33 Whisperwood Ct · Palmyra, VA 22974

$549,900

3 bd · 3.0 ba · 1,996 sqft · SingleFamily · 424 Days on market

Built 2025 0.58 ac lot $276/sqft · at area comps Est $575k · at est. $35/mo HOA · 1% of rent ↓ 12% since listing

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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).

• Appreciation +10.0/10.0
• ARV discount +9.4/15.0
• Schools +5.8/10.0
• Cash flow +5.7/30.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +0.1/10.0

Listing remarks MLS

Move-In Ready! Welcome to 33 Whisperwood Court, a thoughtfully designed home situated in the tranquil Meadow Brook community of Troy, Virginia. This home offers main-level living, featuring 3 bedrooms and 3 bathrooms. The open-concept layout seamlessly connects the gourmet kitchen, dining area, and spacious great room with an electric fireplace, perfect for cozy evenings at home. The primary suite serves as a peaceful retreat, complete with a large walk-in closet and a spa-like bath that includes a beautifully tiled frameless walk-in shower. Two additional bedrooms and bathrooms provide comfort and privacy for family members or guests. Step outside to a composite deck that overlooks the peaceful, wooded surroundings of the 0.58-acre lot. Additional features include a two-car garage, energy-efficient appliances, and quality finishes throughout. Located just a short drive from Charlottesville, this home combines the serenity of rural living with convenient access to city amenities.

Key facts

• Main level living
• Composite deck
• Tiled shower

Tags

• MAIN LEVEL LIVING
• COMPOSITE DECK
• SPA-LIKE OWNERS RETREAT
• STATEMENT-MAKING KITCHEN
• FAMILY ROOM WITH FIREPLACE
• TILED SHOWER

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $550k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $387k (29.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $343k (37.7% below list).
• Recommended offer: $343k (37.7% below list) — sets the bar for 1% rule.
• Cap rate 3.8% vs local median 2.9% in Palmyra — 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 49/100 on livability (#556 in VA) — a working-class tenant base; expect higher turnover. Strengths: crime A, cost of living A, health & safety B+; Watch: amenities F, commute F, employment F.
• Fluvanna County Public School District (rural): math 61% / reading 71% proficiency, ranked #34 of 131 in VA (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Central Elementary (715 students, 52% FRL); Fluvanna Middle (math 65% / reading 70%, grade A-, #98 of 342 statewide, top 30%, 763 students, 42% FRL); Fluvanna County High (math 60% / reading 76%, grade B, #180 of 319 statewide, top 57%, 1,488 students, 37% FRL) — zoned schools average 44% FRL vs 23% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 28 active listings in the ZIP; 138 units permitted in Fluvanna County in 2024 (6 in 5+ unit buildings).

Forward outlook

• In year one you build about $59k of equity ($4k loan paydown + $55k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$95k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 424 days — a 12% lower offer ($484k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $342,709 (37.7% 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 424 days. Have you received any prior offers? Is the seller open to a 38% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.62% ✗
• Cap rate: 3.83%
• Cash-on-cash: -8.79%
• DSCR: 0.61
• GRM: 13.4

CMA / ARV

• ARV (median comp): $574,581
• List price: $549,900
• Delta: -4.30%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
49 Pine Shadow Ct	0.14mi	3/3.0	1,978 (-1%)	2mo	$594,000	$300	91
92 Whisperwood Ct	0.01mi	3/3.0	1,996 (0%)	12mo	$622,288	$312	89

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 18.1%
• Equity multiple: 2.48×
• Total profit: $227,731
• Equity at exit: $495,393

10-year hold

• IRR: 16.9%
• Equity multiple: 5.72×
• Total profit: $727,264
• Equity at exit: $1,068,335

Cash invested: $153,972 (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 22974

• Home prices YoY: 12.0%
• Active inventory: 28
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $3,427 medium
• Mortgage (P&I): −$2,884
• Tax est. 1.5%: −$687 /mo · $8,248/yr
• Insurance: −$229
• HOA: −$35
• Vacancy / Maint / Mgmt: −$720
• Net cashflow: $-1,128

Break-even live

Break-even rent $4,855

Max offer price $386,701

Occupancy floor —

Sensitivity live

Price	-10% $-748	-5% $-938	+0% $-1,128	+5% $-1,318	+10% $-1,508
Rent	-10% $-1,399	-5% $-1,263	+0% $-1,128	+5% $-992	+10% $-857
Rate	-1.0pp $-851	-0.5pp $-988	base $-1,128	+0.5pp $-1,270	+1.0pp $-1,415

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: $137,475
• Closing costs: $16,497
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $35 · $420/yr
• Likely covers: electric

Listing history 13 events

1. 2026-05-30
   statusdays on marketlisting id $549,900 Pending 424 DOM
2. 2026-05-13
   listed $549,900 Active 995-char remark

   Show marketing remark (995 chars)

   Move-In Ready! Welcome to 33 Whisperwood Court, a thoughtfully designed home situated in the tranquil Meadow Brook community of Troy, Virginia. This home offers main-level living, featuring 3 bedrooms and 3 bathrooms. The open-concept layout seamlessly connects the gourmet kitchen, dining area, and spacious great room with an electric fireplace, perfect for cozy evenings at home. The primary suite serves as a peaceful retreat, complete with a large walk-in closet and a spa-like bath that includes a beautifully tiled frameless walk-in shower. Two additional bedrooms and bathrooms provide comfort and privacy for family members or guests. Step outside to a composite deck that overlooks the peaceful, wooded surroundings of the 0.58-acre lot. Additional features include a two-car garage, energy-efficient appliances, and quality finishes throughout. Located just a short drive from Charlottesville, this home combines the serenity of rural living with convenient access to city amenities.

3. 2026-04-01
   price $549,900 873-char remark

   Show marketing remark (873 chars)

   Ready to occupy. Actual photos. The Azalea, 3 bedrooms, 3 baths, 1996 square feet, MAIN LEVEL LIVING, 2 car garage, in Meadow Brook on a ½ ACRE wooded lot. You will love the flow of this layout, designed to make every step of your day easy. The main level is open-airy with a statement-making kitchen, family room with a fireplace, and dining room that flows effortlessly making this the heart of the home. The Azalea features a spa-like owner’s retreat with a luxury bath, tile floors, tiled shower and walk-in closet. Two other bedrooms are on the main level with adjacent bathrooms. You can enjoy your morning coffee on your composite deck looking out into peace and tranquility of trees. This home will receive a HERS score 54 from a third party for energy and efficiency. Ask about our $3,000 closing cost credit incentive for use of our preferred lender.

4. 2026-03-20
   price $554,900 873-char remark

   Show marketing remark (873 chars)

   Ready to occupy. Actual photos. The Azalea, 3 bedrooms, 3 baths, 1996 square feet, MAIN LEVEL LIVING, 2 car garage, in Meadow Brook on a ½ ACRE wooded lot. You will love the flow of this layout, designed to make every step of your day easy. The main level is open-airy with a statement-making kitchen, family room with a fireplace, and dining room that flows effortlessly making this the heart of the home. The Azalea features a spa-like owner’s retreat with a luxury bath, tile floors, tiled shower and walk-in closet. Two other bedrooms are on the main level with adjacent bathrooms. You can enjoy your morning coffee on your composite deck looking out into peace and tranquility of trees. This home will receive a HERS score 54 from a third party for energy and efficiency. Ask about our $3,000 closing cost credit incentive for use of our preferred lender.

5. 2026-03-06
   price $559,900 873-char remark

   Show marketing remark (873 chars)

   Ready to occupy. Actual photos. The Azalea, 3 bedrooms, 3 baths, 1996 square feet, MAIN LEVEL LIVING, 2 car garage, in Meadow Brook on a ½ ACRE wooded lot. You will love the flow of this layout, designed to make every step of your day easy. The main level is open-airy with a statement-making kitchen, family room with a fireplace, and dining room that flows effortlessly making this the heart of the home. The Azalea features a spa-like owner’s retreat with a luxury bath, tile floors, tiled shower and walk-in closet. Two other bedrooms are on the main level with adjacent bathrooms. You can enjoy your morning coffee on your composite deck looking out into peace and tranquility of trees. This home will receive a HERS score 54 from a third party for energy and efficiency. Ask about our $3,000 closing cost credit incentive for use of our preferred lender.

6. 2026-02-17
   price $564,900 873-char remark

   Show marketing remark (873 chars)

   Ready to occupy. Actual photos. The Azalea, 3 bedrooms, 3 baths, 1996 square feet, MAIN LEVEL LIVING, 2 car garage, in Meadow Brook on a ½ ACRE wooded lot. You will love the flow of this layout, designed to make every step of your day easy. The main level is open-airy with a statement-making kitchen, family room with a fireplace, and dining room that flows effortlessly making this the heart of the home. The Azalea features a spa-like owner’s retreat with a luxury bath, tile floors, tiled shower and walk-in closet. Two other bedrooms are on the main level with adjacent bathrooms. You can enjoy your morning coffee on your composite deck looking out into peace and tranquility of trees. This home will receive a HERS score 54 from a third party for energy and efficiency. Ask about our $3,000 closing cost credit incentive for use of our preferred lender.

7. 2026-01-14
   price $569,900 873-char remark

   Show marketing remark (873 chars)

   Ready to occupy. Actual photos. The Azalea, 3 bedrooms, 3 baths, 1996 square feet, MAIN LEVEL LIVING, 2 car garage, in Meadow Brook on a ½ ACRE wooded lot. You will love the flow of this layout, designed to make every step of your day easy. The main level is open-airy with a statement-making kitchen, family room with a fireplace, and dining room that flows effortlessly making this the heart of the home. The Azalea features a spa-like owner’s retreat with a luxury bath, tile floors, tiled shower and walk-in closet. Two other bedrooms are on the main level with adjacent bathrooms. You can enjoy your morning coffee on your composite deck looking out into peace and tranquility of trees. This home will receive a HERS score 54 from a third party for energy and efficiency. Ask about our $3,000 closing cost credit incentive for use of our preferred lender.

8. 2025-12-02
   price $579,900 873-char remark

   Show marketing remark (873 chars)

   Ready to occupy. Actual photos. The Azalea, 3 bedrooms, 3 baths, 1996 square feet, MAIN LEVEL LIVING, 2 car garage, in Meadow Brook on a ½ ACRE wooded lot. You will love the flow of this layout, designed to make every step of your day easy. The main level is open-airy with a statement-making kitchen, family room with a fireplace, and dining room that flows effortlessly making this the heart of the home. The Azalea features a spa-like owner’s retreat with a luxury bath, tile floors, tiled shower and walk-in closet. Two other bedrooms are on the main level with adjacent bathrooms. You can enjoy your morning coffee on your composite deck looking out into peace and tranquility of trees. This home will receive a HERS score 54 from a third party for energy and efficiency. Ask about our $3,000 closing cost credit incentive for use of our preferred lender.

9. 2025-11-06
   price $589,900 873-char remark

   Show marketing remark (873 chars)

   Ready to occupy. Actual photos. The Azalea, 3 bedrooms, 3 baths, 1996 square feet, MAIN LEVEL LIVING, 2 car garage, in Meadow Brook on a ½ ACRE wooded lot. You will love the flow of this layout, designed to make every step of your day easy. The main level is open-airy with a statement-making kitchen, family room with a fireplace, and dining room that flows effortlessly making this the heart of the home. The Azalea features a spa-like owner’s retreat with a luxury bath, tile floors, tiled shower and walk-in closet. Two other bedrooms are on the main level with adjacent bathrooms. You can enjoy your morning coffee on your composite deck looking out into peace and tranquility of trees. This home will receive a HERS score 54 from a third party for energy and efficiency. Ask about our $3,000 closing cost credit incentive for use of our preferred lender.

10. 2025-08-11
    price $594,900 873-char remark

    Show marketing remark (873 chars)

    Ready to occupy. Actual photos. The Azalea, 3 bedrooms, 3 baths, 1996 square feet, MAIN LEVEL LIVING, 2 car garage, in Meadow Brook on a ½ ACRE wooded lot. You will love the flow of this layout, designed to make every step of your day easy. The main level is open-airy with a statement-making kitchen, family room with a fireplace, and dining room that flows effortlessly making this the heart of the home. The Azalea features a spa-like owner’s retreat with a luxury bath, tile floors, tiled shower and walk-in closet. Two other bedrooms are on the main level with adjacent bathrooms. You can enjoy your morning coffee on your composite deck looking out into peace and tranquility of trees. This home will receive a HERS score 54 from a third party for energy and efficiency. Ask about our $3,000 closing cost credit incentive for use of our preferred lender.

11. 2025-06-10
    price $599,900 873-char remark

    Show marketing remark (873 chars)

    Ready to occupy. Actual photos. The Azalea, 3 bedrooms, 3 baths, 1996 square feet, MAIN LEVEL LIVING, 2 car garage, in Meadow Brook on a ½ ACRE wooded lot. You will love the flow of this layout, designed to make every step of your day easy. The main level is open-airy with a statement-making kitchen, family room with a fireplace, and dining room that flows effortlessly making this the heart of the home. The Azalea features a spa-like owner’s retreat with a luxury bath, tile floors, tiled shower and walk-in closet. Two other bedrooms are on the main level with adjacent bathrooms. You can enjoy your morning coffee on your composite deck looking out into peace and tranquility of trees. This home will receive a HERS score 54 from a third party for energy and efficiency. Ask about our $3,000 closing cost credit incentive for use of our preferred lender.

12. 2025-05-12
    price $614,900 873-char remark

    Show marketing remark (873 chars)

    Ready to occupy. Actual photos. The Azalea, 3 bedrooms, 3 baths, 1996 square feet, MAIN LEVEL LIVING, 2 car garage, in Meadow Brook on a ½ ACRE wooded lot. You will love the flow of this layout, designed to make every step of your day easy. The main level is open-airy with a statement-making kitchen, family room with a fireplace, and dining room that flows effortlessly making this the heart of the home. The Azalea features a spa-like owner’s retreat with a luxury bath, tile floors, tiled shower and walk-in closet. Two other bedrooms are on the main level with adjacent bathrooms. You can enjoy your morning coffee on your composite deck looking out into peace and tranquility of trees. This home will receive a HERS score 54 from a third party for energy and efficiency. Ask about our $3,000 closing cost credit incentive for use of our preferred lender.

13. 2025-03-31
    listed $624,900 Active 873-char remark

    Show marketing remark (873 chars)

    Ready to occupy. Actual photos. The Azalea, 3 bedrooms, 3 baths, 1996 square feet, MAIN LEVEL LIVING, 2 car garage, in Meadow Brook on a ½ ACRE wooded lot. You will love the flow of this layout, designed to make every step of your day easy. The main level is open-airy with a statement-making kitchen, family room with a fireplace, and dining room that flows effortlessly making this the heart of the home. The Azalea features a spa-like owner’s retreat with a luxury bath, tile floors, tiled shower and walk-in closet. Two other bedrooms are on the main level with adjacent bathrooms. You can enjoy your morning coffee on your composite deck looking out into peace and tranquility of trees. This home will receive a HERS score 54 from a third party for energy and efficiency. Ask about our $3,000 closing cost credit incentive for use of our preferred lender.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $41,125
• − Mortgage interest: −$30,803
• − Property taxes: −$8,248
• − Insurance: −$2,750
• − Repairs & maintenance: −$3,290
• − Management: −$3,290
• − HOA: −$420
• − Depreciation: −$15,997
• Taxable loss: −$23,673
• Est. tax savings @ 24.0%: +$5,682
• After-tax cash flow: $-7,852/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: Fluvanna County Public School District
• NCES district ID: 5101380
• Math proficiency: 61% ▼ -23.00%
• Reading proficiency: 71% ▼ -4.00%
• Median HH income: $66,601
• Composite: 57.6/100
• National rank: #1065
• State rank: #34 of 131 in VA

Livability — Palmyra

• Score: 49/100
• State rank: #556
• US rank: #25982

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 16,896
• Population (ZIP): 5,123

Population outlook (Fluvanna County) Hauer SSP2

• Today (2025): 27,237 people
• By 2030: 27,607 · +1.4%
• By 2040: 28,075 · +3.1%
• By 2050: 28,019 · +2.9%
• By 2075: 28,058 · +3.0%
• By 2100: 26,124 · -4.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 14% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Iranian 4% Lithuanian 3% Romanian 1%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Fluvanna

• 2024 margin: Lean R (+6.3) · D 46.4% · R 52.6% · Other 1.0%
• 2008→2024 swing: -4.4pp toward R · 2008: -1.8pp · 2024: -6.3pp
• All cycles: 2024: R+6.3 2020: R+4.7 2016: R+9.4 2012: R+6.2 2008: R+1.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 37.70%
• Current HPI: 351.8003
• 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

-12.0% since first listed

12 events — show timeline

• 2026-05-13 Listed $549,900 Zillow
• 2026-04-01 Price Changed $549,900 CAAR
• 2026-03-20 Price Changed $554,900 CAAR
• 2026-03-06 Price Changed $559,900 CAAR
• 2026-02-17 Price Changed $564,900 CAAR
• 2026-01-14 Price Changed $569,900 CAAR
• 2025-12-02 Price Changed $579,900 CAAR
• 2025-11-06 Price Changed $589,900 CAAR
• 2025-08-11 Price Changed $594,900 CAAR
• 2025-06-10 Price Changed $599,900 CAAR
• 2025-05-12 Price Changed $614,900 CAAR
• 2025-03-31 Listed $624,900 CAAR