2850 King Solomon Ln · Esmont, VA 22937

$72,000

3 bd · 1.0 ba · 1,088 sqft · SingleFamily public records · 9 Days on market

Built 1900 1.16 ac lot ↓ 27% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.2/10.0
• Appreciation +6.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Due To the age and prolonged vacancy of the structure, there are some known safety hazards including unstable floors and ceilings. ABSOLUTELY NO ENTRY INTO THE STRUCTURE IS PERMITTED. Viewings are restricted to the exterior and grounds only.

Key facts

• 1.16 acre lot
• Built 1900
• Listed 9 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $794 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $72k).

Location & tenants

• Location reads 58/100 on livability (#488 in VA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D+, 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: Scottsville Elementary (math 47% / reading 67%, grade C+, #597 of 1,108 statewide, top 57%, 227 students, 59% FRL); Leslie H. Walton Middle (math 77% / reading 77%, grade A, #38 of 342 statewide, top 11%, 339 students, 38% FRL); Monticello High (math 49% / reading 81%, grade B, #210 of 319 statewide, top 66%, 1,229 students, 56% FRL) — zoned schools average 51% FRL vs 23% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 13 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 810 units permitted in Albemarle County in 2024 (188 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($498 loan paydown + $1k appreciation (2.0% local appreciation)).
• Albemarle County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 19y 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

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,000

Questions for the listing agent

1. Built in 1900 — 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. 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?
4. 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.
5. 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.
6. 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: 2.15% ✓
• Cap rate: 19.53%
• Cash-on-cash: 47.29%
• DSCR: 3.10
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.98% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 51.2%
• Equity multiple: 3.75×
• Total profit: $55,452
• Equity at exit: $28,326

10-year hold

• IRR: 51.8%
• Equity multiple: 7.52×
• Total profit: $131,411
• Equity at exit: $40,734

Cash invested: $20,160 (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 22937

• Home prices YoY: 1.2%
• Active inventory: 13
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,550 medium
• Mortgage (P&I): −$378
• Tax from tax record: −$22 /mo · $269/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $794

Break-even live

Break-even rent $544

Max offer price $72,000

Occupancy floor 44%

Sensitivity live

Price	-10% $835	-5% $815	+0% $794	+5% $774	+10% $754
Rent	-10% $672	-5% $733	+0% $794	+5% $856	+10% $917
Rate	-1.0pp $831	-0.5pp $813	base $794	+0.5pp $776	+1.0pp $757

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7191 Porters Rd Esmont, VA	3.0	1.0	1308	$1,550	$1.19	45d	1	0.31mi

Listing history 6 events

1. 2026-03-06
   status Pending
2. 2026-02-25
   listed $72,000 Active
3. 2008-09-01
   historical
4. 2008-03-01
   listed $99,000
5. 2007-11-16
   historical
6. 2007-05-15
   listed $99,000

ⓘ 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: $269 · $22/mo
• Projected year-2 tax: $590 · $49/mo
• Expected delta: +$321/yr (+$27/mo · 119.4%)

ⓘ 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 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: $18,600
• − Mortgage interest: −$4,033
• − Property taxes: −$269
• − Insurance: −$360
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$2,095
• Taxable income: $8,867
• Est. tax owed @ 24.0%: −$2,128
• After-tax cash flow: $7,406/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 — Esmont

• Score: 58/100
• State rank: #488
• US rank: #21526

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Esmont, VA
• Population (ZIP): 1,556

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 (71%)
• Race & ethnicity: White 71% Black 17% Hispanic / Latino 6% Two or more races 5% Pacific Islander 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 6% Slovak 2% Italian 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 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: ▲ 1.98%
• Current HPI: 170.0385
• 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

-27.3% since first listed

6 events — show timeline

• 2026-03-06 Pending — CAAR
• 2026-02-25 Listed $72,000 CAAR
• 2008-09-01 Listing Removed — CAAR
• 2008-03-01 Listed $99,000 CAAR
• 2007-11-16 Listing Removed — CAAR
• 2007-05-15 Listed $99,000 CAAR

Property tax history

-6.7%/yr

Latest (2025): $269 · -70.7% YoY. Source: county tax records.