3221 Barlborough Way · Virginia Beach, VA 23453

$284,900

3 bd · 2.5 ba · 1,392 sqft · Townhouse public records · 46 Days on market

Built 1974 2,321 sqft lot Est $277k · at est.

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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).

• Cash flow +10.7/30.0
• Schools +6.4/10.0
• ARV discount +6.2/15.0
• Rent growth +4.9/5.0
• Livability +4.2/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Don't miss this move-in ready townhouse in sought-after Scarborough Square with NO HOA/POA fees! This home features LVP flooring downstairs and brand new carpet upstairs. Roof and HVAC both replaced in 2022. Fresh paint throughout. Backyard has a private, attached storage shed which provides extra convenience. Located near Lynnhaven Mall, shops, dining, and interstates, plus access to a community park. Schedule your showing today!

Key facts

• Community park
• Lvp flooring
• Private storage shed

Tags

• MOVE IN READY
• LVP FLOORING
• PRIVATE STORAGE SHED
• COMMUNITY PARK

Property features AI

Finance

• HOA & community: No HOA or association fees listed

Exterior

• Parking: Driveway parking for 2 vehicles
• Utilities: City/County water; City/County sewer; Electric water heater
• Home design: Attached townhouse; Two stories; Simple ownership; Slab foundation
• Construction: Brick and vinyl siding; Asphalt shingle roof
• Exterior features: Patio; Back yard with privacy wood fence

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher
• Bedrooms: One bedroom with ensuite
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning
• Interior features: Cable hookup; Ceiling fan; Attic; Breakfast area; Master bedroom with bath; 9 total rooms
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $285k.

Deal economics

• At list price, monthly cash flow is $-137 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $261k (8.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (26.8% below list).
• Recommended offer: $209k (26.8% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: Holland Elementary (math 57% / reading 67%, grade B, #480 of 1,108 statewide, top 46%, 460 students, 95% FRL); Corporate Landing Middle (math 66% / reading 77%, grade A, #72 of 342 statewide, top 22%, 1,054 students, 46% FRL); Landstown High (math 67% / reading 86%, grade A-, #99 of 319 statewide, top 31%, 2,226 students, 38% FRL) — zoned schools average 60% FRL vs 28% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+9.7%/yr); 104 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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

• It's been on market 46 days — a 3% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $158k; list at $285k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% 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 $208,535 (26.8% 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. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.73% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.06%
• DSCR: 0.91
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $277,008
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3244 Yorkborough Way	0.08mi	3/2.5	1,386 (-0%)	0mo	$300,000	$216	95
3300 Waterman Rd	0.37mi	3/2.0	1,368 (-2%)	2mo	$340,000	$249	77
891 Old Clubhouse Rd	0.24mi	3/2.0	1,500 (+8%)	1mo	$300,000	$200	73
1232 White Birch Ln	0.18mi	3/1.5	1,254 (-10%)	2mo	$241,500	$193	69
3152 Ashaway Rd	0.58mi	3/2.0	1,356 (-3%)	2mo	$342,000	$252	65
965 Clubhouse Rd S	0.51mi	3/1.5	1,320 (-5%)	2mo	$250,000	$189	62
3218 Scarborough Way	0.36mi	3/1.5	1,258 (-10%)	2mo	$245,000	$195	62
1010 Scarborough Ct	0.36mi	3/1.5	1,250 (-10%)	1mo	$235,000	$188	61
3070 Breslaw Ct	0.68mi	4/2.5 (+1)	1,408 (+1%)	2mo	$243,000	$173	60
959 S Club House Rd	0.52mi	3/1.5	1,276 (-8%)	2mo	$244,000	$191	56
3176 Ashaway Rd	0.71mi	3/2.0	1,256 (-10%)	2mo	$345,000	$275	47
2913 Old Glory Rd	0.73mi	4/2.5 (+1)	1,511 (+8%)	2mo	$300,000	$199	45

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.45×
• Total profit: $-43,959
• Equity at exit: $42,480

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $304
• Equity at exit: $24,633

Cash invested: $79,772 (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 23453

• Home prices YoY: -13.4%
• Rents YoY: 9.7%
• Active inventory: 104
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,085 high
• Mortgage (P&I): −$1,494
• Tax from tax record: −$172 /mo · $2,061/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $-137

Break-even live

Break-even rent $2,259

Max offer price $260,681

Occupancy floor —

Sensitivity live

Price	-10% $24	-5% $-56	+0% $-137	+5% $-218	+10% $-298
Rent	-10% $-302	-5% $-219	+0% $-137	+5% $-55	+10% $28
Rate	-1.0pp $6	-0.5pp $-65	base $-137	+0.5pp $-211	+1.0pp $-286

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: $71,225
• Closing costs: $8,547
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1232 White Birch Ln Virginia Beach, VA	3.0	2.0	1254	$2,095	$1.67	25d	1	0.17mi
1240 White Birch Ln Virginia Beach, VA	3.0	1.5	1254	$1,950	$1.56	18d	1	0.18mi
3304 Weeping Willow Ln Virginia Beach, VA	3.0	1.5	1254	$1,750	$1.40	25d	1	0.24mi
1257 Green Cedar Ln Virginia Beach, VA	2.0	1.5	950	$1,725	$1.82	9d	1	0.30mi
1301 Pine Cone Cir Virginia Beach, VA	1.0–3.0	1.0–2.0	827	$2,170	$2.62	3d	13	0.48mi
3500 Green Garden Cir Virginia Beach, VA	2.0	1.0	980	$1,685	$1.72	25d	1	0.56mi
932 Gossman Dr Virginia Beach, VA	3.0	1.5	1430	$2,300	$1.61	22d	1	0.63mi
3517 Plum Cres Virginia Beach, VA	3.0	2.0	1450	$2,200	$1.52	14d	1	0.65mi
1434 Peony Arch Virginia Beach, VA	3.0	2.0	1407	$2,600	$1.85	25d	1	0.81mi
3504 Shawn Ct Virginia Beach, VA	4.0	2.5	1669	$2,650	$1.59	25d	1	0.86mi
2925 Theodorus Ct Virginia Beach, VA	3.0	1.5	1120	$2,000	$1.79	5d	1	0.90mi
3521 Sierra Arch Virginia Beach, VA	3.0	1.5	1420	$1,650	$1.16	25d	1	0.91mi
3745 Edenberry Ct Virginia Beach, VA	2.0	2.0	1044	$1,899	$1.82	5d	1	0.94mi
2908 Peppercorn Ct Virginia Beach, VA	4.0	1.5	1381	$2,295	$1.66	25d	1	0.94mi
1404 Wendfield Dr Virginia Beach, VA	3.0	1.5	1344	$2,000	$1.49	5d	1	1.05mi
1404 Wendfield Dr #102 Virginia Beach, VA	3.0	1.5	1344	$2,000	$1.49	25d	1	1.05mi
1404 Wendfield Dr #102 Virginia Beach, VA	3.0	1.5	1344	$2,000	$1.49	5d	1	1.05mi
1401 Wendfield Dr #103 Virginia Beach, VA	3.0	1.5	1344	$1,850	$1.38	21d	1	1.10mi
713 Willow Lake Cir Virginia Beach, VA	1.0–2.0	1.0–2.0	1041	$2,475	$2.38	25d	1	1.12mi
3416 Hollygreen Dr Virginia Beach, VA	2.0	1.0	960	$1,754	$1.83	25d	5	1.14mi
3638 Windmill Dr Virginia Beach, VA	2.0	1.0	934	$1,695	$1.81	12d	1	1.26mi
3560 Windmill Dr Virginia Beach, VA	3.0	1.5	1080	$2,100	$1.94	25d	1	1.30mi
3702 Canadian Arch Virginia Beach, VA	2.0	1.5	1100	$1,700	$1.55	5d	1	1.33mi
3480 Landstown Ct Virginia Beach, VA	3.0	2.0	1359	$2,495	$1.84	18d	1	1.44mi
717 Grant Ave Virginia Beach, VA	3.0	2.5	1248	$2,160	$1.73	25d	1	1.48mi

Listing history 20 events

1. 2026-06-21
   days on market $284,900 Active 46 DOM
2. 2026-06-18
   days on market $284,900 Active 43 DOM
3. 2026-06-17
   days on market $284,900 Active 42 DOM
4. 2026-06-16
   days on market $284,900 Active 41 DOM
5. 2026-06-15
   days on market $284,900 Active 40 DOM
6. 2026-06-13
   pricedays on market $284,900 Active 38 DOM
7. 2026-06-09
   days on market $290,000 Active 34 DOM
8. 2026-06-08
   days on market $290,000 Active 33 DOM
9. 2026-06-07
   days on market $290,000 Active 32 DOM
10. 2026-06-03
    days on market $290,000 Active 28 DOM
11. 2026-06-02
    days on market $290,000 Active 27 DOM
12. 2026-06-01
    days on market $290,000 Active 26 DOM
13. 2026-05-31
    days on market $290,000 Active 25 DOM
14. 2026-05-05
    listed $290,000 Active
15. 2022-03-16
    price $1,700
16. 2022-01-03
    soldstatus $158,500
17. 2021-10-30
    status Under Contract
18. 2021-10-29
    historical
19. 2021-10-25
    listed $162,500 Active
20. 1994-09-08
    soldstatus $46,106

ⓘ 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: $2,061 · $172/mo
• Projected year-2 tax: $2,336 · $195/mo
• Expected delta: +$275/yr (+$23/mo · 13.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 7% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,024
• − Mortgage interest: −$15,959
• − Property taxes: −$2,061
• − Insurance: −$1,424
• − Repairs & maintenance: −$2,002
• − Management: −$2,002
• − Depreciation: −$8,288
• Taxable loss: −$6,712
• Est. tax savings @ 24.0%: +$1,611
• After-tax cash flow: $-34/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): 34,482
• Household income: $93,838
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 799.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 46% Black 22% Two or more races 14% Asian 12% Hispanic / Latino 10%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Slovak 2% Romanian 2% Italian 1%
• Foreign-born: 11% · Canada, China, Vietnam
• Languages at home: 84% English-only · Tagalog/Filipino 6% Spanish 5% 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: ▼ -52.96%
• Current HPI: 341.8757
• Rent YoY: ▲ 9.69%
• 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

+529.0% since first listed

7 events — show timeline

• 2026-05-05 Listed $290,000 REINMLS
• 2022-03-16 Price Changed $1,700 RENT.
• 2022-01-03 Sold (Public Records) $158,500 Public Records
• 2021-10-30 Pending — REINMLS
• 2021-10-29 Listing Removed — REINMLS
• 2021-10-25 Listed $162,500 REINMLS
• 1994-09-08 Sold (Public Records) $46,106 Public Records

Property tax history

+5.0%/yr

Latest (2025): $2,061 · +3.8% YoY. Source: county tax records.