545 Burgoyne Rd #13 · University of Virginia, VA 22901

$134,000

1 bd · 1.0 ba · 726 sqft · Condo public records · 102 Days on market

Built 1970 $185/sqft · 17% below area Est $162k · 17% under $223/mo HOA · 15% of rent

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Why this score? — see what drove the C+ 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 +18.1/30.0
• ARV discount +15.0/15.0
• 1% rule +6.4/10.0
• Schools +6.2/10.0
• DSCR +5.7/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor alert: One-bedroom, one bathroom unit in Barracks West Condominiums. Unit has its own laundry. Condo fees include: pool, trash, gas, water/sewer. There is also a play ground, & fitness center. The community is updating its fitness center and pool, and is working towards a new clubhouse. A mile from the Barracks Road shopping center, and 2 miles to the JPJ arena. Tenant Occupied through 02/28/27 @ $1350 per month. Please allow 48 hour notice for showings. Property sold AS-IS.

Key facts

• Fitness center
• Clubhouse
• Pool

Tags

• FITNESS CENTER
• POOL
• CLUBHOUSE
• BARRACKS ROAD SHOPPING CENTER
• JPJ ARENA

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $134k.

Deal economics

• At list price, monthly cash flow is $63 ($753/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $134k).
• Recommended offer: $122k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 0.6% in University of Virginia — 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 79/100 on livability (#69 in VA, #2,158 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, schools B; Watch: 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: Rents rising (+2.8%/yr); 379 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $926 of loan paydown is wiped out by about $4k 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 102 days — a 9% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,940 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are B-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?
9. 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.
10. 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.
11. 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: 1.14% ✓
• Cap rate: 7.35%
• Cash-on-cash: 3.78%
• DSCR: 1.17
• GRM: 7.3

CMA / ARV

• ARV (median comp): $162,242
• List price: $134,000
• Delta: -17.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.82% rent growth · sell at horizon

5-year hold

• IRR: -13.2%
• Equity multiple: 0.52×
• Total profit: $-17,835
• Equity at exit: $19,980

10-year hold

• IRR: -4.4%
• Equity multiple: 0.71×
• Total profit: $-10,867
• Equity at exit: $11,586

Cash invested: $37,520 (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: 379
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,534 high
• Mortgage (P&I): −$703
• Tax from tax record: −$112 /mo · $1,344/yr
• Insurance: −$56
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$223
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $63

Break-even live

Break-even rent $1,455

Max offer price $134,000

Occupancy floor 91%

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: $33,500
• Closing costs: $4,020
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
255 Saponi Ln Charlottesville, VA	3.0	1.0–2.5	817	$1,495	$1.83	13d	21	0.06mi
2105 Bond St Charlottesville, VA	2.0	1.0–2.0	894	$2,746	$3.07	13d	7	0.97mi
3105 District Ave Charlottesville, VA	1.0–3.0	1.0–2.0	1027	$1,750	$1.70	13d	24	1.04mi
2407 Peyton Dr Charlottesville, VA	1.0–3.0	1.0–1.5	905	$1,131	$1.25	13d	10	1.21mi
250 Colonnade Dr Charlottesville, VA	1.0–2.0	1.0–2.0	730	$1,260	$1.73	13d	14	1.45mi

HOA detail condo

• Monthly dues: $223 · $2,676/yr
• Likely covers: watersewertrashgaspoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-19
   days on market $134,000 Active 102 DOM
2. 2026-06-18
   days on market $134,000 Active 101 DOM
3. 2026-06-17
   days on market $134,000 Active 100 DOM
4. 2026-06-16
   days on market $134,000 Active 99 DOM
5. 2026-06-15
   days on market $134,000 Active 98 DOM
6. 2026-06-14
   days on market $134,000 Active 96 DOM
7. 2026-06-13
   days on market $134,000 Active 95 DOM
8. 2026-06-10
   days on market $134,000 Active 93 DOM
9. 2026-06-09
   days on market $134,000 Active 92 DOM
10. 2026-06-08
    days on market $134,000 Active 91 DOM
11. 2026-06-07
    days on market $134,000 Active 90 DOM
12. 2026-06-03
    days on market $134,000 Active 86 DOM
13. 2026-06-02
    days on market $134,000 Active 85 DOM
14. 2026-06-01
    days on market $134,000 Active 84 DOM
15. 2026-05-31
    days on market $134,000 Active 83 DOM
16. 2026-05-30
    days on market $134,000 Active 82 DOM
17. 2026-03-09
    listed $149,000 Active 493-char remark

    Show marketing remark (493 chars)

    Investor alert: One-bedroom, one bathroom unit in Barracks West Condominiums. Unit has its own laundry. Condo fees include: pool, trash, gas, water/sewer. There is also a play ground, & fitness center. The community is updating its fitness center and pool, and is working towards a new clubhouse. A mile from the Barracks Road shopping center, and 2 miles to the JPJ arena. Tenant Occupied through 02/28/27 @ $1350 per month. Please allow 48 hour notice for showings. Property sold AS-IS.

18. 2020-03-06
    listed $89,000
19. 2020-02-29
    historical
20. 2019-12-11
    listed $356,000
21. 2016-04-29
    soldstatus $220,000
22. 2016-04-13
    listed $69,000
23. 2006-07-06
    soldstatus $119,900
24. 2006-04-01
    listed $119,900

ⓘ 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: $1,344 · $112/mo
• Projected year-2 tax: $1,344 · $112/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 9/10 Extreme FEMA zone X (unshaded) · 99% 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: $18,407
• − Mortgage interest: −$7,506
• − Property taxes: −$1,344
• − Insurance: −$1,336
• − Repairs & maintenance: −$1,473
• − Management: −$1,473
• − HOA: −$2,676
• − Depreciation: −$3,898
• Taxable loss: −$1,298
• Est. tax savings @ 24.0%: +$312
• After-tax cash flow: $1,065/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 — University of Virginia

• Score: 79/100
• State rank: #69
• US rank: #2158

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Albemarle County · 129,350 people
• City population: 5,795
• 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

+24.3% since first listed

8 events — show timeline

• 2026-03-09 Listed $149,000 CAAR
• 2020-03-06 Listed $89,000 CAAR
• 2020-02-29 Listing Removed — CAAR
• 2019-12-11 Listed $356,000 CAAR
• 2016-04-29 Sold (Public Records) $220,000 Public Records
• 2016-04-13 Listed $69,000 CAAR
• 2006-07-06 Sold (Public Records) $119,900 Public Records
• 2006-04-01 Listed $119,900 CAAR

Property tax history

+7.7%/yr

Latest (2025): $1,344 · +20.8% YoY. Source: county tax records.