710 White Hall Ln · Virginia Beach, VA 23462

$255,000

3 bd · 1.5 ba · 1,400 sqft · Townhouse public records · 1 Days on market

Built 1969 Est $263k · 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 +15.3/30.0
• ARV discount +8.9/15.0
• Schools +6.4/10.0
• DSCR +4.7/10.0
• Livability +4.2/5.0
• Rent growth +3.9/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully upgraded townhouse to include newer LVP flooring, granite kitchen counter tops, soft close cabinets, stainless steel appliances. Large eat in kitchen, Dining and Spacious living room with 1/2 bath and laundry downstairs. Private front and back yard patio with storage. Upstairs features classic hard wood floors, spacious bedroom and closets with ceiling fans and a blinds

Key facts

• Upgraded townhouse
• Large eat in kitchen
• Soft close cabinets

Tags

• UPGRADED TOWNHOUSE
• GRANITE KITCHEN COUNTER TOPS
• SOFT CLOSE CABINETS
• STAINLESS STEEL APPLIANCES
• LARGE EAT IN KITCHEN
• CLASSIC HARD WOOD FLOORS

Property features AI

Finance

• Other: City and wooded views
• HOA & community: No condo or POA monthly fees listed

Exterior

• Parking: Street parking
• Utilities: City/County water; City/County sewer; Electric water heater
• Home design: Attached property; Townhouse, Traditional style; 2 stories (2 living levels); Slab foundation
• Construction: Brick and vinyl siding; Asphalt shingle roof
• Exterior features: Patio; Storage shed; Chain link and wood fencing

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric range; Refrigerator
• Bedrooms: Master bedroom; Additional bedroom
• Flooring: Laminate; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump; Central air
• Interior features: Ceiling fan; Assigned storage; Foyer; Porch; Utility closet
• Laundry & utility: Washer hookup; Dryer hookup; Main floor laundry; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $255k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/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 $215k (15.6% below list).
• Recommended offer: $215k (15.6% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Trantwood Elementary (math 67% / reading 77%, grade A-, #273 of 1,108 statewide, top 27%, 499 students, 24% FRL); Bayside Middle (math 53% / reading 54%, grade C+, #209 of 342 statewide, top 62%, 700 students, 92% FRL); Bayside High (math 63% / reading 75%, grade B, #170 of 319 statewide, top 55%, 1,983 students, 65% 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 (+5.6%/yr); 229 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 666 units permitted in Virginia Beach city in 2024 (347 in 5+ unit buildings).
• This rent runs 37% 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 $2k of loan paydown is wiped out by about $8k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y 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 $140k; list at $255k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $215,171 (15.6% below list)

Questions for the listing agent

1. Built in 1969 — 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. 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?
5. 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.
6. 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.
7. 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: 0.84% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.56%
• DSCR: 1.07
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $263,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
712 White Hall Ln	0.00mi	3/1.5	1,400 (0%)	1mo	$259,000	$185	99
617 Red Horse Ln	0.21mi	3/1.5	1,466 (+5%)	1mo	$245,000	$167	82
700 Lake Edward Dr	0.07mi	3/2.5	1,512 (+8%)	2mo	$269,900	$179	78
602 Red Horse Ln	0.17mi	3/1.5	1,510 (+8%)	2mo	$251,000	$166	78
809 S Buckingham Ct	0.34mi	3/2.5	1,322 (-6%)	1mo	$270,000	$204	70
5671 Dodington Ct	0.26mi	3/2.5	1,512 (+8%)	1mo	$280,000	$185	70
5676 Weblin Dr	0.37mi	3/2.5	1,322 (-6%)	1mo	$265,000	$200	68
663 Baker Rd	0.08mi	4/1.5 (+1)	1,200 (-14%)	0mo	$254,900	$212	67
5520 Keydet Dr	0.65mi	3/1.5	1,440 (+3%)	1mo	$270,000	$188	64
5661 Campus Dr	0.60mi	3/2.5	1,350 (-4%)	0mo	$283,500	$210	62
5589 Campus Dr	0.65mi	3/2.5	1,346 (-4%)	2mo	$210,000	$156	58
5437 Scholarship Dr	0.60mi	3/2.5	1,480 (+6%)	1mo	$284,000	$192	58

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 · 5.61% rent growth · sell at horizon

5-year hold

• IRR: -11.2%
• Equity multiple: 0.58×
• Total profit: $-29,678
• Equity at exit: $38,021

10-year hold

• IRR: 1.2%
• Equity multiple: 1.09×
• Total profit: $6,608
• Equity at exit: $22,048

Cash invested: $71,400 (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: 229
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,152 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$164 /mo · $1,963/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $93

Break-even live

Break-even rent $2,034

Max offer price $255,000

Occupancy floor 91%

Sensitivity live

Price	-10% $237	-5% $165	+0% $93	+5% $21	+10% $-52
Rent	-10% $-77	-5% $8	+0% $93	+5% $178	+10% $263
Rate	-1.0pp $221	-0.5pp $158	base $93	+0.5pp $27	+1.0pp $-41

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
712 White Hall Ln Virginia Beach, VA	3.0	1.5	1400	$2,200	$1.57	25d	1	0.01mi
5831 E Hastings Arch Virginia Beach, VA	3.0	1.5	1200	$1,950	$1.62	25d	1	0.10mi
5781 Lake Edward Dr Virginia Beach, VA	2.0	1.0–1.5	1075	$1,478	$1.37	4d	15	0.18mi
620 Red Horse Ln Virginia Beach, VA	3.0	1.5	1396	$1,550	$1.11	21d	1	0.19mi
5775 W Hastings Arch Virginia Beach, VA	2.0	1.5	1200	$1,700	$1.42	45d	1	0.27mi
5964 Blackpoole Ln Virginia Beach, VA	3.0	1.5	1310	$2,100	$1.60	25d	1	0.36mi
813 S Grosvenor Ct Virginia Beach, VA	3.0	2.5	1476	$2,300	$1.56	6d	1	0.37mi
724 Hezekiah Little Dr Virginia Beach, VA	3.0	2.5	1748	$2,900	$1.66	3d	1	0.39mi
5619 Summit Arch Virginia Beach, VA	2.0	2.0	957	$1,650	$1.72	6d	1	0.45mi
6333 Tuttle Ave Norfolk, VA	3.0	2.5	1800	$2,695	$1.50	6d	1	0.47mi
5433 Campus Dr Virginia Beach, VA	2.0	2.0	1000	$1,700	$1.70	5d	1	0.54mi
5545 Old Guard Cres Virginia Beach, VA	3.0	2.5	1581	$2,350	$1.49	23d	1	0.54mi
5684 Campus Dr Virginia Beach, VA	3.0	2.5	1356	$2,495	$1.84	6d	1	0.58mi
5632 Campus Dr Virginia Beach, VA	3.0	2.5	1581	$2,201	$1.39	6d	1	0.62mi
5500 Baccalaureate Dr Virginia Beach, VA	3.0	2.5	1400	$1,995	$1.43	16d	1	0.62mi
5516 Seawall Ct Virginia Beach, VA	2.0–3.0	1.0–3.0	1125	$2,421	$2.15	3d	18	0.62mi
5403 Scholarship Dr Virginia Beach, VA	3.0	2.5	1480	$2,100	$1.42	25d	1	0.63mi
849 Gas Light Ln Virginia Beach, VA	2.0	2.0	1250	$1,900	$1.52	19d	1	0.64mi
5500 Goose Pond Ln Virginia Beach, VA	2.0	2.0	1383	$2,450	$1.77	5d	1	0.68mi
969 Turtle Pond Ln Virginia Beach, VA	2.0	2.5	1383	$2,150	$1.55	25d	1	0.69mi
944 Gas Light Ln Virginia Beach, VA	3.0	2.5	1690	$2,300	$1.36	19d	1	0.70mi
944 Gas Light Ln Unit 1 Virginia Beach, VA	3.0	2.5	1690	$2,300	$1.36	18d	1	0.70mi
5517 Lynbrook Lndg Virginia Beach, VA	3.0	2.5	1360	$2,335	$1.72	25d	1	0.71mi
6602 Stoney Point North Norfolk, VA	3.0	2.0	1562	$1,795	$1.15	45d	1	0.72mi
616 Aubrey Dr Virginia Beach, VA	3.0	1.5	1266	$1,995	$1.58	25d	1	0.73mi
700 Wolftrap Ln Virginia Beach, VA	2.0	2.5	1360	$1,795	$1.32	25d	1	0.79mi
700 Wolftrap Ln Virginia Beach, VA	2.0	2.5	1360	$1,795	$1.32	18d	1	0.79mi
700 Wolftrap Ln Virginia Beach, VA	2.0	3.0	1360	$1,795	$1.32	14d	1	0.79mi
5416 Safe Harbour Way Virginia Beach, VA	3.0	2.5	1686	$2,500	$1.48	3d	1	0.80mi
6647 Ethan Allen Ln Norfolk, VA	2.0	1.5	1176	$1,750	$1.49	12d	1	0.84mi
6650 Stoney Point South Norfolk, VA	3.0	2.5	1562	$2,100	$1.34	45d	1	0.89mi
5414 Catina Arch Virginia Beach, VA	1.0–4.0	1.0–1.5	866	$1,997	$2.31	5d	10	0.92mi
1060 Kempsville Rd Norfolk, VA	2.0	2.0	1149	$2,400	$2.09	21d	1	0.97mi
1060 Kempsville Rd Norfolk, VA	2.0	2.0	1070	$2,400	$2.24	46d	1	0.97mi
1060 Kempsville Rd Norfolk, VA	2.0	2.0	1218	$2,400	$1.97	25d	1	0.97mi
1060 Kempsville Rd Norfolk, VA	3.0	2.0	1425	$2,975	$2.09	14d	1	0.97mi
5421 Sweetwater Ct Virginia Beach, VA	3.0	2.5	1704	$2,500	$1.47	4d	1	0.97mi
5416 Sweetwater Ct Virginia Beach, VA	4.0	2.5	1704	$2,495	$1.46	25d	1	0.99mi
1060 Kempsville Rd Apt 10305 Norfolk, VA	2.0	2.0	975	$2,142	$2.20	9d	1	1.00mi
1060 Kempsville Rd Unit 00 09212 Norfolk, VA	2.0	2.0	1002	$2,370	$2.37	45d	1	1.00mi

Listing history 2 events

1. 2026-06-22
   remarks 384-char remark
2. 2026-06-22
   listed $255,000 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: $1,963 · $164/mo
• Projected year-2 tax: $2,091 · $174/mo
• Expected delta: +$128/yr (+$11/mo · 6.5%)

ⓘ 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 80% 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: $25,821
• − Mortgage interest: −$14,284
• − Property taxes: −$1,963
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,066
• − Management: −$2,066
• − Depreciation: −$7,418
• Taxable loss: −$3,251
• Est. tax savings @ 24.0%: +$780
• After-tax cash flow: $1,893/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

+112.5% since first listed

9 events — show timeline

• 2026-06-20 Listed $255,000 REINMLS
• 2025-05-24 Rental Removed $1,800 TENANTTURNER2
• 2025-05-01 Listed for Rent $1,800 TENANTTURNER2
• 2019-10-23 Sold (Public Records) $139,900 Public Records
• 2019-10-03 Pending — REINMLS
• 2019-09-23 Contingent — REINMLS
• 2019-09-15 Listed $139,900 REINMLS
• 2019-07-09 Sold (Public Records) $75,000 Public Records
• 2005-08-08 Sold (Public Records) $120,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $1,963 · +5.9% YoY. Source: county tax records.