1250 Clifden Greene · Charlottesville, VA 22903

$249,000

3 bd · 3.0 ba · 1,380 sqft · Condo public records · 92 Days on market

Built 1989 $180/sqft · 5% below area Est $263k · 5% under $398/mo HOA · 17% of rent

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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).

• ARV discount +9.8/15.0
• Cash flow +8.3/30.0
• Schools +6.2/10.0
• 1% rule +4.2/10.0
• Livability +4.2/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Priced BELOW tax assessment to reflect flooring updates needed, this is an exciting opportunity to build instant equity and customize the space to your style. A flooring quote of approximately $10,000 is already available and may be financed into the purchase with the work potentially completed before closing—making this property even more turnkey for the next owner. Welcome to Riverrun Condominiums—one of Charlottesville’s hidden gems beside Pen Park and just minutes to Downtown Charlottesville, UVA, Route 29, the Rivanna Trail, shopping, dining, and more! This spacious 3-bedroom, 3-bath condo offers a rare and highly functional layout with EVERY bedroom featuring its own private ensuite bath—ideal for guests, roommates, students, professionals, or an incredible addition to an investment portfolio. Natural light pours through oversized windows overlooking peaceful wooded views, creating a private retreat feel while still being close to everything Charlottesville has to offer. The striking spiral staircase adds architectural charm and a unique focal point you won’t find in cookie-cutter condos.

Key facts

• $398 HOA
• Built 1989
• Listed 91 days

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $249k.

Deal economics

• At list price, monthly cash flow is $-229 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (16.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (8.3% below list).
• Recommended offer: $209k (16.3% below list) — sets the bar for cash-flow.
• Cap rate 5.2% vs local median 2.9% in Charlottesville — 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 84/100 on livability (#27 in VA, #707 nationally) — a professional / high-income tenant draw. Strengths: schools A+, amenities A+, commute A+; Watch: cost of living D, crime D-.
• 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 fast (+4.5%/yr); 221 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 810 units permitted in Albemarle County in 2024 (188 in 5+ unit buildings).
• This rent runs 40% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 92 days — a 9% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y ago; this cycle's ask has dropped $51k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $172k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,509 (16.3% 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 92 days. Have you received any prior offers? Is the seller open to a 16% 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. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-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?
8. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. 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?
10. 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.
11. 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.
12. 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: 0.92% ✗
• Cap rate: 5.19%
• Cash-on-cash: -3.95%
• DSCR: 0.82
• GRM: 9.1

CMA / ARV

• ARV (median comp): $262,553
• List price: $249,000
• Delta: -1.35%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.49% rent growth · sell at horizon

5-year hold

• IRR: -20.8%
• Equity multiple: 0.26×
• Total profit: $-51,248
• Equity at exit: $37,127

10-year hold

• IRR: -10.5%
• Equity multiple: 0.31×
• Total profit: $-47,812
• Equity at exit: $21,529

Cash invested: $69,720 (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 22903

• Rents YoY: 4.5%
• Active inventory: 221
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,283 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$225 /mo · $2,703/yr
• Insurance: −$104
• HOA: −$398
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $-229

Break-even live

Break-even rent $2,573

Max offer price $208,509

Occupancy floor —

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1248 Clifden Grn Charlottesville, VA	2.0	1.5	1120	$1,940	$1.73	43d	1	0.02mi
7010 Bo St Charlottesville, VA	3.0	1.0–2.0	998	$3,384	$3.39	13d	205	0.46mi
500 Belvedere Blvd Charlottesville, VA	2.0	2.5	1655	$3,095	$1.87	13d	1	0.61mi
200 Reserve Blvd Charlottesville, VA	1.0–3.0	1.0–2.5	1230	$3,270	$2.66	13d	49	0.92mi
900 Fountain Ct Charlottesville, VA	2.0	1.0	877	$1,550	$1.77	13d	1	1.04mi
875 Fountain Ct Unit Multiple Units Charlottesville, VA	2.0	1.0	900	$1,625	$1.81	21d	1	1.04mi
875 Fountain Ct Unit Multiple Units Charlottesville, VA	2.0	1.0	900	$1,625	$1.81	43d	1	1.04mi
835 Fountain Ct Unit B Charlottesville, VA	2.0	1.0	900	$1,625	$1.81	21d	1	1.07mi
835 Fountain Ct Unit B Charlottesville, VA	2.0	1.0	900	$1,625	$1.81	43d	1	1.07mi
840 Fountain Ct Unit D Charlottesville, VA	2.0	1.0	900	$1,625	$1.81	43d	1	1.08mi
840 Fountain Ct Unit A Charlottesville, VA	2.0	1.0	900	$1,625	$1.81	13d	1	1.08mi
1033 Saint Clair Ave Charlottesville, VA	3.0	1.0	912	$2,550	$2.80	21d	1	1.19mi
1000 Old Brook Rd Charlottesville, VA	1.0–3.0	1.0–2.0	951	$2,027	$2.13	13d	30	1.44mi

HOA detail condo

• Monthly dues: $398 · $4,776/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-19
   pricedays on market $249,000 Active 92 DOM
2. 2026-06-18
   days on market $259,000 Active 91 DOM
3. 2026-06-17
   days on market $259,000 Active 90 DOM
4. 2026-06-16
   days on market $259,000 Active 89 DOM
5. 2026-06-15
   days on market $259,000 Active 88 DOM
6. 2026-06-14
   days on market $259,000 Active 86 DOM
7. 2026-06-13
   days on market $259,000 Active 85 DOM
8. 2026-06-10
   days on market $259,000 Active 83 DOM
9. 2026-06-09
   days on market $259,000 Active 82 DOM
10. 2026-06-08
    days on market $259,000 Active 81 DOM
11. 2026-06-07
    days on market $259,000 Active 80 DOM
12. 2026-06-03
    days on market $259,000 Active 76 DOM
13. 2026-06-03
    price $259,000 Active 75 DOM
14. 2026-06-02
    days on market $265,000 Active 75 DOM
15. 2026-06-01
    days on market $265,000 Active 74 DOM
16. 2026-05-31
    days on market $265,000 Active 73 DOM
17. 2026-05-30
    days on market $265,000 Active 72 DOM
18. 2026-05-11
    price $285,000 1141-char remark

    Show marketing remark (1141 chars)

    Priced BELOW tax assessment to reflect flooring updates needed, this is an exciting opportunity to build instant equity and customize the space to your style. A flooring quote of approximately $10,000 is already available and may be financed into the purchase with the work potentially completed before closing—making this property even more turnkey for the next owner. Welcome to Riverrun Condominiums—one of Charlottesville’s hidden gems beside Pen Park and just minutes to Downtown Charlottesville, UVA, Route 29, the Rivanna Trail, shopping, dining, and more! This spacious 3-bedroom, 3-bath condo offers a rare and highly functional layout with EVERY bedroom featuring its own private ensuite bath—ideal for guests, roommates, students, professionals, or an incredible addition to an investment portfolio. Natural light pours through oversized windows overlooking peaceful wooded views, creating a private retreat feel while still being close to everything Charlottesville has to offer. The striking spiral staircase adds architectural charm and a unique focal point you won’t find in cookie-cutter condos.

19. 2026-05-06
    price $289,000 1141-char remark

    Show marketing remark (1141 chars)

    Priced BELOW tax assessment to reflect flooring updates needed, this is an exciting opportunity to build instant equity and customize the space to your style. A flooring quote of approximately $10,000 is already available and may be financed into the purchase with the work potentially completed before closing—making this property even more turnkey for the next owner. Welcome to Riverrun Condominiums—one of Charlottesville’s hidden gems beside Pen Park and just minutes to Downtown Charlottesville, UVA, Route 29, the Rivanna Trail, shopping, dining, and more! This spacious 3-bedroom, 3-bath condo offers a rare and highly functional layout with EVERY bedroom featuring its own private ensuite bath—ideal for guests, roommates, students, professionals, or an incredible addition to an investment portfolio. Natural light pours through oversized windows overlooking peaceful wooded views, creating a private retreat feel while still being close to everything Charlottesville has to offer. The striking spiral staircase adds architectural charm and a unique focal point you won’t find in cookie-cutter condos.

20. 2026-05-01
    price $295,000 1141-char remark

    Show marketing remark (1141 chars)

    Priced BELOW tax assessment to reflect flooring updates needed, this is an exciting opportunity to build instant equity and customize the space to your style. A flooring quote of approximately $10,000 is already available and may be financed into the purchase with the work potentially completed before closing—making this property even more turnkey for the next owner. Welcome to Riverrun Condominiums—one of Charlottesville’s hidden gems beside Pen Park and just minutes to Downtown Charlottesville, UVA, Route 29, the Rivanna Trail, shopping, dining, and more! This spacious 3-bedroom, 3-bath condo offers a rare and highly functional layout with EVERY bedroom featuring its own private ensuite bath—ideal for guests, roommates, students, professionals, or an incredible addition to an investment portfolio. Natural light pours through oversized windows overlooking peaceful wooded views, creating a private retreat feel while still being close to everything Charlottesville has to offer. The striking spiral staircase adds architectural charm and a unique focal point you won’t find in cookie-cutter condos.

21. 2026-03-19
    listed $299,999 Active 1141-char remark

    Show marketing remark (1141 chars)

    Priced BELOW tax assessment to reflect flooring updates needed, this is an exciting opportunity to build instant equity and customize the space to your style. A flooring quote of approximately $10,000 is already available and may be financed into the purchase with the work potentially completed before closing—making this property even more turnkey for the next owner. Welcome to Riverrun Condominiums—one of Charlottesville’s hidden gems beside Pen Park and just minutes to Downtown Charlottesville, UVA, Route 29, the Rivanna Trail, shopping, dining, and more! This spacious 3-bedroom, 3-bath condo offers a rare and highly functional layout with EVERY bedroom featuring its own private ensuite bath—ideal for guests, roommates, students, professionals, or an incredible addition to an investment portfolio. Natural light pours through oversized windows overlooking peaceful wooded views, creating a private retreat feel while still being close to everything Charlottesville has to offer. The striking spiral staircase adds architectural charm and a unique focal point you won’t find in cookie-cutter condos.

22. 2026-03-18
    historical $299,999 1141-char remark

    Show marketing remark (1141 chars)

    Priced BELOW tax assessment to reflect flooring updates needed, this is an exciting opportunity to build instant equity and customize the space to your style. A flooring quote of approximately $10,000 is already available and may be financed into the purchase with the work potentially completed before closing—making this property even more turnkey for the next owner. Welcome to Riverrun Condominiums—one of Charlottesville’s hidden gems beside Pen Park and just minutes to Downtown Charlottesville, UVA, Route 29, the Rivanna Trail, shopping, dining, and more! This spacious 3-bedroom, 3-bath condo offers a rare and highly functional layout with EVERY bedroom featuring its own private ensuite bath—ideal for guests, roommates, students, professionals, or an incredible addition to an investment portfolio. Natural light pours through oversized windows overlooking peaceful wooded views, creating a private retreat feel while still being close to everything Charlottesville has to offer. The striking spiral staircase adds architectural charm and a unique focal point you won’t find in cookie-cutter condos.

23. 2004-05-04
    soldstatus $172,500
24. 2004-03-04
    listed $172,500

ⓘ 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: $2,703 · $225/mo
• Projected year-2 tax: $2,703 · $225/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 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: $27,396
• − Mortgage interest: −$13,948
• − Property taxes: −$2,703
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,192
• − Management: −$2,192
• − HOA: −$4,776
• − Depreciation: −$7,244
• Taxable loss: −$6,903
• Est. tax savings @ 24.0%: +$1,657
• After-tax cash flow: $-1,094/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 — Charlottesville

• Score: 84/100
• State rank: #27
• US rank: #707

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Albemarle County · 129,350 people
• City population: 120,202
• Metro: Charlottesville, VA
• Population (ZIP): 40,372
• Household income: $69,340
• Rent vs Own: 57.8% rent · 42.2% own
• Severe rent burden: 3060.0

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: Majority White (65%)
• Race & ethnicity: White 65% Black 15% Asian 9% Hispanic / Latino 7% Two or more races 7%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 3% Italian 2% Slovak 2%
• Foreign-born: 13% · Canada, China, South Korea
• Languages at home: 83% English-only · Spanish 4% Other Indo-European 3% Chinese 3%

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: ▼ -448.28%
• Current HPI: 306.8503
• Rent YoY: ▲ 4.49%
• 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

+65.2% since first listed

7 events — show timeline

• 2026-05-11 Price Changed $285,000 CAAR
• 2026-05-06 Price Changed $289,000 CAAR
• 2026-05-01 Price Changed $295,000 CAAR
• 2026-03-19 Listed $299,999 CAAR
• 2026-03-18 Coming Soon $299,999 CAAR
• 2004-05-04 Sold (Public Records) $172,500 Public Records
• 2004-03-04 Listed $172,500 CAAR

Property tax history

+7.9%/yr

Latest (2025): $2,703 · -1.2% YoY. Source: county tax records.