857 Windom Pl · Virginia Beach, VA 23454

$206,000

3 bd · 1.5 ba · 1,054 sqft · Townhouse public records · 3 Days on market

Built 1971 1,742 sqft lot Est $254k · 19% under

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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 +20.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• Schools +6.4/10.0
• 1% rule +4.9/10.0
• Rent growth +4.2/5.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

AS IS, WHERE IS - This is a 3 bedroom townhome with 1 full bathroom and a 1/2 bathroom in the Great Neck area. Due to the condition inside, it is extremely difficult to enter and walk around. All items within the house will not be removed.

Key facts

• Built 1971
• Listed 3 days

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Driveway spaces; Street parking
• Utilities: City/County water; City/County sewer; Electric water heater; Electric service
• Home design: Attached townhouse; 2 stories (2 living levels); Simple ownership; Entry on slab foundation
• Construction: Brick and vinyl siding; Asphalt shingle roof; Slab foundation; Built as attached unit
• Exterior features: Patio; Partial privacy fence

Interior

• Kitchen: Electric range
• Bedrooms: Master bedroom; Additional bedroom; No bedroom and full bathroom on first floor
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced hot air heating; Central air conditioning
• Interior features: Attic; Breakfast area; Utility closet
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $206k.

Deal economics

• At list price, monthly cash flow is $281 ($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 $203k (1.3% below list).
• Recommended offer: $203k (1.3% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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: Alanton Elementary (math 75% / reading 79%, grade A, #171 of 1,108 statewide, top 17%, 629 students, 46% FRL); Lynnhaven Middle (math 64% / reading 80%, grade A, #65 of 342 statewide, top 21%, 886 students, 66% FRL); Frank W. Cox High (math 81% / reading 88%, grade A, #23 of 319 statewide, top 8%, 1,681 students, 27% FRL) — zoned schools average 46% FRL vs 28% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.6%/yr); 209 active listings in the ZIP; 8 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 + 6.6% rent growth), your $58k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $55k; list at $206k implies a 275% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,227 (1.3% below list)

Questions for the listing agent

1. Built in 1971 — 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 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?
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: 0.99% ✗
• Cap rate: 7.93%
• Cash-on-cash: 5.85%
• DSCR: 1.26
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $254,014
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
853 Cambridge Dr	0.14mi	3/1.5	1,054 (0%)	7mo	$277,000	$263	88
2238 Windom Pl	0.03mi	2/1.5 (-1)	1,100 (+4%)	7mo	$250,000	$227	81
2203 Sedgewick Dr	0.12mi	2/1.5 (-1)	1,020 (-3%)	4mo	$260,000	$255	80
2226 Windom Pl	0.06mi	2/1.5 (-1)	1,020 (-3%)	10mo	$245,000	$240	78
426 Longleaf Rd	0.52mi	3/2.5	1,100 (+4%)	1mo	$322,000	$293	64
504 Biltmore Dr	0.15mi	2/2.0 (-1)	1,180 (+12%)	3mo	$266,000	$225	64
2426 Sedgewick Dr	0.13mi	2/2.0 (-1)	1,180 (+12%)	8mo	$274,000	$232	60
2397 Sedgewick Dr	0.16mi	2/2.0 (-1)	1,180 (+12%)	10mo	$267,000	$226	57
2449 Reagan Ave	0.61mi	2/2.0 (-1)	1,140 (+8%)	3mo	$275,000	$241	49
456 Falling Ln	0.73mi	2/1.5 (-1)	1,178 (+12%)	3mo	$282,000	$239	39
2401 London Pointe Dr	0.71mi	2/2.0 (-1)	921 (-13%)	7mo	$249,900	$271	33
2385 London Pointe Dr	0.70mi	2/2.0 (-1)	921 (-13%)	8mo	$262,500	$285	32

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 · 6.62% rent growth · sell at horizon

5-year hold

• IRR: -3.5%
• Equity multiple: 0.86×
• Total profit: $-7,827
• Equity at exit: $30,715

10-year hold

• IRR: 9.7%
• Equity multiple: 1.87×
• Total profit: $50,043
• Equity at exit: $17,811

Cash invested: $57,680 (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 23454

• Rents YoY: 6.6%
• Active inventory: 209
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,032 high
• Mortgage (P&I): −$1,080
• Tax from tax record: −$158 /mo · $1,897/yr
• Insurance: −$86
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $281

Break-even live

Break-even rent $1,676

Max offer price $206,000

Occupancy floor 81%

Sensitivity live

Price	-10% $398	-5% $340	+0% $281	+5% $223	+10% $165
Rent	-10% $121	-5% $201	+0% $281	+5% $362	+10% $442
Rate	-1.0pp $385	-0.5pp $334	base $281	+0.5pp $228	+1.0pp $174

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: $51,500
• Closing costs: $6,180
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
733 Tilden Pl Virginia Beach, VA	2.0	1.5	1100	$1,900	$1.73	25d	1	0.19mi
2100 Westminster Ln Virginia Beach, VA	2.0	1.0	1000	$1,569	$1.57	25d	1	0.37mi
2100 Westminster Ln Unit 00 0816AB Virginia Beach, VA	2.0	1.0	1000	$1,409	$1.41	4d	1	0.38mi
304 Windship Cv Virginia Beach, VA	2.0	2.5	1250	$2,195	$1.76	16d	1	0.66mi
314 Falling Ln Virginia Beach, VA	2.0	1.5	1178	$1,800	$1.53	5d	1	0.67mi
472 Falling Ln Virginia Beach, VA	2.0	2.0	1225	$1,750	$1.43	20d	1	0.68mi
1997 Eastwood Villa Ln Virginia Beach, VA	1.0–3.0	1.0–2.5	1117	$2,209	$1.98	17d	1	0.82mi
356 Chesire Ct S Virginia Beach, VA	2.0	1.5	1200	$1,958	$1.63	3d	6	1.02mi

Listing history 3 events

1. 2026-06-21
   days on market $206,000 Active 3 DOM
2. 2026-06-18
   remarks 239-char remark
3. 2026-06-18
   listed $206,000 Active 1 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: $1,897 · $158/mo
• Projected year-2 tax: $1,897 · $158/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 ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,387
• − Mortgage interest: −$11,539
• − Property taxes: −$1,897
• − Insurance: −$1,030
• − Repairs & maintenance: −$1,951
• − Management: −$1,951
• − Depreciation: −$5,993
• Taxable income: $26
• Est. tax owed @ 24.0%: −$6
• After-tax cash flow: $3,369/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): 58,178
• Household income: $102,796
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 1696.0

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 13% Two or more races 9% Hispanic / Latino 7% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 3%
• Foreign-born: 7% · Canada, China
• Languages at home: 90% English-only · Spanish 4% Tagalog/Filipino 1% Chinese 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: ▼ -385.89%
• Current HPI: 328.85
• Rent YoY: ▲ 6.62%
• 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

+274.5% since first listed

2 events — show timeline

• 2026-06-18 Listed $206,000 REINMLS
• 1996-11-22 Sold (Public Records) $55,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,897 · +8.0% YoY. Source: county tax records.