636 Bottino Ln · Virginia Beach, VA 23455

$335,000

4 bd · 1.0 ba · 1,444 sqft · SingleFamily public records · 13 Days on market

Built 1960 Est $368k · 9% under

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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 +11.6/15.0
• Cash flow +11.2/30.0
• Schools +6.4/10.0
• Livability +4.2/5.0
• Rent growth +4.0/5.0
• DSCR +3.3/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready and packed with updates, this charming 4-bedroom ranch is a must-see! Freshly painted with new carpet throughout and a beautifully remodeled bathroom, this home offers comfort and style from the moment you step inside. Enjoy a spacious floor plan plus a large fenced backyard with covered patio—ideal for entertaining, summer cookouts, or relaxing evenings. Oversized detached garage with electricity offers endless possibilities for storage, workshop, or hobby space. Ideally located in the heart of Virginia Beach near Town Center, beaches, military bases, parks, shopping, dining, and entertainment. Great home, great location, great value—schedule your tour today befor

Key facts

• Remodeled bathroom
• Covered patio
• Fenced backyard

Tags

• REMODELED BATHROOM
• FENCED BACKYARD
• COVERED PATIO
• OVERSIZED DETACHED GARAGE
• ELECTRICITY IN GARAGE

Property features AI

Finance

• HOA & community: No HOA fees reported

Exterior

• Parking: Detached 1-car garage; Multiple additional spaces (4 total); Driveway parking
• Utilities: City/County water; City/County sewer; Gas water heater
• Home design: Detached property; Ranch / Traditional style; Single-story
• Construction: Vinyl siding; Asphalt shingle roof; Slab foundation
• Exterior features: Patio; Back privacy wood fence; Storage shed

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator
• Bedrooms: Bedroom and full bathroom on first floor; Total rooms: 7; Includes 1st floor bedroom, attic, and porch
• Flooring: Carpet; Ceramic; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced hot air heating (natural gas); Central air conditioning
• Interior features: Ceiling fan; Wood-burning fireplace
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-127 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $313k (6.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $252k (24.8% below list).
• Recommended offer: $252k (24.8% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.5% in Virginia Beach — 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 83/100 on livability (#38 in VA, #880 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, employment A+, housing A+; Watch: cost of living C-, commute F.
• Va Beach City Public School District (urban): math 69% / reading 78% proficiency, ranked #10 of 131 in VA (top 8%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Luxford Elementary (math 52% / reading 57%, grade C, #650 of 1,108 statewide, top 62%, 508 students, 68% FRL); Bayside High (math 63% / reading 75%, grade B, #170 of 319 statewide, top 55%, 1,983 students, 65% FRL) — zoned schools average 67% FRL vs 28% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.9%/yr); 204 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 666 units permitted in Virginia Beach city in 2024 (347 in 5+ unit buildings).
• This rent runs 32% of the median local income ($94k/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 $10k of value loss. Plan a longer hold.
• Virginia Beach County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $86k; list at $335k implies a 290% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 94% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $251,954 (24.8% 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. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.75% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.63%
• DSCR: 0.93
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $368,220
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
636 Bottino Ln	0.00mi	4/1.0	1,248 (-14%)	0mo	$335,000	$268	77
5104 Holly Farms Dr	0.25mi	3/2.0 (-1)	1,424 (-1%)	2mo	$380,000	$267	75
529 Longfellow Ave	0.38mi	4/1.5	1,403 (-3%)	2mo	$250,000	$178	74
740 Lynch Cir	0.33mi	4/2.0	1,355 (-6%)	1mo	$346,100	$255	69
509 Chownings Dr	0.27mi	3/2.0 (-1)	1,365 (-6%)	1mo	$330,000	$242	69
4917 Carnation Ave	0.63mi	4/2.0	1,440 (-0%)	2mo	$390,000	$271	64
4945 Whitman Ln	0.65mi	3/1.0 (-1)	1,435 (-1%)	1mo	$288,750	$201	63
5061 Sullivan Blvd	0.40mi	4/2.0	1,300 (-10%)	3mo	$365,000	$281	58
4928 Clover St	0.53mi	4/2.0	1,555 (+8%)	2mo	$302,000	$194	57
824 Aragona Blvd	0.66mi	3/2.0 (-1)	1,400 (-3%)	3mo	$357,000	$255	53
5009 Whitman Ln	0.54mi	3/1.0 (-1)	1,300 (-10%)	1mo	$345,000	$265	52
500 Southgate Ave	0.60mi	3/2.0 (-1)	1,610 (+12%)	1mo	$369,900	$230	43

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 · 5.93% rent growth · sell at horizon

5-year hold

• IRR: -16.1%
• Equity multiple: 0.42×
• Total profit: $-54,822
• Equity at exit: $49,950

10-year hold

• IRR: -3.6%
• Equity multiple: 0.73×
• Total profit: $-25,187
• Equity at exit: $28,965

Cash invested: $93,800 (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 →

ZIP-level market 23455

• Rents YoY: 5.9%
• Active inventory: 204
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,520 high
• Mortgage (P&I): −$1,757
• Tax from tax record: −$221 /mo · $2,655/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $-127

Break-even live

Break-even rent $2,681

Max offer price $312,536

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5416 Sweetwater Ct Virginia Beach, VA	4.0	2.5	1704	$2,495	$1.46	24d	1	0.33mi
5421 Sweetwater Ct Virginia Beach, VA	3.0	2.5	1704	$2,500	$1.47	2d	1	0.35mi
5509 Bulls Bay Dr Unit 1 Virginia Beach, VA	3.0	2.0	1694	$2,599	$1.53	4d	1	0.37mi
5509 Bulls Bay Dr Virginia Beach, VA	3.0	2.5	1694	$2,599	$1.53	12d	1	0.37mi
512 Featherstone Ct Unit 573F Virginia Beach, VA	3.0	1.0	1047	$1,675	$1.60	24d	1	0.52mi
5416 Safe Harbour Way Virginia Beach, VA	3.0	2.5	1686	$2,500	$1.48	2d	1	0.54mi
449 Peregrine St Virginia Beach, VA	3.0	2.0	1400	$1,995	$1.43	16d	1	0.58mi
5517 Lynbrook Lndg Virginia Beach, VA	3.0	2.5	1360	$2,335	$1.72	24d	1	0.65mi
5161 Weaver Dr Virginia Beach, VA	2.0–3.0	1.0	971	$1,675	$1.73	4d	4	0.66mi
5414 Catina Arch Virginia Beach, VA	1.0–4.0	1.0–1.5	866	$2,276	$2.63	3d	10	0.68mi
5212 Richard Rd Virginia Beach, VA	3.0	2.5	1372	$2,100	$1.53	21d	1	0.69mi
5206 Richard Rd Virginia Beach, VA	3.0	1.5	1240	$1,795	$1.45	21d	1	0.69mi
4932 Westgrove Rd Virginia Beach, VA	4.0	2.5	1400	$2,450	$1.75	24d	1	0.74mi
616 Aubrey Dr Virginia Beach, VA	3.0	1.5	1266	$1,995	$1.58	24d	1	0.74mi
326 Harrier St Virginia Beach, VA	3.0	1.5	1178	$1,995	$1.69	16d	1	0.74mi
1188 Grace Hill Dr Virginia Beach, VA	3.0	2.5	1805	$2,600	$1.44	4d	1	0.85mi
1028 Grace Hill Dr Virginia Beach, VA	3.0	2.5	1809	$2,895	$1.60	24d	1	0.88mi
724 Hezekiah Little Dr Virginia Beach, VA	3.0	2.5	1748	$2,900	$1.66	2d	1	0.90mi
337 Dorset Ave Virginia Beach, VA	3.0	1.0	1180	$1,700	$1.44	7d	1	0.90mi
944 Gas Light Ln Virginia Beach, VA	3.0	2.5	1690	$2,300	$1.36	17d	1	0.90mi
944 Gas Light Ln Unit 1 Virginia Beach, VA	3.0	2.5	1690	$2,300	$1.36	16d	1	0.90mi
4857 Westgrove Rd Virginia Beach, VA	4.0	2.0	1378	$2,450	$1.78	3d	1	0.91mi
5516 Seawall Ct Virginia Beach, VA	2.0–3.0	1.0–3.0	1125	$2,421	$2.15	2d	18	0.92mi
1001 Grace Hill Dr Virginia Beach, VA	3.0	2.5	1778	$2,350	$1.32	3d	1	0.92mi
4733 Adler Ave Virginia Beach, VA	3.0	1.0	1150	$1,995	$1.73	21d	1	0.93mi
5328 Tamworth Pl Virginia Beach, VA	3.0	2.5	1857	$2,400	$1.29	24d	1	0.95mi
5325 Brinsley Ln Virginia Beach, VA	3.0	2.5	1619	$2,500	$1.54	12d	1	1.01mi
5332 Bramcote Pl Unit 1 Virginia Beach, VA	3.0	2.5	1857	$2,695	$1.45	24d	1	1.10mi
814 Gable Way Virginia Beach, VA	3.0	2.5	1452	$2,200	$1.52	24d	1	1.13mi
5403 Scholarship Dr Virginia Beach, VA	3.0	2.5	1480	$2,100	$1.42	24d	1	1.15mi
825 Crossing Ct Virginia Beach, VA	1.0–3.0	1.0–2.0	937	$2,499	$2.67	24d	1	1.17mi
813 S Grosvenor Ct Virginia Beach, VA	3.0	2.5	1476	$2,300	$1.56	4d	1	1.19mi
5500 Baccalaureate Dr Virginia Beach, VA	3.0	2.5	1400	$1,995	$1.43	15d	1	1.24mi
712 White Hall Ln Virginia Beach, VA	3.0	1.5	1400	$2,200	$1.57	24d	1	1.29mi
4409 Articles Ln Virginia Beach, VA	3.0	1.5	1332	$2,650	$1.99	2d	1	1.33mi
5545 Old Guard Cres Virginia Beach, VA	3.0	2.5	1581	$2,350	$1.49	21d	1	1.39mi
5831 E Hastings Arch Virginia Beach, VA	3.0	1.5	1200	$1,950	$1.62	24d	1	1.39mi
913 Ewell Rd Virginia Beach, VA	3.0	2.5	1458	$2,000	$1.37	4d	1	1.45mi
620 Red Horse Ln Virginia Beach, VA	3.0	1.5	1396	$1,550	$1.11	20d	1	1.45mi
6602 Stoney Point North Norfolk, VA	3.0	2.0	1562	$1,795	$1.15	44d	1	1.48mi

Listing history 4 events

1. 2026-05-14
   status Under Contract
2. 2026-05-04
   historical Active Under Contract
3. 2026-05-01
   listed $335,000 Active
4. 1999-02-26
   soldstatus $86,000

ⓘ 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: $2,655 · $221/mo
• Projected year-2 tax: $2,747 · $229/mo
• Expected delta: +$92/yr (+$8/mo · 3.5%)

ⓘ 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 9/10 Extreme 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 94% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,234
• − Mortgage interest: −$18,765
• − Property taxes: −$2,655
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,419
• − Management: −$2,419
• − Depreciation: −$9,745
• Taxable loss: −$7,444
• Est. tax savings @ 24.0%: +$1,786
• After-tax cash flow: $260/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: Va Beach City Public School District
• NCES district ID: 5103840
• Math proficiency: 69% ▼ -19.00%
• Reading proficiency: 78% ▼ -7.00%
• Median HH income: $66,452
• Composite: 63.81/100
• National rank: #594
• State rank: #10 of 131 in VA

Livability — Virginia Beach

• Score: 83/100
• State rank: #38
• US rank: #880

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Virginia Beach, VA
• County: Virginia Beach City · 448,227 people
• City population: 448,227
• Metro: Virginia Beach-Norfolk-Newport News, VA-NC
• Population (ZIP): 49,977
• Household income: $94,069
• Rent vs Own: 38.4% rent · 61.6% own
• Severe rent burden: 1820.0

Population outlook (Virginia Beach County) Hauer SSP2

• Today (2025): 480,401 people
• By 2030: 491,221 · +2.3%
• By 2040: 504,882 · +5.1%
• By 2050: 508,847 · +5.9%
• By 2075: 504,831 · +5.1%
• By 2100: 465,867 · -3.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 14% Two or more races 7% Hispanic / Latino 7% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Romanian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 90% English-only · Spanish 3% Tagalog/Filipino 2% Other Indo-European 1%

Political lean MEDSL · Virginia Beach

• 2024 margin: Toss-up / Even · D 50.7% · R 48.0% · Other 1.3%
• 2008→2024 swing: +3.4pp toward D · 2008: -0.7pp · 2024: 2.6pp
• All cycles: 2024: D+2.6 2020: D+5.4 2016: R+4.5 2012: R+2.5 2008: R+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -347.34%
• Current HPI: 296.3753
• Rent YoY: ▲ 5.93%
• Metro: Virginia Beach-Norfolk-Newport News, VA-NC
• 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

+289.5% since first listed

4 events — show timeline

• 2026-05-14 Pending — REINMLS
• 2026-05-04 Contingent — REINMLS
• 2026-05-01 Listed $335,000 REINMLS
• 1999-02-26 Sold (Public Records) $86,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $2,655 · +3.1% YoY. Source: county tax records.