5435 Ames Gap Ln · Schuyler, VA 22931

$269,900

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 15 Days on market

Built 1973 1.64 ac lot

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Why this score? — see what drove the C 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 +18.8/30.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• Schools +6.2/10.0
• DSCR +5.9/10.0
• 1% rule +3.8/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This beautifully renovated rambler has been completely updated from top to bottom, offering modern comfort and move-in-ready convenience. Major improvements include a new roof, HVAC system, drywall, flooring, windows and plumbing. Fresh landscaping creates a welcoming first impression as you arrive. Inside, the light-filled living room provides a bright and inviting space. Fresh paint and LVP flooring flows throughout the home. The all-new kitchen features stainless steel appliances and updated cabinetry. Enjoy the peaceful surroundings from the screened-in porch overlooking the private 1.4-acre wooded lot. Conveniently located near I-64, just minutes to Charlottesville and the UVA campus

Key facts

• Screened-in porch
• Private wooded lot
• Updated cabinetry

Tags

• NEW ROOF
• HVAC SYSTEM
• UPDATED CABINETRY
• SCREENED-IN PORCH
• PRIVATE WOODED LOT
• EASY ACCESS TO COMMUTING

Property features AI

Finance

• Other: Above-grade finished area reported as 1,056 (source: assessor); Total below-grade area reported as 0

Exterior

• Parking: Driveway
• Utilities: Well water; On-site septic
• Home design: Detached home; Fee simple ownership
• Construction: Aluminum siding; Concrete perimeter foundation; Year built per assessor
• Exterior features: Detached structure; Above grade and below grade structures noted

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Electric hot water
• Interior features: No basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (11.8% below list).
• Recommended offer: $238k (11.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 53/100 on livability (#530 in VA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, 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.
• Market conditions: 4 active listings in the ZIP; 810 units permitted in Albemarle County in 2024 (188 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($2k loan paydown + $10k appreciation (3.6% local appreciation)).
• Albemarle County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.6% appreciation + 3.0% rent growth), your $76k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($266k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y 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.
• Current owner paid $96k; list at $270k implies a 181% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $237,946 (11.8% below list)

Questions for the listing agent

1. Built in 1973 — 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: 0.88% ✗
• Cap rate: 7.50%
• Cash-on-cash: 4.30%
• DSCR: 1.19
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.1%
• Equity multiple: 1.77×
• Total profit: $58,501
• Equity at exit: $130,796

10-year hold

• IRR: 14.6%
• Equity multiple: 3.29×
• Total profit: $173,274
• Equity at exit: $209,240

Cash invested: $75,572 (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 22931

• Home prices YoY: 1.3%
• Active inventory: 4
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,379 medium
• Mortgage (P&I): −$1,415
• Tax from tax record: −$81 /mo · $975/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $271

Break-even live

Break-even rent $2,037

Max offer price $269,900

Occupancy floor 84%

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $269,900 Active 15 DOM
2. 2026-06-18
   days on market $269,900 Active 14 DOM
3. 2026-06-17
   days on market $269,900 Active 13 DOM
4. 2026-06-16
   days on market $269,900 Active 12 DOM
5. 2026-06-15
   days on market $269,900 Active 11 DOM
6. 2026-06-14
   days on market $269,900 Active 9 DOM
7. 2026-06-13
   days on market $269,900 Active 8 DOM
8. 2026-06-10
   days on market $269,900 Active 6 DOM
9. 2026-06-09
   days on market $269,900 Active 5 DOM
10. 2026-06-08
    days on market $269,900 Active 4 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $269,900 Active 3 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: $975 · $81/mo
• Projected year-2 tax: $2,213 · $184/mo
• Expected delta: +$1,238/yr (+$103/mo · 126.9%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥101°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: $28,554
• − Mortgage interest: −$15,119
• − Property taxes: −$975
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,284
• − Management: −$2,284
• − Depreciation: −$7,852
• Taxable loss: −$1,310
• Est. tax savings @ 24.0%: +$314
• After-tax cash flow: $3,562/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 — Schuyler

• Score: 53/100
• State rank: #530
• US rank: #24319

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,675
• Population (ZIP): 219

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 (92%)
• Race & ethnicity: White 92% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Serbian 2%
• Foreign-born: 8% · Canada
• Languages at home: 92% English-only · Spanish 8%

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: ▲ 3.61%
• Current HPI: 275.8852
• 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

+398.9% since first listed

8 events — show timeline

• 2026-06-04 Listed $269,900 BRIGHT MLS
• 2025-05-21 Sold (Public Records) $96,000 Public Records
• 2014-08-27 Listed $80,000 CAAR
• 2014-08-11 Sold (Public Records) $84,500 Public Records
• 2013-02-19 Listing Removed — CAAR
• 2011-11-17 Listed $84,900 CAAR
• 2010-12-15 Sold (Public Records) $45,000 Public Records
• 2010-02-04 Listed $54,100 CAAR

Property tax history

+3.9%/yr

Latest (2025): $975 · -1.5% YoY. Source: county tax records.