Aspen Plan · Ruckersville, VA 22923

$359,990

3 bd · 2.0 ba · 1,440 sqft · SingleFamily · 110 Days on market

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.4/30.0
• Schools +4.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Creekside 2-Story: resort-style, amenity-filled community of two-story single-family homes with 2-car garages, just 5 minutes north of Charlottesville. The Aspen single-family home has it all. Enter the huge great room and immediately feel at home. The first floor's open concept means you are never far from the action. A cozy kitchen features an optional island; add a powder room for convenience. The entry off the garage provides a convenient spot for coats, so clutter is never an issue. Upstairs all 3 bedrooms are large and boast ample closets. A hall bath and laundry room provide total comfort. The owner's suite is the star of the home, with an en-suite bath and huge walk-in closet. Experience all that The Aspen has to offer. Schedule your visit today!

Key facts

• Cozy kitchen
• Open concept
• Powder room

Tags

• OPEN CONCEPT
• COZY KITCHEN
• OPTIONAL ISLAND
• POWDER ROOM
• ENTRY OFF GARAGE
• AMPLE CLOSETS

🏗️ New construction. The $359,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $418,862.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $-734 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $313k (13.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $273k (24.0% below list).
• Recommended offer: $273k (24.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#318 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A, housing A-; Watch: amenities F, commute F, health & safety F.
• Greene County Public School District (town): math 40% / reading 64% proficiency, ranked #88 of 131 in VA (top 67%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 185 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 204 units permitted in Greene County in 2024 (34 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.
• Greene County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($328k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Recommended offer $273,442 (24.0% 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 110 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.65% ✗
• Cap rate: 4.19%
• Cash-on-cash: -7.51%
• DSCR: 0.67
• GRM: 12.8

CMA / ARV

• ARV (median comp): $418,862
• List price: $359,990
• Delta: -14.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
39 Gunnison Dr	0.10mi	3/2.0	1,533 (+6%)	2mo	$446,857	$291	83
15 Gunnison Dr	0.12mi	3/2.0	1,533 (+6%)	2mo	$399,990	$261	82
201 Tanglewood Dr	0.36mi	3/2.0	1,432 (-1%)	1mo	$355,000	$248	81
395 White Sands Blvd	0.16mi	3/2.0	1,533 (+6%)	2mo	$418,925	$273	80
47 Gunnison Dr	0.17mi	3/2.0	1,365 (-5%)	6mo	$379,990	$278	78
226 White Sands Blvd	0.11mi	3/2.0	1,365 (-5%)	10mo	$424,980	$311	78
365 White Sands Blvd	0.17mi	3/2.0	1,559 (+8%)	0mo	$434,540	$279	78
97 Lumber Ln	0.26mi	3/1.0	1,387 (-4%)	1mo	$295,000	$213	77
101 Gunnison Dr	0.11mi	3/2.0	1,559 (+8%)	6mo	$422,337	$271	76
282 White Sands Blvd	0.14mi	3/2.0	1,559 (+8%)	5mo	$409,990	$263	76
793 Preddy Creek Rd	0.21mi	3/3.5	1,344 (-7%)	3mo	$376,600	$280	71
715 Preddy Creek Rd	0.29mi	3/3.0	1,581 (+10%)	2mo	$390,000	$247	65

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: -29.4%
• Equity multiple: 0.02×
• Total profit: $-114,611
• Equity at exit: $62,454

10-year hold

• IRR: -29.9%
• Equity multiple: -0.36×
• Total profit: $-159,868
• Equity at exit: $36,216

Cash invested: $117,281 (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 22923

• Home prices YoY: -3.6%
• Active inventory: 185
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,734 high
• Mortgage (P&I): −$2,197
• Tax est. 1.5%: −$524 /mo · $6,283/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$574
• Net cashflow: $-734

Break-even live

Break-even rent $3,664

Max offer price $312,583

Occupancy floor —

Sensitivity live

Price	-10% $-445	-5% $-590	+0% $-734	+5% $-879	+10% $-1,024
Rent	-10% $-950	-5% $-842	+0% $-734	+5% $-626	+10% $-518
Rate	-1.0pp $-524	-0.5pp $-628	base $-734	+0.5pp $-843	+1.0pp $-953

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: $104,715
• Closing costs: $12,566
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32 Estes Ct Barboursville, VA	3.0	2.5	1400	$2,600	$1.86	14d	1	0.37mi
591 Preddy Creek Rd Barboursville, VA	3.0	2.0	1200	$2,400	$2.00	3d	1	0.38mi
100 Terrace Greene Cir Barboursville, VA	2.0	2.0–2.5	1272	$2,099	$1.65	2d	23	0.51mi
6039 Seminole Trl Barboursville, VA	1.0–2.0	1.0–1.5	1026	$1,647	$1.60	2d	5	0.71mi
54 Mannie Ct Barboursville, VA	4.0	2.0	1680	$2,600	$1.55	13d	1	0.76mi
68 Black Hawk Dr Ruckersville, VA	2.0–3.0	2.0–3.0	948	$1,925	$2.03	2d	5	1.26mi

Listing history 30 events

1. 2026-06-19
   days on market $359,990 Active 110 DOM
2. 2026-06-18
   days on market $359,990 Active 109 DOM
3. 2026-06-17
   days on market $359,990 Active 108 DOM
4. 2026-06-16
   days on market $359,990 Active 107 DOM
5. 2026-06-15
   days on market $359,990 Active 106 DOM
6. 2026-06-14
   days on market $359,990 Active 104 DOM
7. 2026-06-13
   days on market $359,990 Active 103 DOM
8. 2026-06-10
   days on market $359,990 Active 101 DOM
9. 2026-06-09
   days on market $359,990 Active 100 DOM
10. 2026-06-08
    days on market $359,990 Active 99 DOM
11. 2026-06-07
    days on market $359,990 Active 98 DOM
12. 2026-06-05
    days on market $359,990 Active 95 DOM
13. 2026-06-03
    days on market $359,990 Active 94 DOM
14. 2026-06-02
    days on market $359,990 Active 93 DOM
15. 2026-06-01
    days on market $359,990 Active 92 DOM
16. 2026-05-31
    pricedays on market $359,990 Active 91 DOM
17. 2026-05-30
    days on market $349,990 Active 90 DOM
18. 2026-05-19
    price $349,990 764-char remark

    Show marketing remark (764 chars)

    Creekside 2-Story: resort-style, amenity-filled community of two-story single-family homes with 2-car garages, just 5 minutes north of Charlottesville. The Aspen single-family home has it all. Enter the huge great room and immediately feel at home. The first floor's open concept means you are never far from the action. A cozy kitchen features an optional island; add a powder room for convenience. The entry off the garage provides a convenient spot for coats, so clutter is never an issue. Upstairs all 3 bedrooms are large and boast ample closets. A hall bath and laundry room provide total comfort. The owner's suite is the star of the home, with an en-suite bath and huge walk-in closet. Experience all that The Aspen has to offer. Schedule your visit today!

19. 2026-05-14
    price $379,990 764-char remark

    Show marketing remark (764 chars)

    Creekside 2-Story: resort-style, amenity-filled community of two-story single-family homes with 2-car garages, just 5 minutes north of Charlottesville. The Aspen single-family home has it all. Enter the huge great room and immediately feel at home. The first floor's open concept means you are never far from the action. A cozy kitchen features an optional island; add a powder room for convenience. The entry off the garage provides a convenient spot for coats, so clutter is never an issue. Upstairs all 3 bedrooms are large and boast ample closets. A hall bath and laundry room provide total comfort. The owner's suite is the star of the home, with an en-suite bath and huge walk-in closet. Experience all that The Aspen has to offer. Schedule your visit today!

20. 2026-05-01
    price $389,990 764-char remark

    Show marketing remark (764 chars)

    Creekside 2-Story: resort-style, amenity-filled community of two-story single-family homes with 2-car garages, just 5 minutes north of Charlottesville. The Aspen single-family home has it all. Enter the huge great room and immediately feel at home. The first floor's open concept means you are never far from the action. A cozy kitchen features an optional island; add a powder room for convenience. The entry off the garage provides a convenient spot for coats, so clutter is never an issue. Upstairs all 3 bedrooms are large and boast ample closets. A hall bath and laundry room provide total comfort. The owner's suite is the star of the home, with an en-suite bath and huge walk-in closet. Experience all that The Aspen has to offer. Schedule your visit today!

21. 2026-04-15
    price $379,990 764-char remark

    Show marketing remark (764 chars)

    Creekside 2-Story: resort-style, amenity-filled community of two-story single-family homes with 2-car garages, just 5 minutes north of Charlottesville. The Aspen single-family home has it all. Enter the huge great room and immediately feel at home. The first floor's open concept means you are never far from the action. A cozy kitchen features an optional island; add a powder room for convenience. The entry off the garage provides a convenient spot for coats, so clutter is never an issue. Upstairs all 3 bedrooms are large and boast ample closets. A hall bath and laundry room provide total comfort. The owner's suite is the star of the home, with an en-suite bath and huge walk-in closet. Experience all that The Aspen has to offer. Schedule your visit today!

22. 2026-04-02
    price $399,990 764-char remark

    Show marketing remark (764 chars)

    Creekside 2-Story: resort-style, amenity-filled community of two-story single-family homes with 2-car garages, just 5 minutes north of Charlottesville. The Aspen single-family home has it all. Enter the huge great room and immediately feel at home. The first floor's open concept means you are never far from the action. A cozy kitchen features an optional island; add a powder room for convenience. The entry off the garage provides a convenient spot for coats, so clutter is never an issue. Upstairs all 3 bedrooms are large and boast ample closets. A hall bath and laundry room provide total comfort. The owner's suite is the star of the home, with an en-suite bath and huge walk-in closet. Experience all that The Aspen has to offer. Schedule your visit today!

23. 2026-03-27
    status Active 764-char remark

    Show marketing remark (764 chars)

    Creekside 2-Story: resort-style, amenity-filled community of two-story single-family homes with 2-car garages, just 5 minutes north of Charlottesville. The Aspen single-family home has it all. Enter the huge great room and immediately feel at home. The first floor's open concept means you are never far from the action. A cozy kitchen features an optional island; add a powder room for convenience. The entry off the garage provides a convenient spot for coats, so clutter is never an issue. Upstairs all 3 bedrooms are large and boast ample closets. A hall bath and laundry room provide total comfort. The owner's suite is the star of the home, with an en-suite bath and huge walk-in closet. Experience all that The Aspen has to offer. Schedule your visit today!

24. 2026-03-27
    price $409,990 764-char remark

    Show marketing remark (764 chars)

    Creekside 2-Story: resort-style, amenity-filled community of two-story single-family homes with 2-car garages, just 5 minutes north of Charlottesville. The Aspen single-family home has it all. Enter the huge great room and immediately feel at home. The first floor's open concept means you are never far from the action. A cozy kitchen features an optional island; add a powder room for convenience. The entry off the garage provides a convenient spot for coats, so clutter is never an issue. Upstairs all 3 bedrooms are large and boast ample closets. A hall bath and laundry room provide total comfort. The owner's suite is the star of the home, with an en-suite bath and huge walk-in closet. Experience all that The Aspen has to offer. Schedule your visit today!

25. 2025-10-24
    historical 764-char remark

    Show marketing remark (764 chars)

    Creekside 2-Story: resort-style, amenity-filled community of two-story single-family homes with 2-car garages, just 5 minutes north of Charlottesville. The Aspen single-family home has it all. Enter the huge great room and immediately feel at home. The first floor's open concept means you are never far from the action. A cozy kitchen features an optional island; add a powder room for convenience. The entry off the garage provides a convenient spot for coats, so clutter is never an issue. Upstairs all 3 bedrooms are large and boast ample closets. A hall bath and laundry room provide total comfort. The owner's suite is the star of the home, with an en-suite bath and huge walk-in closet. Experience all that The Aspen has to offer. Schedule your visit today!

26. 2025-10-13
    price $384,990 764-char remark

    Show marketing remark (764 chars)

    Creekside 2-Story: resort-style, amenity-filled community of two-story single-family homes with 2-car garages, just 5 minutes north of Charlottesville. The Aspen single-family home has it all. Enter the huge great room and immediately feel at home. The first floor's open concept means you are never far from the action. A cozy kitchen features an optional island; add a powder room for convenience. The entry off the garage provides a convenient spot for coats, so clutter is never an issue. Upstairs all 3 bedrooms are large and boast ample closets. A hall bath and laundry room provide total comfort. The owner's suite is the star of the home, with an en-suite bath and huge walk-in closet. Experience all that The Aspen has to offer. Schedule your visit today!

27. 2025-10-05
    status Active 764-char remark

    Show marketing remark (764 chars)

    Creekside 2-Story: resort-style, amenity-filled community of two-story single-family homes with 2-car garages, just 5 minutes north of Charlottesville. The Aspen single-family home has it all. Enter the huge great room and immediately feel at home. The first floor's open concept means you are never far from the action. A cozy kitchen features an optional island; add a powder room for convenience. The entry off the garage provides a convenient spot for coats, so clutter is never an issue. Upstairs all 3 bedrooms are large and boast ample closets. A hall bath and laundry room provide total comfort. The owner's suite is the star of the home, with an en-suite bath and huge walk-in closet. Experience all that The Aspen has to offer. Schedule your visit today!

28. 2025-10-05
    price $379,990 764-char remark

    Show marketing remark (764 chars)

    Creekside 2-Story: resort-style, amenity-filled community of two-story single-family homes with 2-car garages, just 5 minutes north of Charlottesville. The Aspen single-family home has it all. Enter the huge great room and immediately feel at home. The first floor's open concept means you are never far from the action. A cozy kitchen features an optional island; add a powder room for convenience. The entry off the garage provides a convenient spot for coats, so clutter is never an issue. Upstairs all 3 bedrooms are large and boast ample closets. A hall bath and laundry room provide total comfort. The owner's suite is the star of the home, with an en-suite bath and huge walk-in closet. Experience all that The Aspen has to offer. Schedule your visit today!

29. 2025-07-02
    historical 764-char remark

    Show marketing remark (764 chars)

    Creekside 2-Story: resort-style, amenity-filled community of two-story single-family homes with 2-car garages, just 5 minutes north of Charlottesville. The Aspen single-family home has it all. Enter the huge great room and immediately feel at home. The first floor's open concept means you are never far from the action. A cozy kitchen features an optional island; add a powder room for convenience. The entry off the garage provides a convenient spot for coats, so clutter is never an issue. Upstairs all 3 bedrooms are large and boast ample closets. A hall bath and laundry room provide total comfort. The owner's suite is the star of the home, with an en-suite bath and huge walk-in closet. Experience all that The Aspen has to offer. Schedule your visit today!

30. 2025-06-25
    listed $349,990 Active 764-char remark

    Show marketing remark (764 chars)

    Creekside 2-Story: resort-style, amenity-filled community of two-story single-family homes with 2-car garages, just 5 minutes north of Charlottesville. The Aspen single-family home has it all. Enter the huge great room and immediately feel at home. The first floor's open concept means you are never far from the action. A cozy kitchen features an optional island; add a powder room for convenience. The entry off the garage provides a convenient spot for coats, so clutter is never an issue. Upstairs all 3 bedrooms are large and boast ample closets. A hall bath and laundry room provide total comfort. The owner's suite is the star of the home, with an en-suite bath and huge walk-in closet. Experience all that The Aspen has to offer. Schedule your visit today!

ⓘ 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: $32,813
• − Mortgage interest: −$23,463
• − Property taxes: −$6,283
• − Insurance: −$2,094
• − Repairs & maintenance: −$2,625
• − Management: −$2,625
• − Depreciation: −$12,185
• Taxable loss: −$16,462
• Est. tax savings @ 24.0%: +$3,951
• After-tax cash flow: $-4,863/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: Greene County Public School District
• NCES district ID: 5101710
• Math proficiency: 40% ▼ -37.00%
• Reading proficiency: 64% ▼ -7.00%
• Median HH income: $59,129
• Composite: 45.22/100
• National rank: #2668
• State rank: #88 of 131 in VA

Livability — Ruckersville

• Score: 66/100
• State rank: #318
• US rank: #11455

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Orange County · 21,992 people
• Metro: Charlottesville, VA
• Population (ZIP): 6,435
• Household income: $118,125
• Rent vs Own: 25.2% rent · 74.8% own
• Severe rent burden: 42.0

Population outlook (Greene County) Hauer SSP2

• Today (2025): 20,465 people
• By 2030: 20,958 · +2.4%
• By 2040: 21,619 · +5.6%
• By 2050: 21,699 · +6.0%
• By 2075: 21,656 · +5.8%
• By 2100: 20,156 · -1.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Black 5% Two or more races 5% Asian 1%
• Common ancestry: Slovak 5% Portuguese 3% Italian 3%
• Foreign-born: 3%
• Languages at home: 97% English-only · Other Asian/Pacific 1% French/Haitian/Cajun 1% German/W. Germanic 1%

Political lean MEDSL · Greene

• 2024 margin: Strong R (+24.7) · D 37.0% · R 61.7% · Other 1.2%
• 2008→2024 swing: -2.9pp toward R · 2008: -21.9pp · 2024: -24.7pp
• All cycles: 2024: R+24.7 2020: R+23.9 2016: R+31.8 2012: R+25.3 2008: R+21.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -11.41%
• Current HPI: 303.0348
• 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

+0.0% since first listed

13 events — show timeline

• 2026-05-19 Price Changed $349,990 Zillow
• 2026-05-14 Price Changed $379,990 Zillow
• 2026-05-01 Price Changed $389,990 Zillow
• 2026-04-15 Price Changed $379,990 Zillow
• 2026-04-02 Price Changed $399,990 Zillow
• 2026-03-27 Price Changed $409,990 Zillow
• 2026-03-27 Relisted — Zillow
• 2025-10-24 Delisted — Zillow
• 2025-10-13 Price Changed $384,990 Zillow
• 2025-10-05 Price Changed $379,990 Zillow
• 2025-10-05 Relisted — Zillow
• 2025-07-02 Delisted — Zillow
• 2025-06-25 Listed $349,990 Zillow