None · North Garden, VA 22959

$225,000

5 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 6 Days on market

Built 1972 0.84 ac lot

---

Why this score? — see what drove the B+ 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 +30.0/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Schools +6.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Cozy home nestled away in Albemarle County but yet only 20 minutes to Charlottesville. One level living on a full walk-out basement with 3 bedrooms upstairs on the main floor. With a little TLC, this home could be your forever home. Come see for yourself.

Key facts

• Cozy home
• 0.84 acre lot
• Built 1972

Tags

• FULL WALK-OUT BASEMENT
• COZY HOME

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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: 21 active listings in the ZIP; 810 units permitted in Albemarle County in 2024 (188 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Albemarle County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $63k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,000

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.37% ✓
• Cap rate: 11.87%
• Cash-on-cash: 19.92%
• DSCR: 1.89
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.1%
• Equity multiple: 4.00×
• Total profit: $189,103
• Equity at exit: $202,698

10-year hold

• IRR: 33.7%
• Equity multiple: 9.01×
• Total profit: $504,366
• Equity at exit: $437,126

Cash invested: $63,000 (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 22959

• Home prices YoY: 10.1%
• Active inventory: 21
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $3,073 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$108 /mo · $1,295/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$645
• Net cashflow: $1,046

Break-even live

Break-even rent $1,749

Max offer price $225,000

Occupancy floor 61%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2025-05-06
   status Pending
2. 2024-09-18
   status Pending
3. 2024-09-17
   status Pending
4. 2024-09-17
   historical
5. 2024-09-12
   listed $225,000 Active
6. 2024-09-12
   listed $225,000 Active

ⓘ 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: $1,295 · $108/mo
• Projected year-2 tax: $1,845 · $154/mo
• Expected delta: +$550/yr (+$46/mo · 42.5%)

ⓘ 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 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: $36,875
• − Mortgage interest: −$12,603
• − Property taxes: −$1,295
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,950
• − Management: −$2,950
• − Depreciation: −$6,545
• Taxable income: $9,406
• Est. tax owed @ 24.0%: −$2,258
• After-tax cash flow: $10,295/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 — North Garden

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: North Garden, VA
• Population (ZIP): 1,802

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 (84%)
• Race & ethnicity: White 84% Black 12% Hispanic / Latino 3% Two or more races 2% Native American 2%
• Common ancestry: Scotch-Irish 2% Romanian 2% Serbian 2%
• Foreign-born: 2% · China
• Languages at home: 95% English-only · Spanish 5%

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: ▲ 25.98%
• Current HPI: 283.4912
• 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

+0.0% since first listed

6 events — show timeline

• 2025-05-06 Pending — CAAR
• 2024-09-18 Pending — CVRMLS
• 2024-09-17 Pending — CAAR
• 2024-09-17 Listing Removed — CAAR
• 2024-09-12 Listed $225,000 CVRMLS
• 2024-09-12 Listed $225,000 CAAR

Property tax history

+5.8%/yr

Latest (2025): $1,295 · +26.1% YoY. Source: county tax records.