2010 Fawnwood Cmn · Chesapeake, VA 23320

$275,000

3 bd · 3.0 ba · 1,252 sqft · Townhouse public records · 3 Days on market

Built 1984 Est $283k · at est. $31/mo HOA · 1% of rent

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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 +12.6/30.0
• ARV discount +8.8/15.0
• Schools +5.8/10.0
• Rent growth +4.4/5.0
• DSCR +3.8/10.0
• Livability +3.5/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this charming end-unit townhome nestled in a peaceful cul-de-sac! Featuring 3 spacious bedrooms and 2.5 baths, this home offers the perfect blend of comfort and convenience. Ideally located just minutes from shopping, dining, and interstate access, you’ll love the ease of commuting and everyday living. Don’t miss the added privacy and extra natural light that only an end unit can provide!

Key facts

• Interstate access
• End unit
• Cul-de-sac

Tags

• END UNIT
• CUL-DE-SAC
• EXTRA NATURAL LIGHT
• MINUTES FROM SHOPPING
• MINUTES FROM DINING
• INTERSTATE ACCESS

Property features AI

Finance

• HOA & community: Part of Greenbrier Property Owners Association; HOA fee $31 monthly; Community playgrounds

Exterior

• Parking: 2 parking spaces; Driveway space; Street parking
• Security: Security system
• Utilities: City/County water; City/County sewer; Electric water heater; Electric power
• Home design: Attached townhouse; 2 stories; Slab foundation; Simple ownership
• Construction: Vinyl siding; Asphalt shingle roof
• Exterior features: Corner lot; Deck; Partial fence

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Electric range; Refrigerator
• Bedrooms: One bedroom with ensuite; No bedroom and full bathroom on the first floor
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Cable hookup; Ceiling fan; Security system; Electric fireplace
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $275k.

Deal economics

• At list price, monthly cash flow is $-34 ($-406/yr) — negative.
• To cash-flow at today's rent, offer at most $269k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (18.5% below list).
• Recommended offer: $224k (18.5% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Greenbrier Intermediate (math 67% / reading 75%, grade A-, #303 of 1,108 statewide, top 28%, 608 students, 38% FRL); Greenbrier Middle (math 48% / reading 70%, grade B, #166 of 342 statewide, top 50%, 827 students, 42% FRL); Indian River High (math 69% / reading 73%, grade B+, #146 of 319 statewide, top 47%, 1,701 students, 71% FRL) — zoned schools average 50% FRL vs 28% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.8%/yr); 286 active listings in the ZIP; 30 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 32% 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 $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $160k; list at $275k implies a 72% 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 $224,242 (18.5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.82% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.53%
• DSCR: 0.98
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $282,952
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2010 Fawnwood Cmn	0.00mi	3/2.5	1,252 (0%)	1mo	$280,000	$224	97
1984 Woodgate Arch	0.11mi	3/1.5	1,242 (-1%)	1mo	$285,000	$229	86
12 Romsey Cir	0.26mi	3/2.5	1,248 (-0%)	1mo	$311,000	$249	85
1940 Woodgate Arch	0.17mi	2/2.0 (-1)	1,256 (+0%)	4mo	$240,000	$191	79
1 Newstead Cir	0.36mi	3/2.5	1,276 (+2%)	0mo	$305,000	$239	78
1916 Woodgate Arch	0.19mi	2/2.5 (-1)	1,257 (+0%)	8mo	$267,000	$212	77
1 Romsey Cir	0.29mi	3/2.5	1,300 (+4%)	4mo	$300,000	$231	75
2002 Woodgate Arch	0.09mi	3/1.5	1,156 (-8%)	4mo	$270,000	$234	74
1980 Woodgate Arch	0.12mi	3/1.5	1,175 (-6%)	7mo	$265,000	$226	72
11 Penzance Cir	0.28mi	3/1.5	1,300 (+4%)	4mo	$279,000	$215	72
8 Upton Cir	0.37mi	3/1.5	1,275 (+2%)	8mo	$257,000	$202	67
14 Keswick Cir	0.51mi	3/2.0	1,428 (+14%)	4mo	$300,000	$210	46

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: -12.2%
• Equity multiple: 0.54×
• Total profit: $-35,438
• Equity at exit: $41,003

10-year hold

• IRR: 2.6%
• Equity multiple: 1.23×
• Total profit: $17,480
• Equity at exit: $23,777

Cash invested: $77,000 (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: 286
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,242 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$218 /mo · $2,612/yr
• Insurance: −$115
• HOA: −$31
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $-34

Break-even live

Break-even rent $2,285

Max offer price $269,020

Occupancy floor 97%

Sensitivity live

Price	-10% $122	-5% $44	+0% $-34	+5% $-112	+10% $-190
Rent	-10% $-211	-5% $-122	+0% $-34	+5% $55	+10% $143
Rate	-1.0pp $105	-0.5pp $36	base $-34	+0.5pp $-105	+1.0pp $-178

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2008 Fawnwood Cmn Chesapeake, VA	3.0	1.5	1131	$1,950	$1.72	25d	1	0.01mi
1924 Woodgate Arch Unit 1 Chesapeake, VA	2.0	2.5	1264	$1,850	$1.46	18d	1	0.18mi
1924 Woodgate Arch Chesapeake, VA	2.0	2.5	1264	$1,850	$1.46	19d	1	0.18mi
150 Coveside Ln Chesapeake, VA	1.0–3.0	1.0–2.0	1120	$2,779	$2.48	4d	29	0.44mi
929 Wintercress Way Chesapeake, VA	3.0	1.0–2.0	898	$2,742	$3.05	5d	17	0.60mi
1501 Carlton Dr Chesapeake, VA	1.0–3.0	1.0–2.0	1075	$2,565	$2.39	4d	11	0.64mi
1321 Drexel Cir Virginia Beach, VA	4.0	2.0	1845	$2,800	$1.52	25d	1	0.71mi
2502 Fieldsway Dr Chesapeake, VA	3.0	2.5	1860	$2,550	$1.37	16d	1	0.77mi
2416 Trafton Pl Chesapeake, VA	3.0	2.5	1750	$2,800	$1.60	19d	1	0.81mi
1257 Jadens Way Chesapeake, VA	3.0	3.0	1726	$2,550	$1.48	16d	1	0.82mi
2403 Trafton Pl Unit 1 Chesapeake, VA	3.0	2.5	1739	$2,800	$1.61	3d	1	0.86mi
1005 Scarlet Oak Ct S Chesapeake, VA	3.0	2.0	1400	$2,400	$1.71	25d	1	0.92mi
2213 Sparrow Rd Chesapeake, VA	3.0	2.0	1248	$2,300	$1.84	19d	1	0.95mi
1315 River Birch Run S Chesapeake, VA	3.0	1.5	1244	$1,950	$1.57	5d	1	0.96mi
1315 River Birch Run S Chesapeake, VA	3.0	1.5	1244	$1,950	$1.57	13d	1	0.96mi
1301 Cypress Pl Chesapeake, VA	3.0	2.0	1204	$2,400	$1.99	25d	1	0.98mi
1301 Cypress Pl Chesapeake, VA	3.0	2.0	1204	$2,400	$1.99	5d	1	0.98mi
6400 Dillard Pl Unit 1 Virginia Beach, VA	4.0	2.5	1700	$2,395	$1.41	25d	1	1.07mi
6205 Lippizan Cir Virginia Beach, VA	3.0	2.5	1800	$2,200	$1.22	25d	1	1.10mi
6442 Duquesne Pl Virginia Beach, VA	3.0	1.5	1524	$1,995	$1.31	13d	1	1.16mi
6442 Duquesne Pl Virginia Beach, VA	3.0	1.5	1524	$1,995	$1.31	9d	1	1.16mi
1221 Clydesdale Ln Virginia Beach, VA	2.0	1.5	1120	$1,800	$1.61	25d	1	1.19mi
1940 Weber Ave Chesapeake, VA	3.0	2.0	1600	$1,995	$1.25	25d	1	1.23mi
5872 Echingham Dr Virginia Beach, VA	3.0	2.5	1633	$2,595	$1.59	12d	1	1.27mi
1140 Ivystone Sq Chesapeake, VA	1.0–3.0	1.0–2.0	1023	$2,651	$2.59	3d	26	1.33mi
1101 Craftsman Dr Virginia Beach, VA	1.0–2.0	1.0–2.0	1014	$1,909	$1.88	4d	22	1.38mi
1102 Clear Springs Rd Virginia Beach, VA	3.0	1.5	1280	$1,695	$1.32	25d	1	1.44mi
67 King George Quay Chesapeake, VA	3.0	1.5	1298	$1,900	$1.46	6d	1	1.46mi
1801 Colleen Ct Virginia Beach, VA	3.0	2.0	1474	$2,600	$1.76	25d	1	1.48mi
1712 Weber Ave Chesapeake, VA	3.0	2.5	1704	$2,200	$1.29	9d	1	1.48mi

HOA detail

• Monthly dues: $31 · $372/yr

Listing history 4 events

1. 2026-04-30
   status Under Contract
2. 2026-04-27
   listed $275,000 Active
3. 2013-02-20
   soldstatus $159,900
4. 2005-08-31
   soldstatus $160,000

ⓘ 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: $2,612 · $218/mo
• Projected year-2 tax: $2,612 · $218/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 16 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: $26,909
• − Mortgage interest: −$15,404
• − Property taxes: −$2,612
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,153
• − Management: −$2,153
• − HOA: −$372
• − Depreciation: −$8,000
• Taxable loss: −$5,159
• Est. tax savings @ 24.0%: +$1,238
• After-tax cash flow: $832/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

+71.9% since first listed

4 events — show timeline

• 2026-04-30 Pending — REINMLS
• 2026-04-27 Listed $275,000 REINMLS
• 2013-02-20 Sold (Public Records) $159,900 Public Records
• 2005-08-31 Sold (Public Records) $160,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $2,612 · +5.2% YoY. Source: county tax records.