1036 Beaver Hill Dr · Charlottesville, VA 22901

$110,000

2 bd · 1.0 ba · 960 sqft · SingleFamily · 157 Days on market

Built 2024 Excellent condition $115/sqft · 66% below area

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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
• Schools +7.7/10.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Livability +4.2/5.0
• Rent growth +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks

2 Bedrooms 1 bath Manufactured Home built in August 2024, setup in February 2025. All Appliances brand New Stove, Dishwasher, LG Refrigerator , LG Washer and Dryer. New Deck with Ramp it needs to be panted again because the weather messed it up , Walkway. Garden Lights, wall Cabinet in the bathroom for extra storage. Central Air & Heat on the Ecobee system. You can use the App to setup the heat or Air from anywhere. The Front Door/ Storm Door was replaced with a beautiful new door. Located in a quiet neighborhood that very well run in Crozet, VA. Beaver Hill Village has a nice pond for fishing. The neighbors are great. 29 Minutes from Charlottesville or Waynesboro.

Key facts

• Brand new appliances
• Garden lights
• New deck

Tags

• BRAND NEW APPLIANCES
• NEW DECK
• GARDEN LIGHTS
• WALL CABINET
• CENTRAL AIR
• ECOBEE SYSTEM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $564 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.4% 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-.
• 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: Crozet Elementary (math 62% / reading 62%, grade B, #480 of 1,108 statewide, top 46%, 514 students, 18% FRL); Joseph T. Henley Middle (math 82% / reading 89%, grade A+, #10 of 342 statewide, top 3%, 808 students, 13% FRL); Western Albemarle High (math 72% / reading 92%, grade A, #40 of 319 statewide, top 15%, 1,158 students, 13% FRL).
• Market conditions: Rents rising (+2.8%/yr); 715 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 810 units permitted in Albemarle County in 2024 (188 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 2.8% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.52% ✓
• Cap rate: 12.44%
• Cash-on-cash: 21.97%
• DSCR: 1.98
• GRM: 5.5

CMA / ARV

• ARV (median comp): $327,342
• List price: $110,000
• Delta: -66.40%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5602 Three Notch'd Rd	1.41mi	1/1.0 (-1)	1,034 (+8%)	2mo	$290,000	$280	46
1026 Highlands Dr	0.41mi	3/2.0 (+1)	1,116 (+16%)	5mo	$337,500	$302	43
4506 Old Three Notched Rd	0.62mi	1/1.0 (-1)	750 (-22%)	3mo	$295,000	$393	38
5174 Three Notch'd Rd	0.51mi	3/1.0 (+1)	1,182 (+23%)	35mo	$322,500	$273	26
4506 Old Three Notched Rd	0.62mi	1/1.0 (-1)	750 (-22%)	35mo	$265,000	$353	21
5546 Three Notch Rd	1.31mi	2/1.0	1,152 (+20%)	28mo	$112,000	$97	20
5480 Jamestown Ct	1.47mi	3/2.0 (+1)	1,120 (+17%)	18mo	$407,000	$363	16
5500 Brookwood Rd	1.45mi	3/1.5 (+1)	1,160 (+21%)	23mo	$315,000	$272	14

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 · 2.82% rent growth · sell at horizon

5-year hold

• IRR: 14.5%
• Equity multiple: 1.58×
• Total profit: $17,814
• Equity at exit: $16,401

10-year hold

• IRR: 23.1%
• Equity multiple: 2.97×
• Total profit: $60,624
• Equity at exit: $9,511

Cash invested: $30,800 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 2 active · 1 under contract
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $299,450 ($399/sqft)
• Median days on market: 24 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -14.6% vs current asking $/sqft

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

ZIP-level market 22901

• Rents YoY: 2.8%
• Active inventory: 715
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,676 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $564

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 61%

Sensitivity live

Price	-10% $640	-5% $602	+0% $564	+5% $526	+10% $488
Rent	-10% $432	-5% $498	+0% $564	+5% $630	+10% $696
Rate	-1.0pp $619	-0.5pp $592	base $564	+0.5pp $535	+1.0pp $506

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: $27,500
• Closing costs: $3,300
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2231 Leeham St Unit B Crozet, VA	2.0	1.0	892	$1,600	$1.79	21d	1	1.22mi

Listing history 50 events

1. 2026-11-08
   days on market $110,000 Active 157 DOM
2. 2026-11-07
   days on market $110,000 Active 156 DOM
3. 2026-11-06
   days on market $110,000 Active 155 DOM
4. 2026-11-06
   days on market $110,000 Active 154 DOM
5. 2026-11-04
   days on market $110,000 Active 153 DOM
6. 2026-11-02
   days on market $110,000 Active 151 DOM
7. 2026-11-01
   days on market $110,000 Active 150 DOM
8. 2026-10-31
   days on market $110,000 Active 149 DOM
9. 2026-10-30
   days on market $110,000 Active 148 DOM
10. 2026-10-29
    days on market $110,000 Active 147 DOM
11. 2026-10-28
    days on market $110,000 Active 146 DOM
12. 2026-10-27
    days on market $110,000 Active 145 DOM
13. 2026-10-26
    days on market $110,000 Active 144 DOM
14. 2026-10-25
    days on market $110,000 Active 143 DOM
15. 2026-10-24
    days on market $110,000 Active 142 DOM
16. 2026-10-23
    days on market $110,000 Active 141 DOM
17. 2026-10-22
    days on market $110,000 Active 140 DOM
18. 2026-10-21
    days on market $110,000 Active 139 DOM
19. 2026-10-20
    days on market $110,000 Active 138 DOM
20. 2026-10-19
    days on market $110,000 Active 137 DOM
21. 2026-10-18
    days on market $110,000 Active 136 DOM
22. 2026-10-17
    days on market $110,000 Active 135 DOM
23. 2026-10-16
    days on market $110,000 Active 134 DOM
24. 2026-10-15
    days on market $110,000 Active 133 DOM
25. 2026-10-14
    days on market $110,000 Active 132 DOM
26. 2026-10-13
    days on market $110,000 Active 131 DOM
27. 2026-10-12
    days on market $110,000 Active 130 DOM
28. 2026-10-11
    days on market $110,000 Active 129 DOM
29. 2026-10-10
    days on market $110,000 Active 128 DOM
30. 2026-10-09
    days on market $110,000 Active 127 DOM
31. 2026-10-08
    days on market $110,000 Active 126 DOM
32. 2026-10-07
    days on market $110,000 Active 125 DOM
33. 2026-10-06
    days on market $110,000 Active 124 DOM
34. 2026-10-05
    days on market $110,000 Active 123 DOM
35. 2026-10-04
    days on market $110,000 Active 122 DOM
36. 2026-10-04
    days on market $110,000 Active 121 DOM
37. 2026-10-02
    days on market $110,000 Active 120 DOM
38. 2026-10-01
    days on market $110,000 Active 119 DOM
39. 2026-09-30
    days on market $110,000 Active 118 DOM
40. 2026-09-29
    days on market $110,000 Active 117 DOM
41. 2026-09-28
    days on market $110,000 Active 116 DOM
42. 2026-09-27
    days on market $110,000 Active 115 DOM
43. 2026-09-26
    days on market $110,000 Active 114 DOM
44. 2026-09-25
    days on market $110,000 Active 113 DOM
45. 2026-09-24
    days on market $110,000 Active 112 DOM
46. 2026-09-24
    days on market $110,000 Active 111 DOM
47. 2026-09-22
    days on market $110,000 Active 110 DOM
48. 2026-09-20
    days on market $110,000 Active 108 DOM
49. 2026-09-18
    days on market $110,000 Active 106 DOM
50. 2026-09-17
    days on market $110,000 Active 105 DOM

ⓘ 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 6/10 Major 7 d/yr ≥104°F today · 18 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: $20,113
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,609
• − Management: −$1,609
• − Depreciation: −$3,200
• Taxable income: $5,333
• Est. tax owed @ 24.0%: −$1,280
• After-tax cash flow: $5,487/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 · 10 photos

Excellent 95/100 None rehab

This manufactured home is in excellent condition with no visible signs of damage or wear. The home is move-in ready and has a clean and well-maintained interior and exterior. The home is located in a quiet neighborhood with a nice pond for fishing and great neighbors.

Value-add opportunities

• Resale Paint the exterior fencing — Painting the fencing will enhance the curb appeal and make the home look more inviting to potential buyers. ↑
• Rental Add a small garden bed near the front door — Adding a small garden bed near the front door can enhance the curb appeal and make the home more attractive to potential renters. ↑

B Composite school gradezoned avg 76/100

Zoned Schools

Elementary Crozet Elementary B VA #480/1,108 Nat'l #6,217/41,679 Middle Joseph T. Henley Middle A+ VA #10/342 Nat'l #111/14,009 High Western Albemarle High A VA #40/319 Nat'l #918/17,239

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

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

• County: Albemarle County · 119,403 people
• City population: 120,202
• Metro: Charlottesville, VA
• Population (ZIP): 37,237
• Household income: $92,145
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 10% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 12% Hispanic / Latino 9% Two or more races 6% Asian 5%
• Hispanic origin (detail): Mexican 1%
• Languages at home: 84% English-only · Spanish 8% Other Indo-European 2% Other Asian/Pacific 1%

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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: ▼ -341.65%
• Current HPI: 279.3342
• Rent YoY: ▲ 2.82%
• 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

Price history

1 event — show timeline

• 2026-06-04 Listed $110,000 ForSaleByOwner.com