2415 Whitney Ct · Piney Mountain, VA 22911

$320,000

3 bd · 1.5 ba · 1,230 sqft · Townhouse public records · 31 Days on market

Built 1981 5,227 sqft lot Est $284k · 13% over $5/mo HOA

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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).

• Cash flow +11.4/30.0
• Schools +6.2/10.0
• Rent growth +3.5/5.0
• DSCR +3.4/10.0
• Livability +3.4/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• ARV discount +1.8/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming property with a warm and inviting atmosphere you'll love coming home to. With three bedrooms and two and a half baths, there's plenty of space for comfortable living. The beautifully upgraded kitchen, complete with a convenient breakfast bar, is perfect for savoring your morning coffee or enjoying a quick meal. The laundry room/mudroom adds functionality to make chores a breeze. Outside, the spacious fenced front yard is ideal for outdoor activities, while the private driveway ensures parking is always easy. Inside, the cozy wood-burning fireplace creates a welcoming ambiance for gatherings or relaxation. The well-maintained ceramic tile bathroom offers a luxurious spa-like experience, and the unique touch of wainscoting adds character to the third bedroom. Additional features include a storage shed for ample storage space. Don't miss this fantastic opportunity to own a truly remarkable home. Only 3 minutes to NGIC, 8 minutes to the airport, and 15 minutes to UVA.

Key facts

• Laundry mudroom
• Granite countertops
• Fully fenced yard

Tags

• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• BREAKFAST BAR
• WOOD-BURNING FIREPLACE
• LAUNDRY MUDROOM
• FULLY FENCED YARD

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $60; Association lists no amenities

Exterior

• Parking: Gravel parking
• Security: Deadbolt locks; Smoke detectors
• Utilities: Cable available; Public sewer; Public water; Underground electric
• Home design: Attached townhouse; End unit; Two stories
• Construction: Brick, Masonite, and stick-built construction; Shingle/composition roof; Slab foundation; Built as an attached unit
• Exterior features: Fully fenced yard; Patio; Shed(s); Landscaped

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Heat pump heating; Central air conditioning; Heat pump cooling
• Interior features: Dishwasher; Electric range; Microwave; Refrigerator; Washer; Dryer; One wood-burning fireplace; Washer and dryer hookups
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $320k.

Deal economics

• At list price, monthly cash flow is $-109 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $301k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (23.0% below list).
• Recommended offer: $246k (23.0% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.9% in Piney Mountain — 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 67/100 on livability (#291 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety C-, 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: Baker-Butler Elem (math 67% / reading 78%, grade A, #267 of 1,108 statewide, top 24%, 740 students, 28% FRL); Lakeside Middle (math 76% / reading 84%, grade A+, #24 of 342 statewide, top 8%, 513 students, 23% FRL); Albemarle High (math 70% / reading 85%, grade A-, #83 of 319 statewide, top 28%, 1,987 students, 34% FRL).
• Market conditions: Rents rising fast (+4.0%/yr); 307 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $10k 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 31 days — a 3% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire 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 $246,442 (23.0% 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 31 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 5.88%
• Cash-on-cash: -1.46%
• DSCR: 0.94
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $284,130
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2364 Whitney Ct	0.07mi	3/2.0	1,230 (0%)	3mo	$299,900	$244	92
2356 Whitney Ct	0.08mi	3/2.0	1,230 (0%)	4mo	$295,000	$240	91
4593 Heather Ct	0.08mi	3/1.5	1,239 (+1%)	23mo	$295,000	$238	76
4617 Heather Ct	0.07mi	3/1.5	1,312 (+7%)	12mo	$270,000	$206	75
4727 Wren Ct	0.19mi	3/2.5	1,322 (+8%)	8mo	$288,000	$218	68
2307 Finch Ct	0.21mi	3/2.5	1,375 (+12%)	5mo	$289,000	$210	63
2362 Austin Dr	0.20mi	3/2.5	1,322 (+8%)	14mo	$305,000	$231	62
2225 Hummingbird Ln	0.21mi	3/2.5	1,321 (+7%)	21mo	$305,000	$231	56
4764 Wren Ct	0.25mi	3/2.5	1,322 (+8%)	20mo	$330,000	$250	55

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 · 4.04% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.37×
• Total profit: $-56,253
• Equity at exit: $47,713

10-year hold

• IRR: -8.1%
• Equity multiple: 0.47×
• Total profit: $-47,246
• Equity at exit: $27,668

Cash invested: $89,600 (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 22911

• Rents YoY: 4.0%
• Active inventory: 307
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,464 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$240 /mo · $2,874/yr
• Insurance: −$133
• HOA: −$5
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $-109

Break-even live

Break-even rent $2,602

Max offer price $300,733

Occupancy floor 99%

Sensitivity live

Price	-10% $72	-5% $-18	+0% $-109	+5% $-200	+10% $-290
Rent	-10% $-304	-5% $-206	+0% $-109	+5% $-12	+10% $86
Rate	-1.0pp $52	-0.5pp $-28	base $-109	+0.5pp $-192	+1.0pp $-276

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2455 Whitney Ct Charlottesville, VA	3.0	1.5	1230	$1,850	$1.50	22d	1	0.02mi
2383 Austin Dr Charlottesville, VA	3.0	2.5	1312	$2,250	$1.71	45d	1	0.13mi

HOA detail

• Monthly dues: $5 · $60/yr

Listing history 28 events

1. 2026-06-21
   days on market $320,000 Active 31 DOM
2. 2026-06-19
   days on market $320,000 Active 29 DOM
3. 2026-06-18
   days on market $320,000 Active 28 DOM
4. 2026-06-17
   days on market $320,000 Active 27 DOM
5. 2026-06-16
   days on market $320,000 Active 26 DOM
6. 2026-06-15
   days on market $320,000 Active 25 DOM
7. 2026-06-14
   days on market $320,000 Active 23 DOM
8. 2026-06-13
   days on market $320,000 Active 22 DOM
9. 2026-06-10
   days on market $320,000 Active 20 DOM
10. 2026-06-09
    days on market $320,000 Active 19 DOM
11. 2026-06-08
    days on market $320,000 Active 18 DOM
12. 2026-06-07
    days on market $320,000 Active 17 DOM
13. 2026-06-03
    pricedays on market $320,000 Active 13 DOM
14. 2026-06-02
    days on market $325,000 Active 12 DOM
15. 2026-06-01
    days on market $325,000 Active 11 DOM
16. 2026-05-31
    days on market $325,000 Active 10 DOM
17. 2026-05-30
    days on market $325,000 Active 9 DOM
18. 2026-05-21
    listed $325,000 Active
19. 2023-08-08
    soldstatus $288,150 Sold 1003-char remark

    Show marketing remark (1003 chars)

    Welcome to this charming property with a warm and inviting atmosphere you'll love coming home to. With three bedrooms and two and a half baths, there's plenty of space for comfortable living. The beautifully upgraded kitchen, complete with a convenient breakfast bar, is perfect for savoring your morning coffee or enjoying a quick meal. The laundry room/mudroom adds functionality to make chores a breeze. Outside, the spacious fenced front yard is ideal for outdoor activities, while the private driveway ensures parking is always easy. Inside, the cozy wood-burning fireplace creates a welcoming ambiance for gatherings or relaxation. The well-maintained ceramic tile bathroom offers a luxurious spa-like experience, and the unique touch of wainscoting adds character to the third bedroom. Additional features include a storage shed for ample storage space. Don't miss this fantastic opportunity to own a truly remarkable home. Only 3 minutes to NGIC, 8 minutes to the airport, and 15 minutes to UVA.

20. 2023-08-08
    soldstatus $288,150

    Show marketing remark (1003 chars)

    Welcome to this charming property with a warm and inviting atmosphere you'll love coming home to. With three bedrooms and two and a half baths, there's plenty of space for comfortable living. The beautifully upgraded kitchen, complete with a convenient breakfast bar, is perfect for savoring your morning coffee or enjoying a quick meal. The laundry room/mudroom adds functionality to make chores a breeze. Outside, the spacious fenced front yard is ideal for outdoor activities, while the private driveway ensures parking is always easy. Inside, the cozy wood-burning fireplace creates a welcoming ambiance for gatherings or relaxation. The well-maintained ceramic tile bathroom offers a luxurious spa-like experience, and the unique touch of wainscoting adds character to the third bedroom. Additional features include a storage shed for ample storage space. Don't miss this fantastic opportunity to own a truly remarkable home. Only 3 minutes to NGIC, 8 minutes to the airport, and 15 minutes to UVA.

21. 2023-07-16
    status Pending 1003-char remark

    Show marketing remark (1003 chars)

    Welcome to this charming property with a warm and inviting atmosphere you'll love coming home to. With three bedrooms and two and a half baths, there's plenty of space for comfortable living. The beautifully upgraded kitchen, complete with a convenient breakfast bar, is perfect for savoring your morning coffee or enjoying a quick meal. The laundry room/mudroom adds functionality to make chores a breeze. Outside, the spacious fenced front yard is ideal for outdoor activities, while the private driveway ensures parking is always easy. Inside, the cozy wood-burning fireplace creates a welcoming ambiance for gatherings or relaxation. The well-maintained ceramic tile bathroom offers a luxurious spa-like experience, and the unique touch of wainscoting adds character to the third bedroom. Additional features include a storage shed for ample storage space. Don't miss this fantastic opportunity to own a truly remarkable home. Only 3 minutes to NGIC, 8 minutes to the airport, and 15 minutes to UVA.

22. 2023-07-11
    listed $285,400 Active 1003-char remark

    Show marketing remark (1003 chars)

    Welcome to this charming property with a warm and inviting atmosphere you'll love coming home to. With three bedrooms and two and a half baths, there's plenty of space for comfortable living. The beautifully upgraded kitchen, complete with a convenient breakfast bar, is perfect for savoring your morning coffee or enjoying a quick meal. The laundry room/mudroom adds functionality to make chores a breeze. Outside, the spacious fenced front yard is ideal for outdoor activities, while the private driveway ensures parking is always easy. Inside, the cozy wood-burning fireplace creates a welcoming ambiance for gatherings or relaxation. The well-maintained ceramic tile bathroom offers a luxurious spa-like experience, and the unique touch of wainscoting adds character to the third bedroom. Additional features include a storage shed for ample storage space. Don't miss this fantastic opportunity to own a truly remarkable home. Only 3 minutes to NGIC, 8 minutes to the airport, and 15 minutes to UVA.

23. 2017-12-20
    soldstatus $210,000
24. 2017-10-22
    listed $214,900
25. 2014-04-28
    soldstatus $155,000
26. 2014-02-27
    listed $163,900
27. 2013-09-03
    listed $98,000
28. 2006-09-08
    soldstatus $194,000

ⓘ 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: $2,874 · $240/mo
• Projected year-2 tax: $2,874 · $240/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $29,573
• − Mortgage interest: −$17,925
• − Property taxes: −$2,874
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,366
• − Management: −$2,366
• − HOA: −$60
• − Depreciation: −$9,309
• Taxable loss: −$6,927
• Est. tax savings @ 24.0%: +$1,662
• After-tax cash flow: $354/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 — Piney Mountain

• Score: 67/100
• State rank: #291
• US rank: #10406

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Piney Mountain, VA
• County: Albemarle County · 129,350 people
• Metro: Charlottesville, VA
• Population (ZIP): 19,107
• Household income: $128,235
• Rent vs Own: 32.4% rent · 67.6% own
• Severe rent burden: 532.0

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 (74%)
• Race & ethnicity: White 74% Two or more races 8% Black 7% Asian 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1%
• Common ancestry: Slovak 3% Romanian 3% Lithuanian 2%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 88% English-only · Other Indo-European 3% Spanish 3% Russian/Polish/Slavic 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: ▼ -236.54%
• Current HPI: 220.3768
• Rent YoY: ▲ 4.04%
• 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

+67.5% since first listed

11 events — show timeline

• 2026-05-21 Listed $325,000 CAAR
• 2023-08-08 Sold (Public Records) $288,150 Public Records
• 2023-08-08 Sold (MLS) $288,150 CAAR
• 2023-07-16 Pending — CAAR
• 2023-07-11 Listed $285,400 CAAR
• 2017-12-20 Sold (Public Records) $210,000 Public Records
• 2017-10-22 Listed $214,900 CAAR
• 2014-04-28 Sold (Public Records) $155,000 Public Records
• 2014-02-27 Listed $163,900 CAAR
• 2013-09-03 Listed $98,000 CAAR
• 2006-09-08 Sold (Public Records) $194,000 Public Records

Property tax history

+9.1%/yr

Latest (2025): $2,874 · +14.7% YoY. Source: county tax records.