27262 Seaside Rd · Cape Charles, VA 23313

$135,000

4 bd · 1.0 ba · 1,780 sqft · SingleFamily · 5 Days on market

Built 1754 Poor condition 0.79 ac lot $76/sqft · 63% below area

---

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 +17.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• Appreciation +5.0/10.0
• 1% rule +4.6/10.0
• Schools +4.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Property is AS IS WHERE IS - Tax Map 106A-1-B-1 (rear lot) being sold with dwelling - PRIME SEASIDE LOCATION - 1 acre lot, mature trees, quiet street - Fix Up/Repair/Renovate or Tear Down and start anew. Inside dwelling has useable materials. CAUTION WHEN ENTERING KITCHEN AREA AS FLOORING IS UNSTABLE IN SOME SPOTS. Roof has large hole.

Key facts

• Picturesque location
• Modern windows
• Easy access to cbbt

Tags

• INVESTMENT POTENTIAL
• NEW ROOF
• MODERN WINDOWS
• SPACIOUS EAT IN KITCHEN
• PICTURESQUE LOCATION
• EASY ACCESS TO CBBT

Property features AI

Exterior

• Parking: No garage
• Utilities: Well water; Septic sewer
• Home design: Single family residence; Two levels; Residential zoning; Fixer condition
• Construction: Aluminum siding; Block foundation; Composition roof; Built with see remarks (additional construction details)
• Exterior features: Front porch; Storm door(s); Chesapeake Bay frontage

Interior

• Kitchen: No appliances listed
• Flooring: Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Other interior features; Double-pane windows
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $135k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $94 ($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 $130k (3.7% below list).
• Recommended offer: $130k (3.7% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 1.2% in Cape Charles — 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 61/100 on livability (#420 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+; Watch: employment C-, housing C-, cost of living D+.
• Northampton County Public School District (rural): math 36% / reading 62% proficiency, ranked #103 of 131 in VA (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 2 active listings in the ZIP; 164 units permitted in Northampton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($933 loan paydown + $4k appreciation (3.0% local appreciation)).
• Northampton County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 $55k; list at $135k implies a 145% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1754 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,951 (3.7% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1754 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.96% ✗
• Cap rate: 7.13%
• Cash-on-cash: 2.97%
• DSCR: 1.13
• GRM: 8.7

CMA / ARV

• ARV (median comp): $363,476
• List price: $135,000
• Delta: -62.86%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5134 Hortense Ln	0.21mi	3/2.0 (-1)	2,004 (+13%)	1mo	$369,000	$184	59
5120 Hortense Ln	0.19mi	3/2.5 (-1)	1,578 (-11%)	7mo	$357,000	$226	55

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.3%
• Equity multiple: 1.59×
• Total profit: $22,247
• Equity at exit: $60,702

10-year hold

• IRR: 12.6%
• Equity multiple: 2.88×
• Total profit: $70,887
• Equity at exit: $93,549

Cash invested: $37,800 (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 23313

• Active inventory: 2
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $94

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 88%

Sensitivity live

Price	-10% $187	-5% $140	+0% $94	+5% $47	+10% $0
Rent	-10% $-9	-5% $42	+0% $94	+5% $145	+10% $196
Rate	-1.0pp $162	-0.5pp $128	base $94	+0.5pp $59	+1.0pp $23

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-02
   status Pending 1017-char remark
2. 2026-04-27
   listed $135,000 Active 1017-char remark
3. 2021-05-12
   soldstatus $55,000 338-char remark

   Show marketing remark (338 chars)

   Property is AS IS WHERE IS - Tax Map 106A-1-B-1 (rear lot) being sold with dwelling - PRIME SEASIDE LOCATION - 1 acre lot, mature trees, quiet street - Fix Up/Repair/Renovate or Tear Down and start anew. Inside dwelling has useable materials. CAUTION WHEN ENTERING KITCHEN AREA AS FLOORING IS UNSTABLE IN SOME SPOTS. Roof has large hole.

4. 2021-03-23
   listed $35,000 338-char remark

   Show marketing remark (338 chars)

   Property is AS IS WHERE IS - Tax Map 106A-1-B-1 (rear lot) being sold with dwelling - PRIME SEASIDE LOCATION - 1 acre lot, mature trees, quiet street - Fix Up/Repair/Renovate or Tear Down and start anew. Inside dwelling has useable materials. CAUTION WHEN ENTERING KITCHEN AREA AS FLOORING IS UNSTABLE IN SOME SPOTS. Roof has large hole.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $15,594
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$3,927
• Taxable loss: −$1,090
• Est. tax savings @ 24.0%: +$262
• After-tax cash flow: $1,386/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and renovations to bring it up to a livable condition. Significant structural issues and major repairs are needed to stabilize the home and improve its value.

Repairs flagged

• Major Exposed framing in kitchen — Structural integrity compromised
• Major Exposed framing in bath — Structural integrity compromised
• Major Large hole in roof — Structural integrity compromised
• Major Exposed framing in exterior — Structural integrity compromised
• Major Exposed framing in interior walls — Structural integrity compromised
• Major Exposed framing in windows — Structural integrity compromised
• Major Exposed framing in foundation/structure — Structural integrity compromised
• Major Exposed framing in HVAC/mechanicals — Structural integrity compromised

Value-add opportunities

• Resale New roof — Fixes major structural issue
• Resale New flooring — Improves living space
• Resale New windows — Enhances energy efficiency
• Resale New HVAC system — Improves comfort and energy efficiency
• Both Landscaping and curb appeal — Enhances property's visual appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed framing in kitchen · Structural integrity compromised	Major	$15,000–50,000
Exposed framing in bath · Structural integrity compromised	Major	$15,000–50,000
Large hole in roof · Structural integrity compromised	Major	$15,000–50,000
Exposed framing in exterior · Structural integrity compromised	Major	$15,000–50,000
Exposed framing in interior walls · Structural integrity compromised	Major	$15,000–50,000
Exposed framing in windows · Structural integrity compromised	Major	$15,000–50,000
Exposed framing in foundation/structure · Structural integrity compromised	Major	$15,000–50,000
Exposed framing in HVAC/mechanicals · Structural integrity compromised	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Resale New roof — Fixes major structural issue ↑
• Resale New flooring — Improves living space ↑
• Resale New windows — Enhances energy efficiency ↑
• Resale New HVAC system — Improves comfort and energy efficiency ↑
• Both Landscaping and curb appeal — Enhances property's visual appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Northampton County Public School District
• NCES district ID: 5102710
• Math proficiency: 36% ▼ -33.00%
• Reading proficiency: 62% ▼ -3.00%
• Median HH income: $37,253
• Composite: 40.63/100
• National rank: #3687
• State rank: #103 of 131 in VA

Livability — Cape Charles

• Score: 61/100
• State rank: #420
• US rank: #18001

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+285.7% since first listed

4 events — show timeline

• 2026-05-02 Pending — ESAR
• 2026-04-27 Listed $135,000 ESAR
• 2021-05-12 Sold (MLS) $55,000 ESAR
• 2021-03-23 Listed $35,000 ESAR