312 Riverside Ave · Charlottesville, VA 22902

$200,000

3 bd · 2.0 ba · 1,776 sqft · Townhouse public records · 10 Days on market

Built 1993 Fair condition 3,484 sqft lot $113/sqft · 36% below area Est $315k · 36% under

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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 +29.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Schools +5.8/10.0
• Livability +4.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

INVESTORS! Looking for your summer project? Look no further. This 3 bed 2 bath duplex/townhome is in need of love and priced to sell! Potential to expand further in the basement, with space for bedrooms and a bathroom. This would make for a great long term rental or renovate it and resell it for a nice profit. Schedule your private tour today while this opportunity is still available! Sold as-is.

Key facts

• Built 1993
• Listed 9 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $200k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $736 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Cap rate 10.7% 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: amenities A+, commute A+, health & safety A+; Watch: cost of living D, crime D-.
• Charlottesville Cty Public School District (urban): math 42% / reading 61% proficiency, ranked #97 of 131 in VA (top 74%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Burnley-Moran Elementary (math 52% / reading 62%, grade C+, #597 of 1,108 statewide, top 57%, 289 students, 60% FRL); Walker Upper Elementary (math 31% / reading 53%, grade D-, #295 of 342 statewide, top 87%, 616 students, 72% FRL); Charlottesville High (math 53% / reading 84%, grade B, #178 of 319 statewide, top 56%, 1,359 students, 72% FRL) — zoned schools average 68% FRL vs 50% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.5%/yr); 336 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 34 units permitted in Charlottesville city in 2024 (18 in 5+ unit buildings).
• This rent runs 34% of the median local income ($93k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Charlottesville County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.5% rent growth), your $56k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• Current owner paid $70k; list at $200k implies a 186% gain — meaningful room to come down on a strong offer.

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 $200,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.33% ✓
• Cap rate: 10.71%
• Cash-on-cash: 15.76%
• DSCR: 1.70
• GRM: 6.2

CMA / ARV

• ARV (median comp): $314,950
• List price: $200,000
• Delta: -36.50%
• 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
360 Riverside Ave	0.13mi	3/2.5	1,782 (+0%)	1mo	$330,000	$185	90
314 Riverside Ave	0.01mi	4/2.5 (+1)	1,800 (+1%)	6mo	$315,000	$175	86
340 Riverside Ave	0.08mi	4/3.0 (+1)	1,680 (-5%)	5mo	$314,900	$187	74
210 10th St NE #103	1.05mi	2/2.0 (-1)	1,780 (+0%)	1mo	$800,818	$450	58
457 Rolkin Rd	0.92mi	3/2.5	1,720 (-3%)	5mo	$434,900	$253	54
2176 Whispering Hollow Ln	0.96mi	3/2.5	1,850 (+4%)	4mo	$420,000	$227	53
2287 Whittington Dr	1.10mi	3/2.5	1,836 (+3%)	7mo	$436,000	$237	51
343 Rolkin Rd	0.83mi	3/2.5	1,662 (-6%)	2mo	$370,500	$223	50
1569 Newcastle Ct	1.06mi	3/2.5	1,956 (+10%)	0mo	$432,000	$221	46
119 Danbury Ct	1.00mi	3/1.5	1,625 (-8%)	6mo	$275,000	$169	44
2527 Avemore Pond Rd	0.95mi	3/3.0	2,036 (+15%)	1mo	$458,000	$225	36
152 Junction Ln	0.86mi	3/3.5	1,487 (-16%)	4mo	$475,000	$319	31

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 · 2.47% rent growth · sell at horizon

5-year hold

• IRR: 6.0%
• Equity multiple: 1.23×
• Total profit: $13,059
• Equity at exit: $29,821

10-year hold

• IRR: 14.9%
• Equity multiple: 2.18×
• Total profit: $66,090
• Equity at exit: $17,292

Cash invested: $56,000 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 6 active · 3 under contract
• Months of supply: 3.3 mo (31%/mo absorbed)
• Median asking: $419,945 ($209/sqft)
• Median days on market: 24 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -15.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 22902

• Rents YoY: 2.5%
• Active inventory: 336
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,668 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$240 /mo · $2,884/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$560
• Net cashflow: $736

Break-even live

Break-even rent $1,737

Max offer price $200,000

Occupancy floor 67%

Sensitivity live

Price	-10% $849	-5% $792	+0% $736	+5% $679	+10% $622
Rent	-10% $525	-5% $630	+0% $736	+5% $841	+10% $946
Rate	-1.0pp $836	-0.5pp $786	base $736	+0.5pp $684	+1.0pp $631

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: $50,000
• Closing costs: $6,000
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
426 Riverside Ave Charlottesville, VA	3.0	2.5	1700	$2,600	$1.53	70d	1	0.17mi
825 Beverley Dr Charlottesville, VA	1.0–3.0	1.0–2.0	1290	$2,850	$2.21	62d	11	0.46mi
310 Fisher St Charlottesville, VA	1.0–3.0	1.0–3.0	1083	$2,849	$2.63	62d	14	0.54mi
1540 Avemore Ln Charlottesville, VA	1.0–3.0	1.0–3.5	1095	$2,486	$2.27	62d	20	0.95mi
2436 Winthrop Dr Charlottesville, VA	3.0	2.5	1700	$2,895	$1.70	62d	1	1.12mi

Property features AI

Exterior

• Utilities: Public waterPublic sewerCable available
• Home design: Two-storyAbove-grade finished area approximately 1,080 (public records)Below-grade finished area approximately 696 (public records)Below-grade unfinished area approximately 24 (public records)
• Construction: Stick-built constructionBlock foundationBuilt as a duplex (structure type)
• Exterior features: DuplexAttached property with one common wallLot about 0.08 acres

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heatingHeat pump cooling
• Interior features: Partially finished basement

Listing history 11 events

1. 2026-06-30
   days on market $200,000 Active 10 DOM
2. 2026-06-29
   days on market $200,000 Active 9 DOM
3. 2026-06-28
   days on market $200,000 Active 8 DOM
4. 2026-06-28
   days on market $200,000 Active 7 DOM
5. 2026-06-27
   days on market $200,000 Active 6 DOM
6. 2026-06-18
   days on market $200,000 Active 5 DOM
7. 2026-06-17
   days on market $200,000 Active 4 DOM
8. 2026-06-16
   days on market $200,000 Active 3 DOM
9. 2026-06-15
   days on market $200,000 Active 2 DOM
10. 2026-06-14
    remarks 399-char remark
11. 2026-06-14
    listed $200,000 Active 1 DOM

ⓘ 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: $2,884 · $240/mo
• Projected year-2 tax: $2,884 · $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 1/10 Low
• 🌡 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: $32,021
• − Mortgage interest: −$11,203
• − Property taxes: −$2,884
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,562
• − Management: −$2,562
• − Depreciation: −$5,818
• Taxable income: $5,992
• Est. tax owed @ 24.0%: −$1,438
• After-tax cash flow: $7,389/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab Est. rehab $44,400–$79,920 screening

This townhouse requires moderate repairs and maintenance, including painting the exterior and trimming the landscaping. It has potential for rental or resale value with these updates.

Components & finishes AI

Roof asphalt shingle · good

Deferred maintenance Est. $2,000–$8,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Minor Windows (windows) — No visible signs of damage or wear on the windows.
• Minor Electrical (electrical) — No visible signs of damage or wear on the electrical components.
• Minor Exterior (exterior) — No visible signs of damage or wear on the exterior.

Repairs flagged

• Moderate Siding — Weathered and needs repainting
• Minor Landscaping — Overgrown vegetation

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Landscaping — Improves curb appeal and rental appeal ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 58/100

Zoned Schools

Elementary Burnley-Moran Elementary C+ VA #597/1,108 Nat'l #8,534/41,679 Middle Buford Middle C- VA #244/342 Nat'l #3,846/14,009 High Charlottesville High B VA #178/319 Nat'l #2,397/17,239

Schools (NCES district)

• District: Charlottesville Cty Public School District
• NCES district ID: 5100780
• Math proficiency: 42% ▼ -30.00%
• Reading proficiency: 61% ▼ -10.00%
• Median HH income: $47,211
• Composite: 43.68/100
• National rank: #2957
• State rank: #97 of 131 in VA

A Composite livability gradescore 84/100

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

• Census place: Charlottesville, VA
• County: Albemarle County · 53,816 people
• City population: 120,202
• Metro: Charlottesville, VA
• Population (ZIP): 23,486
• Household income: $93,463
• Rent vs Own: 46.8% rent · 53.2% own
• Severe rent burden: 12% of renters

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Population outlook (Charlottesville County) Hauer SSP2

• Today (2025): 53,816 people
• By 2030: 57,857 · +7.5%
• By 2040: 63,933 · +18.8%
• By 2050: 69,676 · +29.5%
• By 2075: 77,018 · +43.1%
• By 2100: 82,078 · +52.5%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 11% Hispanic / Latino 11% Two or more races 6% Asian 5%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 12% · Canada, China
• Languages at home: 84% English-only · Spanish 8% Other Indo-European 3% Other Asian/Pacific 1%

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Political lean MEDSL · Charlottesville

• 2024 margin: Solid D (+68.7) · D 83.4% · R 14.7% · Other 1.9%
• 2008→2024 swing: +10.7pp toward D · 2008: 58.0pp · 2024: 68.7pp
• All cycles: 2024: D+68.7 2020: D+72.7 2016: D+67.1 2012: D+53.4 2008: D+58.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -372.57%
• Current HPI: 295.9918
• Rent YoY: ▲ 2.47%
• Metro: Charlottesville, VA
• State GDP YoY: ▲ 2.40%
• F500 in state: 50

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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

Property features AI

Exterior

• Utilities: Public waterPublic sewerCable available
• Home design: Two-storyAbove-grade finished area approximately 1,080 (public records)Below-grade finished area approximately 696 (public records)Below-grade unfinished area approximately 24 (public records)
• Construction: Stick-built constructionBlock foundationBuilt as a duplex (structure type)
• Exterior features: DuplexAttached property with one common wallLot about 0.08 acres

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heatingHeat pump cooling
• Interior features: Partially finished basement

Price history

+185.7% since first listed

3 events — show timeline

• 2026-06-26 Relisted — HRAR
• 2026-06-13 Listed $200,000 HRAR
• 1997-02-18 Sold (Public Records) $70,000 Public Records

Property tax history

+4.9%/yr

Latest (2026): $2,884 · +109.9% YoY. Source: county tax records.