1158 Hillock Xing · Virginia Beach, VA 23455

$299,500

3 bd · 2.0 ba · 1,080 sqft · Townhouse public records · 16 Days on market

Built 1986 Est $238k · 26% over

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Why this score? — see what drove the F 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 +10.3/30.0
• Schools +6.4/10.0
• Livability +4.2/5.0
• Rent growth +4.0/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to Virginia Beach beautifully updated 3-bedroom, 2-bath end-unit townhome offering the convenience of one-story, low-maintenance living. Great for first-time homebuyers, downsizers, or anyone seeking a move-in-ready home, this property features fresh paint, new carpet, and laminate flooring throughout. The spacious great room boasts an open floor plan, while the kitchen offers a breakfast bar and stunning new granite countertops. Enjoy added privacy as an end unit with a fenced side and backyard, plus a storage shed for extra space. Conveniently located near shopping, dining, military bases, and major highways. This home also offers no HOA fees and a playground within . 2 mi. R

Key facts

• Built 1986
• Listed 15 days

Property features AI

Finance

• Financial info: No additional financial details provided
• HOA & community: No HOA or POA monthly fees

Exterior

• Parking: Parking details not provided
• Security: No security features listed
• Utilities: City/County water; City/County sewer; Electric water heater; Electric power
• Home design: Attached townhouse; Single-story living level; Entry level on main floor
• Construction: Composite roof; Slab foundation; Year rehabilitated (recently updated)
• Exterior features: Vinyl siding; Back and front picket fencing; Storage shed; End unit; Rehabilitated

Interior

• Kitchen: Kitchen with pantry; Dishwasher; Disposal; Microwave; Gas range; Refrigerator; Breakfast area
• Bedrooms: One bedroom with ensuite; First-floor master bedroom; Additional bedrooms including master bedroom and other bedroom
• Flooring: Carpet; Ceramic; Laminate
• Bathrooms: Two full bathrooms; First-floor bedroom with full bathroom
• Heating & cooling: Electric heating; Central air; Heat pump
• Interior features: Ceiling fan; Bar; Cathedral ceiling; Scuttle access; Walk-in closet
• Laundry & utility: Washer and washer hookup; Dryer and dryer hookup; Utility room; Utility closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $300k.

Deal economics

• At list price, monthly cash flow is $-162 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $271k (9.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (28.4% below list).
• Recommended offer: $215k (28.4% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: Bayside Elementary (math 52% / reading 57%, grade C, #650 of 1,108 statewide, top 62%, 480 students, 74% FRL); Bayside High (math 63% / reading 75%, grade B, #170 of 319 statewide, top 55%, 1,983 students, 65% FRL) — zoned schools average 69% FRL vs 28% district-wide (41 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.9%/yr); 207 active listings in the ZIP; 30 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 $2k of loan paydown is wiped out by about $9k 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

• It's been on market 16 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $214,507 (28.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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: 0.72% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.32%
• DSCR: 0.90
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $237,600
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
916 Wilcher Way	0.74mi	2/2.5 (-1)	1,112 (+3%)	5mo	$245,000	$220	50
5566 Campus Dr	0.74mi	2/2.5 (-1)	1,112 (+3%)	12mo	$220,000	$198	43

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 · 5.93% rent growth · sell at horizon

5-year hold

• IRR: -17.3%
• Equity multiple: 0.37×
• Total profit: $-52,443
• Equity at exit: $44,656

10-year hold

• IRR: -5.1%
• Equity multiple: 0.63×
• Total profit: $-30,991
• Equity at exit: $25,895

Cash invested: $83,860 (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 23455

• Rents YoY: 5.9%
• Active inventory: 207
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,145 high
• Mortgage (P&I): −$1,571
• Tax from tax record: −$161 /mo · $1,935/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $-162

Break-even live

Break-even rent $2,350

Max offer price $270,871

Occupancy floor —

Sensitivity live

Price	-10% $7	-5% $-77	+0% $-162	+5% $-247	+10% $-332
Rent	-10% $-332	-5% $-247	+0% $-162	+5% $-77	+10% $7
Rate	-1.0pp $-11	-0.5pp $-86	base $-162	+0.5pp $-240	+1.0pp $-319

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: $74,875
• Closing costs: $8,985
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1151 Hillock Xing Virginia Beach, VA	3.0	2.5	1410	$1,975	$1.40	11d	1	0.04mi
1136 Gleaning Close Virginia Beach, VA	3.0	2.5	1456	$1,895	$1.30	8d	1	0.11mi
1124 Gleaning Close Virginia Beach, VA	3.0	2.0	1160	$1,995	$1.72	24d	1	0.13mi
969 Turtle Pond Ln Virginia Beach, VA	2.0	2.5	1383	$2,150	$1.55	24d	1	0.80mi
5500 Goose Pond Ln Virginia Beach, VA	2.0	2.0	1383	$2,450	$1.77	4d	1	0.87mi
5684 Campus Dr Virginia Beach, VA	3.0	2.5	1356	$2,495	$1.84	5d	1	0.89mi
5500 Baccalaureate Dr Virginia Beach, VA	3.0	2.5	1400	$1,995	$1.43	15d	1	0.92mi
5433 Campus Dr Virginia Beach, VA	2.0	2.0	1000	$1,700	$1.70	4d	1	0.95mi
5403 Scholarship Dr Virginia Beach, VA	3.0	2.5	1480	$2,100	$1.42	24d	1	0.98mi
1600 Diamond Springs Rd Virginia Beach, VA	1.0–3.0	1.0	730	$1,625	$2.23	4d	1	1.02mi
1636 King William Rd Virginia Beach, VA	3.0	2.0	1145	$2,200	$1.92	22d	1	1.05mi
813 S Grosvenor Ct Virginia Beach, VA	3.0	2.5	1476	$2,300	$1.56	5d	1	1.14mi
5312 Justin Ct Unit 800-21-102E Virginia Beach, VA	2.0	1.0	800	$1,599	$2.00	24d	1	1.15mi
5301 Justin Ct Virginia Beach, VA	1.0–2.0	1.0	695	$1,599	$2.30	24d	12	1.21mi
1924 Darnell Dr Virginia Beach, VA	2.0	2.5	1368	$1,700	$1.24	24d	1	1.23mi
849 Gas Light Ln Virginia Beach, VA	2.0	2.0	1250	$1,900	$1.52	18d	1	1.24mi
5781 Lake Edward Dr Virginia Beach, VA	2.0	1.0–1.5	1075	$1,478	$1.37	3d	15	1.34mi
5414 Catina Arch Virginia Beach, VA	1.0–4.0	1.0–1.5	866	$1,997	$2.31	4d	10	1.34mi
5317 Warminster Dr #303 Virginia Beach, VA	2.0	2.0	1350	$1,997	$1.48	22d	1	1.35mi
5300 Warminster Dr #205 Virginia Beach, VA	2.0	2.0	1366	$1,795	$1.31	13d	1	1.40mi
5300 Warminster Dr #205 Virginia Beach, VA	2.0	2.0	1366	$1,750	$1.28	2d	1	1.40mi
5547 Lynbrook Lndg Virginia Beach, VA	3.0	1.0	820	$1,350	$1.65	18d	1	1.42mi
5212 Nuthall Dr #103 Virginia Beach, VA	2.0	2.0	1367	$1,895	$1.39	15d	1	1.45mi
712 White Hall Ln Virginia Beach, VA	3.0	1.5	1400	$2,200	$1.57	24d	1	1.46mi
700 Wolftrap Ln Virginia Beach, VA	2.0	3.0	1360	$1,795	$1.32	13d	1	1.46mi
700 Wolftrap Ln Virginia Beach, VA	2.0	2.5	1360	$1,795	$1.32	24d	1	1.46mi
700 Wolftrap Ln Virginia Beach, VA	2.0	2.5	1360	$1,795	$1.32	17d	1	1.46mi
5964 Blackpoole Ln Virginia Beach, VA	3.0	1.5	1310	$2,100	$1.60	24d	1	1.47mi
5517 Lynbrook Lndg Virginia Beach, VA	3.0	2.5	1360	$2,335	$1.72	24d	1	1.48mi
5831 E Hastings Arch Virginia Beach, VA	3.0	1.5	1200	$1,950	$1.62	24d	1	1.48mi

Listing history 10 events

1. 2026-06-21
   days on market $299,500 Active 16 DOM
2. 2026-06-18
   days on market $299,500 Active 13 DOM
3. 2026-06-17
   days on market $299,500 Active 12 DOM
4. 2026-06-16
   days on market $299,500 Active 11 DOM
5. 2026-06-15
   days on market $299,500 Active 10 DOM
6. 2026-06-13
   days on market $299,500 Active 8 DOM
7. 2026-06-09
   days on market $299,500 Active 4 DOM
8. 2026-06-08
   days on market $299,500 Active 3 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $299,500 Active 2 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: $1,935 · $161/mo
• Projected year-2 tax: $2,456 · $205/mo
• Expected delta: +$521/yr (+$43/mo · 26.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 65% 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: $25,741
• − Mortgage interest: −$16,777
• − Property taxes: −$1,935
• − Insurance: −$1,498
• − Repairs & maintenance: −$2,059
• − Management: −$2,059
• − Depreciation: −$8,713
• Taxable loss: −$7,300
• Est. tax savings @ 24.0%: +$1,752
• After-tax cash flow: $-193/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): 49,977
• Household income: $94,069
• Rent vs Own: 38.4% rent · 61.6% own
• Severe rent burden: 1820.0

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 14% Two or more races 7% Hispanic / Latino 7% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Romanian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 90% English-only · Spanish 3% Tagalog/Filipino 2% Other Indo-European 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: ▼ -347.34%
• Current HPI: 296.3753
• Rent YoY: ▲ 5.93%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-06 Listed $299,500 REINMLS
• 2026-06-04 Coming Soon $299,500 REINMLS

Property tax history

+4.8%/yr

Latest (2025): $1,935 · +567.1% YoY. Source: county tax records.