4716 Nuttfield Lane Ln · Virginia Beach, VA 23455

$230,000

3 bd · 1.0 ba · 1,188 sqft · SingleFamily public records · 1 Days on market

Built 1959 10,018 sqft lot Est $342k · 33% under

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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 +16.9/30.0
• ARV discount +15.0/15.0
• Schools +6.4/10.0
• DSCR +5.3/10.0
• 1% rule +4.2/10.0
• Livability +4.2/5.0
• Rent growth +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

As is where is.

Key facts

• 0.23 acre lot
• Parking
• Built 1959

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: 1 parking space
• Utilities: City/County water; City/County sewer; Electric water heater; Electric power
• Home design: Detached ranch; Single-story (1 living level); Slab foundation
• Construction: Asphalt shingle roof
• Exterior features: Full fence (enclosed); Brick siding

Interior

• Kitchen: Dishwasher; Disposal
• Bedrooms: Master bedroom; Additional bedroom; Bedroom and full bathroom on the first floor
• Flooring: Bamboo flooring; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced hot air heating; Central air conditioning
• Interior features: Gas fireplace; One fireplace total; Fixer upper
• Laundry & utility: Washer hookup; Dryer hookup; Utility room; Workshop

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/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 $211k (8.4% below list).
• Recommended offer: $211k (8.4% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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: 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: Luxford Elementary (math 52% / reading 57%, grade C, #650 of 1,108 statewide, top 62%, 508 students, 68% FRL); Bayside Middle (math 53% / reading 54%, grade C+, #209 of 342 statewide, top 62%, 700 students, 92% FRL); Bayside High (math 63% / reading 75%, grade B, #170 of 319 statewide, top 55%, 1,983 students, 65% FRL) — zoned schools average 75% FRL vs 28% district-wide (47 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 59% at this address vs 74% district-wide (-14 pts) — the specific schools serving this property underperform the Va Beach City Public School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+5.9%/yr); 208 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $7k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $55k; list at $230k implies a 321% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 94% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $210,611 (8.4% below list)

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.92% ✗
• Cap rate: 7.09%
• Cash-on-cash: 2.84%
• DSCR: 1.13
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $342,144
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4816 Lonewillow Ln	0.23mi	3/1.0	1,188 (0%)	6mo	$350,000	$295	84
4724 Lonewillow Ln	0.10mi	3/2.0	1,243 (+5%)	2mo	$385,000	$310	82
4701 Deerfield Ln	0.27mi	3/2.0	1,200 (+1%)	3mo	$349,900	$292	80
4840 Frostburg Ln	0.32mi	4/2.0 (+1)	1,200 (+1%)	4mo	$349,000	$291	71
1005 Ferry Plantation Rd	0.09mi	3/2.0	1,300 (+9%)	7mo	$375,000	$288	71
4712 Sullivan Blvd	0.34mi	3/1.5	1,280 (+8%)	2mo	$350,000	$273	67
4808 N Witchduck Rd	0.59mi	3/1.0	1,118 (-6%)	2mo	$320,000	$286	61
1049 Ferry Plantation Rd	0.24mi	4/2.0 (+1)	1,306 (+10%)	3mo	$350,000	$268	61
772 Meade Ln	0.52mi	3/2.0	1,250 (+5%)	7mo	$364,000	$291	57
793 Crepe Myrtle Ln	0.56mi	3/1.0	1,272 (+7%)	7mo	$345,000	$271	56
921 Aragona Blvd	0.50mi	3/1.0	1,050 (-12%)	7mo	$300,000	$286	51
5009 Whitman Ln	0.69mi	3/1.0	1,300 (+9%)	1mo	$345,000	$265	51

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: -8.7%
• Equity multiple: 0.67×
• Total profit: $-21,178
• Equity at exit: $34,294

10-year hold

• IRR: 4.1%
• Equity multiple: 1.34×
• Total profit: $21,856
• Equity at exit: $19,886

Cash invested: $64,400 (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: 208
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,106 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$209 /mo · $2,511/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $153

Break-even live

Break-even rent $1,913

Max offer price $230,000

Occupancy floor 88%

Sensitivity live

Price	-10% $283	-5% $218	+0% $153	+5% $87	+10% $22
Rent	-10% $-14	-5% $69	+0% $153	+5% $236	+10% $319
Rate	-1.0pp $268	-0.5pp $211	base $153	+0.5pp $93	+1.0pp $32

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4608 Albert Ct Unit 201 Virginia Beach, VA	2.0	1.0	875	$1,250	$1.43	26d	1	0.14mi
832 Blackfriars Ct Virginia Beach, VA	2.0	1.0	945	$1,275	$1.35	26d	1	0.21mi
825 Crossing Ct Virginia Beach, VA	1.0–3.0	1.0–2.0	937	$2,499	$2.67	26d	1	0.33mi
814 Gable Way Virginia Beach, VA	3.0	2.5	1452	$2,200	$1.52	26d	1	0.36mi
4857 Westgrove Rd Virginia Beach, VA	4.0	2.0	1378	$2,450	$1.78	5d	1	0.42mi
4524 Notre Dame Ct Virginia Beach, VA	3.0	1.5	1470	$2,300	$1.56	0d	1	0.44mi
700 Moraine Ct Virginia Beach, VA	2.0	1.0–2.0	763	$1,775	$2.33	0d	8	0.51mi
913 Ewell Rd Virginia Beach, VA	3.0	2.5	1458	$2,000	$1.37	6d	1	0.53mi
4606 Merrimac Ln Virginia Beach, VA	2.0	2.5	1240	$2,150	$1.73	26d	1	0.59mi
4932 Westgrove Rd Virginia Beach, VA	4.0	2.5	1400	$2,450	$1.75	26d	1	0.61mi
4409 Articles Ln Virginia Beach, VA	3.0	1.5	1332	$2,650	$1.99	4d	1	1.02mi
924 Southmoor Dr #204 Virginia Beach, VA	2.0	2.0	1367	$1,950	$1.43	23d	1	1.08mi
5212 Nuthall Dr #103 Virginia Beach, VA	2.0	2.0	1367	$1,895	$1.39	17d	1	1.08mi
920 Southmoor Dr #305 Virginia Beach, VA	2.0	2.0	1367	$1,900	$1.39	19d	1	1.09mi
912 Southmoor Dr #204 Virginia Beach, VA	2.0	2.0	1367	$1,810	$1.32	14d	1	1.10mi
5300 Warminster Dr #205 Virginia Beach, VA	2.0	2.0	1366	$1,750	$1.28	4d	1	1.12mi
5300 Warminster Dr #205 Virginia Beach, VA	2.0	2.0	1366	$1,795	$1.31	15d	1	1.12mi
4733 Adler Ave Virginia Beach, VA	3.0	1.0	1150	$1,995	$1.73	23d	1	1.18mi
5317 Warminster Dr #303 Virginia Beach, VA	2.0	2.0	1350	$1,997	$1.48	23d	1	1.18mi
5414 Catina Arch Virginia Beach, VA	1.0–4.0	1.0–1.5	866	$1,997	$2.31	0d	16	1.41mi
5301 Justin Ct Virginia Beach, VA	1.0–2.0	1.0	695	$1,599	$2.30	26d	12	1.43mi
5312 Justin Ct Unit 800-21-102E Virginia Beach, VA	2.0	1.0	800	$1,599	$2.00	26d	1	1.47mi
4781 Cullen Rd Virginia Beach, VA	3.0	2.5	1395	$2,700	$1.94	10d	1	1.50mi

Listing history 2 events

1. 2026-06-13
   remarks 15-char remark
2. 2026-06-13
   listed $230,000 Under Contract 1 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: $2,511 · $209/mo
• Projected year-2 tax: $2,511 · $209/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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 94% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,273
• − Mortgage interest: −$12,884
• − Property taxes: −$2,511
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,022
• − Management: −$2,022
• − Depreciation: −$6,691
• Taxable loss: −$2,006
• Est. tax savings @ 24.0%: +$481
• After-tax cash flow: $2,312/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

+320.8% since first listed

3 events — show timeline

• 2026-06-11 Pending — REINMLS
• 2026-06-11 Listed $230,000 REINMLS
• 1991-01-07 Sold (Public Records) $54,657 Public Records

Property tax history

+3.7%/yr

Latest (2025): $2,511 · +1.9% YoY. Source: county tax records.