9 Lydney Cir · Chesapeake, VA 23320

$160,000

3 bd · 2.0 ba · 1,392 sqft · Townhouse public records

Built 1981 Est $299k · 47% under $52/mo HOA · 2% of rent

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Schools +5.8/10.0
• Rent growth +4.4/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 3 bedroom home centrally located in central Chesapeake. Near Greenbrier Mall shopping and recreation activities; easy access to I64

Key facts

• $52 HOA
• Garage
• Built 1981

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $160k.

Deal economics

• At list price, monthly cash flow is $713 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 11.6% vs local median 3.7% in Chesapeake — 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 70/100 on livability (#236 in VA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: crime C-, cost of living C-, amenities F.
• Chesapeake City Public School District (suburban): math 58% / reading 74% proficiency, ranked #31 of 131 in VA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Sparrow Road Intermediate (math 46% / reading 53%, grade D, #742 of 1,108 statewide, top 70%, 478 students, 91% FRL); Indian River High (math 69% / reading 73%, grade B+, #146 of 319 statewide, top 47%, 1,701 students, 71% FRL) — zoned schools average 81% FRL vs 28% district-wide (54 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.8%/yr); 282 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 597 units permitted in Chesapeake city in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($84k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Chesapeake County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 7.8% rent growth), your $45k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $52k; list at $160k implies a 208% 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 6→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.48% ✓
• Cap rate: 11.64%
• Cash-on-cash: 19.09%
• DSCR: 1.85
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $299,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 Keswick Cir	0.07mi	3/2.0	1,428 (+3%)	4mo	$300,000	$210	89
1 Newstead Cir	0.21mi	3/2.5	1,276 (-8%)	0mo	$305,000	$239	74
11 Penzance Cir	0.30mi	3/1.5	1,300 (-7%)	4mo	$279,000	$215	70
1 Romsey Cir	0.34mi	3/2.5	1,300 (-7%)	4mo	$300,000	$231	68
12 Romsey Cir	0.37mi	3/2.5	1,248 (-10%)	1mo	$311,000	$249	63
1984 Woodgate Arch	0.45mi	3/1.5	1,242 (-11%)	1mo	$285,000	$229	58
1224 Glyndon Dr	0.37mi	3/1.5	1,582 (+14%)	2mo	$289,000	$183	56
2010 Fawnwood Cmn	0.53mi	3/2.5	1,252 (-10%)	1mo	$280,000	$224	56
6492 Duquesne Pl	0.60mi	3/1.5	1,275 (-8%)	3mo	$270,000	$212	54
1940 Woodgate Arch	0.52mi	2/2.0 (-1)	1,256 (-10%)	4mo	$240,000	$191	51
6464 Duquesne Pl	0.64mi	3/1.5	1,524 (+10%)	3mo	$275,000	$180	50
6415 Duquesne Pl	0.69mi	4/2.5 (+1)	1,538 (+10%)	5mo	$251,500	$164	39

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 · 7.78% rent growth · sell at horizon

5-year hold

• IRR: 16.5%
• Equity multiple: 1.70×
• Total profit: $31,490
• Equity at exit: $23,857

10-year hold

• IRR: 28.4%
• Equity multiple: 4.13×
• Total profit: $140,281
• Equity at exit: $13,834

Cash invested: $44,800 (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 23320

• Rents YoY: 7.8%
• Active inventory: 282
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,370 high
• Mortgage (P&I): −$839
• Tax from tax record: −$201 /mo · $2,417/yr
• Insurance: −$67
• HOA: −$52
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $713

Break-even live

Break-even rent $1,467

Max offer price $160,000

Occupancy floor 65%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1321 Drexel Cir Virginia Beach, VA	4.0	2.0	1845	$2,800	$1.52	24d	1	0.23mi
2502 Fieldsway Dr Chesapeake, VA	3.0	2.5	1860	$2,550	$1.37	15d	1	0.25mi
2416 Trafton Pl Chesapeake, VA	3.0	2.5	1750	$2,800	$1.60	17d	1	0.33mi
1257 Jadens Way Chesapeake, VA	3.0	3.0	1726	$2,550	$1.48	15d	1	0.37mi
2403 Trafton Pl Unit 1 Chesapeake, VA	3.0	2.5	1739	$2,800	$1.61	2d	1	0.38mi
2213 Sparrow Rd Chesapeake, VA	3.0	2.0	1248	$2,300	$1.84	17d	1	0.47mi
2008 Fawnwood Cmn Chesapeake, VA	3.0	1.5	1131	$1,950	$1.72	24d	1	0.54mi
1924 Woodgate Arch Unit 1 Chesapeake, VA	2.0	2.5	1264	$1,850	$1.46	16d	1	0.57mi
1924 Woodgate Arch Chesapeake, VA	2.0	2.5	1264	$1,850	$1.46	17d	1	0.57mi
6400 Dillard Pl Unit 1 Virginia Beach, VA	4.0	2.5	1700	$2,395	$1.41	24d	1	0.57mi
6205 Lippizan Cir Virginia Beach, VA	3.0	2.5	1800	$2,200	$1.22	24d	1	0.60mi
1221 Clydesdale Ln Virginia Beach, VA	2.0	1.5	1120	$1,800	$1.61	24d	1	0.66mi
6442 Duquesne Pl Virginia Beach, VA	3.0	1.5	1524	$1,995	$1.31	8d	1	0.68mi
6442 Duquesne Pl Virginia Beach, VA	3.0	1.5	1524	$1,995	$1.31	11d	1	0.68mi
1940 Weber Ave Chesapeake, VA	3.0	2.0	1600	$1,995	$1.25	24d	1	0.79mi
1101 Craftsman Dr Virginia Beach, VA	1.0–2.0	1.0–2.0	1014	$1,909	$1.88	2d	22	0.85mi
150 Coveside Ln Chesapeake, VA	1.0–3.0	1.0–2.0	1120	$2,779	$2.48	2d	29	0.93mi
1102 Clear Springs Rd Virginia Beach, VA	3.0	1.5	1280	$1,695	$1.32	24d	1	0.93mi
929 Wintercress Way Chesapeake, VA	3.0	1.0–2.0	898	$2,742	$3.05	4d	17	1.08mi
1712 Weber Ave Chesapeake, VA	3.0	2.5	1704	$2,200	$1.29	8d	1	1.09mi
1048 Commonwealth Pl Virginia Beach, VA	3.0	1.5	1242	$2,150	$1.73	24d	1	1.12mi
1501 Carlton Dr Chesapeake, VA	1.0–3.0	1.0–2.0	1075	$2,565	$2.39	3d	11	1.17mi
6324 Rockbrook Ln Virginia Beach, VA	1.0–2.0	1.0–2.0	964	$2,165	$2.25	3d	20	1.21mi
6308 Blakely Sq Virginia Beach, VA	1.0–3.0	1.0–2.0	1036	$2,629	$2.54	3d	17	1.24mi
1728 Rueger St Virginia Beach, VA	3.0	2.0	1360	$1,800	$1.32	15d	1	1.34mi
5742 Simon St Virginia Beach, VA	3.0	2.0	1500	$1,995	$1.33	8d	1	1.37mi
1801 Colleen Ct Virginia Beach, VA	3.0	2.0	1474	$2,600	$1.76	24d	1	1.41mi
1005 Scarlet Oak Ct S Chesapeake, VA	3.0	2.0	1400	$2,400	$1.71	24d	1	1.43mi
2001 Angora Dr Chesapeake, VA	4.0	2.0	1539	$2,850	$1.85	16d	1	1.44mi
1418 Willow Ave Unit A Chesapeake, VA	2.0	1.0	1000	$1,550	$1.55	24d	1	1.47mi
1315 River Birch Run S Chesapeake, VA	3.0	1.5	1244	$1,950	$1.57	12d	1	1.48mi
1315 River Birch Run S Chesapeake, VA	3.0	1.5	1244	$1,950	$1.57	4d	1	1.48mi

HOA detail

• Monthly dues: $52 · $624/yr

Listing history 3 events

1. 2026-05-25
   listed $160,000
2. 2026-05-25
   historical
3. 1981-03-19
   soldstatus $52,000

ⓘ 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: $2,417 · $201/mo
• Projected year-2 tax: $2,417 · $201/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 6 d/yr ≥105°F today · 13 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,435
• − Mortgage interest: −$8,962
• − Property taxes: −$2,417
• − Insurance: −$800
• − Repairs & maintenance: −$2,275
• − Management: −$2,275
• − HOA: −$624
• − Depreciation: −$4,655
• Taxable income: $6,428
• Est. tax owed @ 24.0%: −$1,543
• After-tax cash flow: $7,012/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: Chesapeake City Public School District
• NCES district ID: 5100810
• Math proficiency: 58% ▼ -29.00%
• Reading proficiency: 74% ▼ -7.00%
• Median HH income: $69,356
• Composite: 57.84/100
• National rank: #1047
• State rank: #31 of 131 in VA

Livability — Chesapeake

• Score: 70/100
• State rank: #236
• US rank: #7942

Category grades

Amenities F Commute F Cost of living C- Crime C- Employment A+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chesapeake, VA
• County: Chesapeake City · 253,091 people
• City population: 253,091
• Metro: Virginia Beach-Norfolk-Newport News, VA-NC
• Population (ZIP): 59,108
• Household income: $84,305
• Rent vs Own: 35.5% rent · 64.5% own
• Severe rent burden: 2714.0

Population outlook (Chesapeake County) Hauer SSP2

• Today (2025): 263,804 people
• By 2030: 276,798 · +4.9%
• By 2040: 299,906 · +13.7%
• By 2050: 318,284 · +20.7%
• By 2075: 362,137 · +37.3%
• By 2100: 372,225 · +41.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 49% Black 29% Hispanic / Latino 10% Two or more races 8% Asian 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Romanian 2% Italian 2%
• Foreign-born: 9% · Canada
• Languages at home: 89% English-only · Spanish 6% Tagalog/Filipino 2% French/Haitian/Cajun 1%

Political lean MEDSL · Chesapeake

• 2024 margin: Toss-up / Even · D 51.3% · R 47.5% · Other 1.2%
• 2008→2024 swing: +2.5pp toward D · 2008: 1.3pp · 2024: 3.8pp
• All cycles: 2024: D+3.8 2020: D+6.5 2016: R+1.3 2012: D+1.1 2008: D+1.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -241.43%
• Current HPI: 285.5792
• Rent YoY: ▲ 7.78%
• 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

+207.7% since first listed

3 events — show timeline

• 2026-05-25 Listing Removed — REINMLS
• 2026-05-25 Listed $160,000 REINMLS
• 1981-03-19 Sold (Public Records) $52,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $2,417 · +6.0% YoY. Source: county tax records.