334 Marquette Ct · Crozet, VA 22932

$295,000

2 bd · 2.5 ba · 1,224 sqft · Townhouse public records · 11 Days on market

Built 2008 1,306 sqft lot Est $334k · 12% under $157/mo HOA · 7% of rent

---

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 +12.8/15.0
• Cash flow +10.5/30.0
• Schools +6.2/10.0
• Livability +4.1/5.0
• 1% rule +3.0/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A short walk to downtown Crozet on the Crozet Trails, through Crozet Park, this two bedroom, 2.5 bath townhome in Westhall offers great space, and a fantastic location. Hardwood floors on part of main level, new carpet throughout. A wonderful location and home in one of the most popular and convenient neighborhoods in Crozet. Short drive to Charlottesville, using the new Eastern Connector, or a quick walk, ride, or drive to downtown Crozet, restaurants, coffee, Library.

Key facts

• $157 HOA
• Built 2008
• Listed 11 days

Property features AI

Finance

• HOA & community: Homeowners association with quarterly fee; Quarterly association fee includes common area maintenance, insurance, road maintenance, snow removal, and trash

Exterior

• Parking: Off-street parking; On-street parking
• Utilities: Public water; Public sewer; Cable available
• Home design: Attached townhouse; Two levels; Two or more common walls; Entry level on first floor
• Construction: HardiPlank and stick-built construction; Architectural roof; Slab foundation; Built as a townhouse
• Exterior features: Privacy fencing; Fenced yard

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: Bedroom on second level
• Flooring: Carpet; Hardwood
• Bathrooms: Two full bathrooms; One half bathroom; One main-level bathroom
• Heating & cooling: Central heating; Central air; Heat pump
• Interior features: Walk-in closet(s); Breakfast bar
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $295k.

Deal economics

• At list price, monthly cash flow is $-151 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $268k (9.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (19.6% below list).
• Recommended offer: $237k (19.6% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 2.8% 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: crime A+, employment A+, housing 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.
• Zoned schools: Crozet Elementary (math 62% / reading 62%, grade B, #480 of 1,108 statewide, top 46%, 514 students, 18% FRL); Joseph T. Henley Middle (math 82% / reading 89%, grade A+, #10 of 342 statewide, top 3%, 808 students, 13% FRL); Western Albemarle High (math 72% / reading 92%, grade A, #40 of 319 statewide, top 15%, 1,158 students, 13% FRL).
• Market conditions: 204 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% 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 $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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 18y ago; this cycle's ask is 40% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $207k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $237,210 (19.6% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.80% ✗
• Cap rate: 5.68%
• Cash-on-cash: -2.19%
• DSCR: 0.90
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $334,152
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5462 Hill Top St	0.57mi	2/2.5	1,244 (+2%)	21mo	$300,000	$241	53
142 Pioneer Ln	0.67mi	2/2.5	1,152 (-6%)	19mo	$315,000	$273	43

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: -19.9%
• Equity multiple: 0.31×
• Total profit: $-57,392
• Equity at exit: $43,985

10-year hold

• IRR: -12.8%
• Equity multiple: 0.25×
• Total profit: $-62,248
• Equity at exit: $25,506

Cash invested: $82,600 (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: 10.4×

Monthly cashflow live

• Estimated rent: $2,372 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$198 /mo · $2,376/yr
• Insurance: −$123
• HOA: −$157
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $-151

Break-even live

Break-even rent $2,563

Max offer price $268,327

Occupancy floor —

Sensitivity live

Price	-10% $16	-5% $-67	+0% $-151	+5% $-234	+10% $-318
Rent	-10% $-338	-5% $-245	+0% $-151	+5% $-57	+10% $36
Rate	-1.0pp $-2	-0.5pp $-76	base $-151	+0.5pp $-227	+1.0pp $-305

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5709 St George Ave Crozet, VA	3.0	1.0	1130	$2,100	$1.86	14d	1	0.90mi
1045 Heathercroft Cir Ste 409 Crozet, VA	2.0	2.0	1078	$2,700	$2.50	45d	1	1.19mi
1045 Heathercroft Cir Ste 404 Crozet, VA	2.0	2.0	1075	$2,475	$2.30	45d	1	1.19mi
1045 Heathercroft Cir Ste 306 Crozet, VA	2.0	2.0	1080	$2,300	$2.13	45d	1	1.19mi
1045 Heathercroft Cir Ste 209 Crozet, VA	2.0	2.0	1076	$2,200	$2.04	45d	1	1.19mi
1045 Heathercroft Cir Apt 208 Crozet, VA	2.0	2.0	1079	$1,995	$1.85	45d	1	1.19mi

HOA detail

• Monthly dues: $157 · $1,884/yr

Listing history 14 events

1. 2026-06-21
   days on market $295,000 Active 11 DOM
2. 2026-06-19
   days on market $295,000 Active 9 DOM
3. 2026-06-18
   days on market $295,000 Active 8 DOM
4. 2026-06-17
   days on market $295,000 Active 7 DOM
5. 2026-06-16
   days on market $295,000 Active 6 DOM
6. 2026-06-15
   days on market $295,000 Active 5 DOM
7. 2026-06-14
   days on market $295,000 Active 3 DOM
8. 2026-06-13
   statusdays on market $295,000 Active 2 DOM
9. 2026-06-10
   days on market $295,000 Coming Soon 7 DOM
10. 2026-06-09
    days on market $295,000 Coming Soon 6 DOM
11. 2026-06-08
    days on market $295,000 Coming Soon 5 DOM
12. 2026-06-07
    days on market $295,000 Coming Soon 4 DOM
13. 2026-06-03
    remarks 699-char remark
14. 2026-06-03
    listed $295,000 Coming Soon 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: $2,376 · $198/mo
• Projected year-2 tax: $2,419 · $202/mo
• Expected delta: +$43/yr (+$4/mo · 1.8%)

ⓘ 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 6/10 Major 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $28,465
• − Mortgage interest: −$16,525
• − Property taxes: −$2,376
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,277
• − Management: −$2,277
• − HOA: −$1,884
• − Depreciation: −$8,582
• Taxable loss: −$6,931
• Est. tax savings @ 24.0%: +$1,663
• After-tax cash flow: $-148/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

-67.9% since first listed

6 events — show timeline

• 2026-06-03 Coming Soon $295,000 CAAR
• 2020-07-20 Sold (Public Records) $207,000 Public Records
• 2020-07-20 Sold (MLS) $207,000 CAAR
• 2020-05-20 Listed $210,000 CAAR
• 2008-05-22 Listed $189,900 CAAR
• 2006-09-15 Sold (Public Records) $919,725 Public Records

Property tax history

+7.5%/yr

Latest (2025): $2,376 · +1.4% YoY. Source: county tax records.