mi	3/3.5	1,795 (+4%)	4mo	$374,990	$209	85
1140 Edmond Ct	0.43mi	3/2.5	1,754 (+2%)	4mo	$389,900	$222	70
532 Summerford Ln	0.63mi	3/2.5	1,760 (+2%)	0mo	$395,000	$224	63
2420 Bargamin Orchard Ln	0.38mi	3/2.5	1,624 (-6%)	8mo	$400,000	$246	62
1277 Haden Pl	0.51mi	3/2.5	1,636 (-5%)	10mo	$399,000	$244	56
219 Grass Dale Ln	0.65mi	3/2.5	1,824 (+6%)	9mo	$435,000	$238	48
1523 Old Trail Dr	0.68mi	3/2.5	1,520 (-12%)	4mo	$367,700	$242	41
1254 Haden Pl	0.55mi	4/3.5 (+1)	1,950 (+13%)	11mo	$388,000	$199	39

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -25.0%
• Equity multiple: 0.15×
• Total profit: $-85,805
• Equity at exit: $53,676

10-year hold

• IRR: -20.8%
• Equity multiple: -0.09×
• Total profit: $-109,759
• Equity at exit: $31,125

Cash invested: $100,797 (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: 10.9×

Monthly cashflow live

• Estimated rent: $2,762 high
• Mortgage (P&I): −$1,888
• Tax est. 1.5%: −$450 /mo · $5,400/yr
• Insurance: −$150
• HOA: −$127
• Vacancy / Maint / Mgmt: −$580
• Net cashflow: $-433

Break-even live

Break-even rent $3,310

Max offer price $297,305

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: $89,998
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5990 Cling Ln Crozet, VA	3.0	3.5	1725	$2,700	$1.57	21d	1	0.15mi
5981 McComb St Crozet, VA	3.0	3.0	2098	$2,545	$1.21	43d	1	0.24mi
5709 St George Ave Crozet, VA	3.0	1.0	1130	$2,100	$1.86	13d	1	0.64mi
1045 Heathercroft Cir Ste 404 Crozet, VA	2.0	2.0	1075	$2,475	$2.30	43d	1	1.05mi
1045 Heathercroft Cir Ste 306 Crozet, VA	2.0	2.0	1080	$2,300	$2.13	43d	1	1.05mi
1045 Heathercroft Cir Ste 209 Crozet, VA	2.0	2.0	1076	$2,200	$2.04	43d	1	1.05mi
1045 Heathercroft Cir Apt 208 Crozet, VA	2.0	2.0	1079	$1,995	$1.85	43d	1	1.05mi
1045 Heathercroft Cir Ste 409 Crozet, VA	2.0	2.0	1078	$2,700	$2.50	43d	1	1.05mi
372 Joliet Ct Crozet, VA	3.0	2.5	1614	$2,250	$1.39	21d	1	1.43mi

HOA detail

• Monthly dues: $127 · $1,524/yr
• Likely covers: landscaping

Listing history 20 events

1. 2026-06-19
   days on market $359,990 Active 72 DOM
2. 2026-06-18
   days on market $359,990 Active 71 DOM
3. 2026-06-17
   days on market $359,990 Active 70 DOM
4. 2026-06-16
   days on market $359,990 Active 69 DOM
5. 2026-06-15
   days on market $359,990 Active 68 DOM
6. 2026-06-14
   days on market $359,990 Active 66 DOM
7. 2026-06-13
   days on market $359,990 Active 65 DOM
8. 2026-06-10
   pricedays on market $359,990 Active 63 DOM
9. 2026-06-09
   days on market $369,990 Active 62 DOM
10. 2026-06-08
    days on market $369,990 Active 61 DOM
11. 2026-06-07
    days on market $369,990 Active 60 DOM
12. 2026-06-03
    days on market $369,990 Active 56 DOM
13. 2026-06-02
    days on market $369,990 Active 55 DOM
14. 2026-06-01
    days on market $369,990 Active 54 DOM
15. 2026-05-31
    days on market $369,990 Active 53 DOM
16. 2026-05-30
    days on market $369,990 Active 52 DOM
17. 2026-05-07
    price $374,000 1242-char remark

    Show marketing remark (1242 chars)

    The Lennox at Pleasant Green offers three finished levels of modern design just minutes from Downtown Crozet and 13 miles from UVA. Ready end of July/early August, this SPEC townhome features an oversized 1-car garage, and a spacious backyard with room for future fence installation for added privacy and flexibility. Every bedroom includes its own private bathroom, plus there’s a stylish half bath on the main level for guests. The entry-level bedroom with full bath and backyard access is perfect for a home office, guest suite, or private retreat. The open-concept main level showcases durable LVP flooring, a spacious living room, and a kitchen with GE® stainless steel appliances, quartz countertops, and direct deck access for morning coffee or evening relaxation. Upstairs, two private primary suites each offer walk-in closets and full baths, along with convenient bedroom-level laundry and extra storage. Community perks include Hardie® siding, HOA-provided lawn care, warranty coverage, fire pits, a renovated clubhouse, playground, and walkable access to shops, dining, trails, and mountain views. Schedule a visit to the Pleasant Green model home today to secure your new home! * Photos are of a similar model home

18. 2026-05-01
    status Active 1242-char remark

    Show marketing remark (1242 chars)

    The Lennox at Pleasant Green offers three finished levels of modern design just minutes from Downtown Crozet and 13 miles from UVA. Ready end of July/early August, this SPEC townhome features an oversized 1-car garage, and a spacious backyard with room for future fence installation for added privacy and flexibility. Every bedroom includes its own private bathroom, plus there’s a stylish half bath on the main level for guests. The entry-level bedroom with full bath and backyard access is perfect for a home office, guest suite, or private retreat. The open-concept main level showcases durable LVP flooring, a spacious living room, and a kitchen with GE® stainless steel appliances, quartz countertops, and direct deck access for morning coffee or evening relaxation. Upstairs, two private primary suites each offer walk-in closets and full baths, along with convenient bedroom-level laundry and extra storage. Community perks include Hardie® siding, HOA-provided lawn care, warranty coverage, fire pits, a renovated clubhouse, playground, and walkable access to shops, dining, trails, and mountain views. Schedule a visit to the Pleasant Green model home today to secure your new home! * Photos are of a similar model home

19. 2026-04-30
    historical 1242-char remark

    Show marketing remark (1242 chars)

    The Lennox at Pleasant Green offers three finished levels of modern design just minutes from Downtown Crozet and 13 miles from UVA. Ready end of July/early August, this SPEC townhome features an oversized 1-car garage, and a spacious backyard with room for future fence installation for added privacy and flexibility. Every bedroom includes its own private bathroom, plus there’s a stylish half bath on the main level for guests. The entry-level bedroom with full bath and backyard access is perfect for a home office, guest suite, or private retreat. The open-concept main level showcases durable LVP flooring, a spacious living room, and a kitchen with GE® stainless steel appliances, quartz countertops, and direct deck access for morning coffee or evening relaxation. Upstairs, two private primary suites each offer walk-in closets and full baths, along with convenient bedroom-level laundry and extra storage. Community perks include Hardie® siding, HOA-provided lawn care, warranty coverage, fire pits, a renovated clubhouse, playground, and walkable access to shops, dining, trails, and mountain views. Schedule a visit to the Pleasant Green model home today to secure your new home! * Photos are of a similar model home

20. 2026-04-06
    listed $382,090 Active 1242-char remark

    Show marketing remark (1242 chars)

    The Lennox at Pleasant Green offers three finished levels of modern design just minutes from Downtown Crozet and 13 miles from UVA. Ready end of July/early August, this SPEC townhome features an oversized 1-car garage, and a spacious backyard with room for future fence installation for added privacy and flexibility. Every bedroom includes its own private bathroom, plus there’s a stylish half bath on the main level for guests. The entry-level bedroom with full bath and backyard access is perfect for a home office, guest suite, or private retreat. The open-concept main level showcases durable LVP flooring, a spacious living room, and a kitchen with GE® stainless steel appliances, quartz countertops, and direct deck access for morning coffee or evening relaxation. Upstairs, two private primary suites each offer walk-in closets and full baths, along with convenient bedroom-level laundry and extra storage. Community perks include Hardie® siding, HOA-provided lawn care, warranty coverage, fire pits, a renovated clubhouse, playground, and walkable access to shops, dining, trails, and mountain views. Schedule a visit to the Pleasant Green model home today to secure your new home! * Photos are of a similar model home

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

Taxation est. · year 1

• Rental income: $33,138
• − Mortgage interest: −$20,165
• − Property taxes: −$5,400
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,651
• − Management: −$2,651
• − HOA: −$1,524
• − Depreciation: −$10,472
• Taxable loss: −$11,525
• Est. tax savings @ 24.0%: +$2,766
• After-tax cash flow: $-2,432/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

• Census place: Crozet, VA
• 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

-2.1% since first listed

4 events — show timeline

• 2026-05-07 Price Changed $374,000 CAAR
• 2026-05-01 Relisted — CAAR
• 2026-04-30 Listing Removed — CAAR
• 2026-04-06 Listed $382,090 CAAR