6554 Esmont Rd · Esmont, VA 22946

$278,000

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 2 Days on market

Built 1969 0.96 ac lot Est $278k · at est.

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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 +10.5/30.0
• ARV discount +7.5/15.0
• Schools +6.2/10.0
• Appreciation +5.0/10.0
• DSCR +3.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0

Listing remarks MLS

All you have to do, is turn the key! 6554 Esmont Rd. is your opportunity to have a great move-in ready house in Albemarle county, with its own perfect acre of land, and less than 20 minutes from the heart of Charlottesville! This Property has 2 great bedrooms, hard wood floors, lots of natural light, a great yard, and everything you need to call it home! Opportunities like this are in short supply, and you will not want to miss it!

Key facts

• 0.96 acre lot
• Built 1969
• Listed 2 days

Property features AI

Exterior

• Utilities: Private well water; Septic tank; Satellite internet available
• Home design: Detached single-story home; One level
• Construction: Stick-built construction with vinyl siding; Block foundation; Architectural roof; Built on a 0.96-acre lot
• Exterior features: Rear porch; Garden; Open, private lot with rolling topography

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Eat-in kitchen layout
• Bedrooms: Two main-level bedrooms (including a primary bedroom on the first floor)
• Flooring: Hardwood; Luxury vinyl plank
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Heat pump (provides heating and cooling); Propane heating available
• Interior features: Primary bedroom and primary bathroom on the first floor; Eat-in kitchen; Fireplace (wood-burning, one)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $278k.

Deal economics

• At list price, monthly cash flow is $-140 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (8.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (28.1% below list).
• Recommended offer: $200k (28.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#488 in VA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D+, amenities F, commute 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.
• Zoned schools: Scottsville Elementary (math 47% / reading 67%, grade C+, #597 of 1,108 statewide, top 57%, 227 students, 59% FRL); Leslie H. Walton Middle (math 77% / reading 77%, grade A, #38 of 342 statewide, top 11%, 339 students, 38% FRL); Monticello High (math 49% / reading 81%, grade B, #210 of 319 statewide, top 66%, 1,229 students, 56% FRL) — zoned schools average 51% FRL vs 23% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 1 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 810 units permitted in Albemarle County in 2024 (188 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $8k appreciation (3.0% local appreciation)).
• Albemarle County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 24y 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 $240k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $200,000 (28.1% 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. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.72% ✗
• Cap rate: 5.69%
• Cash-on-cash: -2.16%
• DSCR: 0.90
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $278,016
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6554 Esmont Rd	0.00mi	2/1.0	768 (0%)	1mo	$278,000	$362	99

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: 5.5%
• Equity multiple: 1.31×
• Total profit: $24,478
• Equity at exit: $125,001

10-year hold

• IRR: 8.5%
• Equity multiple: 2.28×
• Total profit: $99,553
• Equity at exit: $192,641

Cash invested: $77,840 (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 22946

• Active inventory: 1
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$1,458
• Tax from tax record: −$146 /mo · $1,756/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-140

Break-even live

Break-even rent $2,177

Max offer price $253,266

Occupancy floor —

Sensitivity live

Price	-10% $17	-5% $-61	+0% $-140	+5% $-219	+10% $-297
Rent	-10% $-298	-5% $-219	+0% $-140	+5% $-61	+10% $18
Rate	-1.0pp $0	-0.5pp $-69	base $-140	+0.5pp $-212	+1.0pp $-285

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: $69,500
• Closing costs: $8,340
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2580 Nydrie Dr Esmont, VA	2.0	2.0	1100	$2,000	$1.82	45d	1	1.25mi

Listing history 14 events

1. 2026-05-07
   status Pending
2. 2026-05-05
   listed $278,000 Active
3. 2025-06-05
   soldstatus $239,500 Sold 438-char remark

   Show marketing remark (438 chars)

   All you have to do, is turn the key! 6554 Esmont Rd. is your opportunity to have a great move-in ready house in Albemarle county, with its own perfect acre of land, and less than 20 minutes from the heart of Charlottesville! This Property has 2 great bedrooms, hard wood floors, lots of natural light, a great yard, and everything you need to call it home! Opportunities like this are in short supply, and you will not want to miss it!

4. 2025-06-05
   soldstatus $239,500

   Show marketing remark (438 chars)

   All you have to do, is turn the key! 6554 Esmont Rd. is your opportunity to have a great move-in ready house in Albemarle county, with its own perfect acre of land, and less than 20 minutes from the heart of Charlottesville! This Property has 2 great bedrooms, hard wood floors, lots of natural light, a great yard, and everything you need to call it home! Opportunities like this are in short supply, and you will not want to miss it!

5. 2025-05-06
   status Pending 438-char remark

   Show marketing remark (438 chars)

   All you have to do, is turn the key! 6554 Esmont Rd. is your opportunity to have a great move-in ready house in Albemarle county, with its own perfect acre of land, and less than 20 minutes from the heart of Charlottesville! This Property has 2 great bedrooms, hard wood floors, lots of natural light, a great yard, and everything you need to call it home! Opportunities like this are in short supply, and you will not want to miss it!

6. 2025-05-04
   status Pending 438-char remark

   Show marketing remark (438 chars)

   All you have to do, is turn the key! 6554 Esmont Rd. is your opportunity to have a great move-in ready house in Albemarle county, with its own perfect acre of land, and less than 20 minutes from the heart of Charlottesville! This Property has 2 great bedrooms, hard wood floors, lots of natural light, a great yard, and everything you need to call it home! Opportunities like this are in short supply, and you will not want to miss it!

7. 2025-04-28
   listed $235,000 Active 438-char remark

   Show marketing remark (438 chars)

   All you have to do, is turn the key! 6554 Esmont Rd. is your opportunity to have a great move-in ready house in Albemarle county, with its own perfect acre of land, and less than 20 minutes from the heart of Charlottesville! This Property has 2 great bedrooms, hard wood floors, lots of natural light, a great yard, and everything you need to call it home! Opportunities like this are in short supply, and you will not want to miss it!

8. 2021-11-04
   soldstatus $165,000
9. 2021-11-03
   soldstatus $165,000 430-char remark

   Show marketing remark (430 chars)

   Affordable one level living in Albemarle County just 20 minutes to Charlottesville. This charming home on one private acre has beautiful hardwood floors; spacious living room with fireplace, large eat-in kitchen; 2 large bedrooms and fenced backyard. All major systems have been updates in the last 8 years including septic, roof, siding, electrical, plumbing had furnace. Great opportunity for first time homebuyers or investors.

10. 2021-06-20
    listed $169,000 430-char remark

    Show marketing remark (430 chars)

    Affordable one level living in Albemarle County just 20 minutes to Charlottesville. This charming home on one private acre has beautiful hardwood floors; spacious living room with fireplace, large eat-in kitchen; 2 large bedrooms and fenced backyard. All major systems have been updates in the last 8 years including septic, roof, siding, electrical, plumbing had furnace. Great opportunity for first time homebuyers or investors.

11. 2016-09-30
    historical
12. 2016-03-17
    listed $144,000
13. 2005-04-15
    soldstatus $135,000
14. 2002-07-22
    listed $98,000

ⓘ 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: $1,756 · $146/mo
• Projected year-2 tax: $2,280 · $190/mo
• Expected delta: +$524/yr (+$44/mo · 29.8%)

ⓘ 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 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,000
• − Mortgage interest: −$15,572
• − Property taxes: −$1,756
• − Insurance: −$1,390
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$8,087
• Taxable loss: −$6,645
• Est. tax savings @ 24.0%: +$1,595
• After-tax cash flow: $-85/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 — Esmont

• Score: 58/100
• State rank: #488
• US rank: #21526

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 148

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 (50%)
• Race & ethnicity: White 50% Black 47% Two or more races 3%
• Common ancestry: Italian 26%

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: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+183.7% since first listed

14 events — show timeline

• 2026-05-07 Pending — CAAR
• 2026-05-05 Listed $278,000 CAAR
• 2025-06-05 Sold (Public Records) $239,500 Public Records
• 2025-06-05 Sold (MLS) $239,500 CAAR
• 2025-05-06 Pending — CAAR
• 2025-05-04 Pending — CAAR
• 2025-04-28 Listed $235,000 CAAR
• 2021-11-04 Sold (Public Records) $165,000 Public Records
• 2021-11-03 Sold (MLS) $165,000 CAAR
• 2021-06-20 Listed $169,000 CAAR
• 2016-09-30 Listing Removed — CAAR
• 2016-03-17 Listed $144,000 CAAR
• 2005-04-15 Sold (Public Records) $135,000 Public Records
• 2002-07-22 Listed $98,000 CAAR

Property tax history

+5.0%/yr

Latest (2025): $1,756 · +7.8% YoY. Source: county tax records.