4722 Teal Duck Ct · Virginia Beach, VA 23462

$143,000

1 bd · 1.0 ba · 601 sqft · Condo public records · 34 Days on market

Built 1985 $255/mo HOA · 14% of rent

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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 +21.5/30.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• DSCR +6.9/10.0
• Schools +6.4/10.0
• Livability +4.2/5.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Open Floor plan with vaulted ceilings in this charming condo. Freshly painted, new Carpet and Heating/Air (2025) make this condo move in ready. Lots of natural light. Primary suite has two good sized closets. Additional storage shed and one assigned parking space. Located close to Town Center and Interstate I-64 providing you with easy access to shopping, dining, and everything Virginia Beach has to offer!

Key facts

• Open floor plan
• New carpet
• Natural light

Tags

• OPEN FLOOR PLAN
• VAULTED CEILINGS
• NEW CARPET
• NATURAL LIGHT
• TWO GOOD SIZED CLOSETS
• ADDITIONAL STORAGE SHED

Property features AI

Finance

• Other: Neighborhood: BROOKSIDE
• HOA & community: Condo association: Brookside Condo Association; Association managed by PMA - Community Management (John Candelora); Condo fee approximately $255 per month; Association covers sewer, trash pickup and water

Exterior

• Parking: Assigned/reserved parking (1 space)
• Utilities: City/County water; City/County sewer; Electric water heater; Electric power available
• Home design: Attached condo; Contemporary style; Single-story living level; Unit on level 2; Slab foundation
• Construction: Vinyl exterior; Asphalt shingle roof; Slab foundation
• Exterior features: Vinyl siding; Asphalt shingle roof

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Refrigerator
• Bedrooms: Master bedroom with ensuite; Bedroom and full bathroom on first floor
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump; Central air
• Interior features: Cathedral ceiling; Wood-burning fireplace; Ceiling fan; Cable hookup; Scuttle access
• Laundry & utility: Washer; Washer hookup; Dryer; Dryer hookup; Utility closet

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $143k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $143k).
• Recommended offer: $139k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: Kempsville Meadows Elementary (math 57% / reading 72%, grade B, #416 of 1,108 statewide, top 41%, 470 students, 46% FRL); Kempsville High (math 73% / reading 78%, grade A-, #105 of 319 statewide, top 33%, 2,006 students, 42% FRL) — zoned schools average 44% FRL vs 28% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.6%/yr); 220 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 666 units permitted in Virginia Beach city in 2024 (347 in 5+ unit buildings).
• This rent runs 31% of the median local income ($69k/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 $989 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 5.6% rent growth), your $40k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($139k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $52k; list at $143k implies a 173% 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 $138,710 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.23% ✓
• Cap rate: 8.10%
• Cash-on-cash: 6.44%
• DSCR: 1.29
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.61% rent growth · sell at horizon

5-year hold

• IRR: -3.0%
• Equity multiple: 0.88×
• Total profit: $-4,612
• Equity at exit: $21,322

10-year hold

• IRR: 9.8%
• Equity multiple: 1.87×
• Total profit: $34,692
• Equity at exit: $12,364

Cash invested: $40,040 (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 23462

• Rents YoY: 5.6%
• Active inventory: 220
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,759 medium
• Mortgage (P&I): −$750
• Tax from tax record: −$110 /mo · $1,325/yr
• Insurance: −$60
• HOA: −$255
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $215

Break-even live

Break-even rent $1,487

Max offer price $143,000

Occupancy floor 83%

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: $35,750
• Closing costs: $4,290
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4556 Columbus St Virginia Beach, VA	2.0	1.0–2.0	763	$2,174	$2.85	3d	14	0.99mi
1500 Chase Arbor Cmn Virginia Beach, VA	1.0–2.0	1.0–2.0	895	$1,641	$1.83	2d	24	1.17mi

HOA detail condo

• Monthly dues: $255 · $3,060/yr
• Likely covers: parking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-18
   days on market $143,000 Active 34 DOM
2. 2026-06-17
   days on market $143,000 Active 33 DOM
3. 2026-06-16
   days on market $143,000 Active 32 DOM
4. 2026-06-15
   days on market $143,000 Active 31 DOM
5. 2026-06-13
   days on market $143,000 Active 29 DOM
6. 2026-06-09
   days on market $143,000 Active 25 DOM
7. 2026-06-08
   days on market $143,000 Active 24 DOM
8. 2026-06-07
   days on market $143,000 Active 23 DOM
9. 2026-06-03
   days on market $143,000 Active 19 DOM
10. 2026-06-02
    days on market $143,000 Active 18 DOM
11. 2026-06-01
    days on market $143,000 Active 17 DOM
12. 2026-05-31
    days on market $143,000 Active 16 DOM
13. 2026-05-15
    listed $143,000 Active
14. 1985-09-11
    soldstatus $52,415

ⓘ 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: $1,325 · $110/mo
• Projected year-2 tax: $1,325 · $110/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥105°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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,109
• − Mortgage interest: −$8,010
• − Property taxes: −$1,325
• − Insurance: −$715
• − Repairs & maintenance: −$1,689
• − Management: −$1,689
• − HOA: −$3,060
• − Depreciation: −$4,160
• Taxable income: $461
• Est. tax owed @ 24.0%: −$111
• After-tax cash flow: $2,467/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): 66,151
• Household income: $69,040
• Rent vs Own: 46.3% rent · 53.7% own
• Severe rent burden: 3906.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 45% Black 32% Hispanic / Latino 12% Two or more races 10% Asian 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Romanian 2% Italian 1% Slovak 1%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 87% English-only · Spanish 6% Tagalog/Filipino 2% Other Asian/Pacific 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: ▼ -269.19%
• Current HPI: 333.1908
• Rent YoY: ▲ 5.61%
• 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

+172.8% since first listed

2 events — show timeline

• 2026-05-15 Listed $143,000 REINMLS
• 1985-09-11 Sold (Public Records) $52,415 Public Records

Property tax history

+5.4%/yr

Latest (2025): $1,325 · +1.9% YoY. Source: county tax records.