663 Baker Rd · Virginia Beach, VA 23462

$254,900

4 bd · 1.5 ba · 1,200 sqft · Townhouse public records · 13 Days on market

Built 1969 Est $238k · 7% over

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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 +18.6/30.0
• Schools +6.4/10.0
• DSCR +5.8/10.0
• ARV discount +4.2/15.0
• Livability +4.2/5.0
• Rent growth +3.9/5.0
• 1% rule +3.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this beautifully maintained end-unit four-bedroom townhome in Virginia Beach, where comfort meets convenience in the heart of the city. The well-designed floor plan features fresh interior paint and new carpet throughout. Conveniently located near shopping, dining, entertainment, and major interstates. Move-in ready and waiting for its next owner!

Key facts

• Built 1969
• Listed 13 days

Property features AI

Finance

• Other: Neighborhood: LAKE EDWARD
• HOA & community: No HOA (no association listed)

Exterior

• Parking: Off-street parking; Driveway spaces; On-street parking
• Utilities: City/county water; City/county sewer; Electric service
• Home design: Attached townhouse; 2 stories with 2 living levels; Slab foundation; Simple ownership
• Construction: Asphalt shingle roof
• Exterior features: Brick siding; Decorative partial fence; Storage shed; Attic (access via scuttle)

Interior

• Kitchen: Electric range; Microwave; Dishwasher
• Bedrooms: Master bedroom; Additional bedroom(s)
• Flooring: Carpet; Ceramic; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning; Electric water heater
• Interior features: Cable hookup; Ceiling fan; Scuttle access (attic access)
• Laundry & utility: Washer hookup (main floor laundry); Dryer hookup; Utility room; Utility closet

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath townhouse listed at $255k.

Deal economics

• At list price, monthly cash flow is $246 ($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 $225k (11.7% below list).
• Recommended offer: $225k (11.7% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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: Diamond Springs Elementary (484 students, 100% 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 86% FRL vs 28% district-wide (58 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 61% at this address vs 74% district-wide (-12 pts) — the specific schools serving this property underperform the Va Beach City Public School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+5.6%/yr); 229 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 39% 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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $135k; list at $255k implies a 89% 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 $225,162 (11.7% 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: 0.88% ✗
• Cap rate: 7.45%
• Cash-on-cash: 4.13%
• DSCR: 1.18
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $237,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
663 Baker Rd	0.00mi	4/1.5	1,200 (0%)	0mo	$254,900	$212	100
5716 E Hastings Arch	0.04mi	3/1.5 (-1)	1,200 (0%)	2mo	$245,000	$204	91
5944 Margate Ave	0.37mi	3/1.5 (-1)	1,260 (+5%)	2mo	$200,000	$159	68
5900 Blackpoole Ln	0.30mi	3/1.5 (-1)	1,310 (+9%)	3mo	$257,500	$197	63
6006 Margate Ave	0.45mi	3/1.5 (-1)	1,260 (+5%)	3mo	$250,000	$198	63
5920 Buckminister Ln	0.34mi	3/1.5 (-1)	1,301 (+8%)	4mo	$245,000	$188	62
809 S Buckingham Ct	0.29mi	3/2.5 (-1)	1,322 (+10%)	1mo	$270,000	$204	60
839 Devonshire Ct	0.34mi	3/1.5 (-1)	1,328 (+11%)	4mo	$255,000	$192	58
5676 Weblin Dr	0.33mi	3/2.5 (-1)	1,322 (+10%)	1mo	$265,000	$200	58
5487 Davis Way	0.67mi	3/1.5 (-1)	1,266 (+6%)	3mo	$230,000	$182	52
5661 Campus Dr	0.58mi	3/2.5 (-1)	1,350 (+12%)	0mo	$283,500	$210	43
5589 Campus Dr	0.63mi	3/2.5 (-1)	1,346 (+12%)	2mo	$210,000	$156	40

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: -7.3%
• Equity multiple: 0.72×
• Total profit: $-19,695
• Equity at exit: $38,006

10-year hold

• IRR: 5.0%
• Equity multiple: 1.40×
• Total profit: $28,834
• Equity at exit: $22,039

Cash invested: $71,372 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,252 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$90 /mo · $1,082/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $246

Break-even live

Break-even rent $1,941

Max offer price $254,900

Occupancy floor 84%

Sensitivity live

Price	-10% $390	-5% $318	+0% $246	+5% $174	+10% $101
Rent	-10% $68	-5% $157	+0% $246	+5% $335	+10% $424
Rate	-1.0pp $374	-0.5pp $311	base $246	+0.5pp $180	+1.0pp $112

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: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Rent comps 25 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	0.06mi
5831 E Hastings Arch Virginia Beach, VA	3.0	1.5	1200	$1,950	$1.62	25d	1	0.16mi
620 Red Horse Ln Virginia Beach, VA	3.0	1.5	1396	$1,550	$1.11	21d	1	0.25mi
813 S Grosvenor Ct Virginia Beach, VA	3.0	2.5	1476	$2,300	$1.56	6d	1	0.34mi
5964 Blackpoole Ln Virginia Beach, VA	3.0	1.5	1310	$2,100	$1.60	25d	1	0.41mi
5516 Seawall Ct Virginia Beach, VA	2.0–3.0	1.0–3.0	1125	$2,421	$2.15	3d	18	0.59mi
5684 Campus Dr Virginia Beach, VA	3.0	2.5	1356	$2,495	$1.84	6d	1	0.59mi
5500 Baccalaureate Dr Virginia Beach, VA	3.0	2.5	1400	$1,995	$1.43	16d	1	0.59mi
5403 Scholarship Dr Virginia Beach, VA	3.0	2.5	1480	$2,100	$1.42	25d	1	0.60mi
5517 Lynbrook Lndg Virginia Beach, VA	3.0	2.5	1360	$2,335	$1.72	25d	1	0.65mi
5547 Lynbrook Lndg Virginia Beach, VA	3.0	1.0	820	$1,350	$1.65	19d	1	0.66mi
616 Aubrey Dr Virginia Beach, VA	3.0	1.5	1266	$1,995	$1.58	25d	1	0.68mi
5414 Catina Arch Virginia Beach, VA	1.0–4.0	1.0–1.5	866	$2,276	$2.63	4d	10	0.87mi
1060 Kempsville Rd Norfolk, VA	3.0	2.0	1425	$2,975	$2.09	13d	1	1.03mi
1060 Kempsville Rd Unit 00 08107 Norfolk, VA	3.0	2.0	1383	$2,479	$1.79	14d	1	1.05mi
449 Peregrine St Virginia Beach, VA	3.0	2.0	1400	$1,995	$1.43	18d	1	1.22mi
6163 Kempsville Cir Norfolk, VA	1.0–3.0	1.0–2.0	1120	$3,008	$2.69	3d	12	1.25mi
326 Harrier St Virginia Beach, VA	3.0	1.5	1178	$1,995	$1.69	18d	1	1.29mi
1124 Gleaning Close Virginia Beach, VA	3.0	2.0	1160	$1,995	$1.72	25d	1	1.32mi
1136 Gleaning Close Virginia Beach, VA	3.0	2.5	1456	$1,895	$1.30	9d	1	1.34mi
512 Featherstone Ct Unit 573F Virginia Beach, VA	3.0	1.0	1047	$1,675	$1.60	25d	1	1.35mi
5212 Richard Rd Virginia Beach, VA	3.0	2.5	1372	$2,100	$1.53	23d	1	1.37mi
5206 Richard Rd Virginia Beach, VA	3.0	1.5	1240	$1,795	$1.45	23d	1	1.38mi
1151 Hillock Xing Virginia Beach, VA	3.0	2.5	1410	$1,975	$1.40	12d	1	1.41mi
5161 Weaver Dr Virginia Beach, VA	2.0–3.0	1.0	971	$1,675	$1.73	6d	4	1.44mi

Listing history 4 events

1. 2026-05-16
   historical Active Under Contract
2. 2026-05-14
   listed $254,900 Active
3. 2009-10-29
   soldstatus $135,000
4. 1998-03-11
   soldstatus $59,900

ⓘ 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: $1,082 · $90/mo
• Projected year-2 tax: $2,090 · $174/mo
• Expected delta: +$1,009/yr (+$84/mo · 93.2%)

ⓘ 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: $27,019
• − Mortgage interest: −$14,278
• − Property taxes: −$1,082
• − Insurance: −$1,274
• − Repairs & maintenance: −$2,162
• − Management: −$2,162
• − Depreciation: −$7,415
• Taxable loss: −$1,353
• Est. tax savings @ 24.0%: +$325
• After-tax cash flow: $3,273/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

+325.5% since first listed

4 events — show timeline

• 2026-05-16 Contingent — REINMLS
• 2026-05-14 Listed $254,900 REINMLS
• 2009-10-29 Sold (Public Records) $135,000 Public Records
• 1998-03-11 Sold (Public Records) $59,900 Public Records

Property tax history

+4.3%/yr

Latest (2020): $1,082 · +4.2% YoY. Source: county tax records.