4721 Teal Duck Ct · Virginia Beach, VA 23462

$189,000

1 bd · 1.5 ba · 759 sqft · Condo public records · 14 Days on market

Built 1985

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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 +8.2/30.0
• ARV discount +7.5/15.0
• Schools +6.4/10.0
• Livability +4.2/5.0
• 1% rule +4.0/10.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Conveniently located 1 BR 1.5 BA in the Town Centre area of Va Beach. Downstairs unit has vinyl plank flooring throughout, tile bathroom, granite kitchen countertops and bathroom vanities & newer lighting, backs up to trees and small retention pond. Wooden deck is new this year along with water heater and smoke detector. Short walk to Kempsville Greens Golf Course.

Key facts

• Wooden deck
• Vinyl plank flooring
• Tile bathroom

Tags

• VINYL PLANK FLOORING
• TILE BATHROOM
• GRANITE KITCHEN COUNTERTOPS
• WOODEN DECK

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $189k.

Deal economics

• At list price, monthly cash flow is $-180 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (9.6% below list).
• Recommended offer: $171k (9.6% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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: schools A+, amenities A+, employment 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.
• Market conditions: Rents rising fast (+5.6%/yr); 220 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $6k 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 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 94% 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 $170,929 (9.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.90% ✗
• Cap rate: 5.15%
• Cash-on-cash: -4.09%
• DSCR: 0.82
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.61% rent growth · sell at horizon

5-year hold

• IRR: -19.7%
• Equity multiple: 0.29×
• Total profit: $-37,347
• Equity at exit: $28,181

10-year hold

• IRR: -7.0%
• Equity multiple: 0.50×
• Total profit: $-26,713
• Equity at exit: $16,341

Cash invested: $52,920 (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: 220
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,709 high
• Mortgage (P&I): −$991
• Tax from tax record: −$123 /mo · $1,474/yr
• Insurance: −$79
• HOA est. from 2 same-building comps: −$338
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $-180

Break-even live

Break-even rent $1,938

Max offer price $157,129

Occupancy floor —

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4781 Alicia Dr Virginia Beach, VA	1.0	1.0	838	$1,799	$2.15	23d	1	0.24mi
4556 Columbus St Virginia Beach, VA	2.0	1.0–2.0	763	$2,174	$2.85	3d	14	0.99mi
4133 Shoreline Cir Virginia Beach, VA	1.0–2.0	1.0–2.0	964	$1,725	$1.79	10d	1	1.08mi
4226 Beasley Ct Virginia Beach, VA	2.0	1.5	884	$1,595	$1.80	14d	1	1.12mi
4226 Beasley Ct Virginia Beach, VA	2.0	1.5	884	$1,595	$1.80	23d	1	1.12mi
1500 Chase Arbor Cmn Virginia Beach, VA	1.0–2.0	1.0–2.0	895	$1,641	$1.83	2d	24	1.17mi
205 Silverbrook Ln Unit 00 405204 Virginia Beach, VA	2.0	2.0	995	$1,800	$1.81	19d	1	1.24mi
205 Silverbrook Ln Virginia Beach, VA	2.0	2.0	995	$1,750	$1.76	17d	1	1.28mi
149 S Budding Ave Virginia Beach, VA	1.0–3.0	1.0–2.0	1100	$1,529	$1.39	1d	30	1.31mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-06-18
   days on market $189,000 Active 14 DOM
2. 2026-06-17
   days on market $189,000 Active 13 DOM
3. 2026-06-16
   days on market $189,000 Active 12 DOM
4. 2026-06-15
   days on market $189,000 Active 11 DOM
5. 2026-06-13
   days on market $189,000 Active 9 DOM
6. 2026-06-09
   days on market $189,000 Active 5 DOM
7. 2026-06-08
   days on market $189,000 Active 4 DOM
8. 2026-06-07
   remarks 369-char remark
9. 2026-06-07
   listed $189,000 Active 3 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: $1,474 · $123/mo
• Projected year-2 tax: $1,550 · $129/mo
• Expected delta: +$75/yr (+$6/mo · 5.1%)

ⓘ 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 ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 94% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,511
• − Mortgage interest: −$10,587
• − Property taxes: −$1,474
• − Insurance: −$945
• − Repairs & maintenance: −$1,641
• − Management: −$1,641
• − HOA: −$4,056
• − Depreciation: −$5,498
• Taxable loss: −$5,331
• Est. tax savings @ 24.0%: +$1,279
• After-tax cash flow: $-886/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

1 event — show timeline

• 2026-06-04 Listed $189,000 ForSaleByOwner.com

Property tax history

+5.3%/yr

Latest (2025): $1,474 · +1.9% YoY. Source: county tax records.