441 Beacon Hill Cir · Norfolk, VA 23502

$335,000

4 bd · 2.0 ba · 1,431 sqft · SingleFamily public records · 45 Days on market

Built 1957 $234/sqft · at area comps Est $349k · at est.

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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 +10.7/30.0
• ARV discount +9.3/15.0
• Rent growth +5.0/5.0
• Livability +4.2/5.0
• Schools +3.5/10.0
• DSCR +3.1/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Check this beautifully ranch! Fresh paint throughout the house. Open floor plan with common area, bonus family room! Close to interstates.

Key facts

• 3 parking spots
• Built 1957
• Listed 44 days

Property features AI

Finance

• HOA & community: No HOA fees listed

Exterior

• Parking: Off-street parking; Driveway spaces; Street parking; Three parking spaces
• Utilities: City/County water; City/County sewer; Electric water heater; Electric power
• Home design: Detached home; Spanish style; One story / single living level; Crawl foundation
• Construction: Brick siding; Composite roof
• Exterior features: Corner lot; Patio; Additional outbuilding/structure

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Dishwasher
• Bedrooms: Master bedroom (first floor); One bedroom with ensuite; Additional bedroom
• Flooring: Carpet; Wood
• Bathrooms: Two full bathrooms; Full bathroom on first floor
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Cable hookup; Ceiling fan; Window treatments
• Laundry & utility: Washer hookup; Dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-160 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $307k (8.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $260k (22.5% below list).
• Recommended offer: $260k (22.5% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.0% in Norfolk — 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 (#43 in VA, #1,026 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: employment C-, crime F.
• Norfolk City Public School District (urban): math 27% / reading 56% proficiency, ranked #118 of 131 in VA (top 90%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Oceanair Elementary (math 17% / reading 43%, grade F, #1,008 of 1,108 statewide, top 91%, 435 students, 97% FRL); Booker T Washington High (math 26% / reading 70%, grade D, #303 of 319 statewide, top 95%, 947 students, 94% FRL) — zoned schools average 96% FRL vs 59% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+15.1%/yr); 78 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 438 units permitted in Norfolk city in 2024 (273 in 5+ unit buildings).
• At $2,597/mo this rent would consume 49% of the median local household income ($63k/yr) (locally 1255% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $22k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $241k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $259,692 (22.5% 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. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.78% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.04%
• DSCR: 0.91
• GRM: 10.7

CMA / ARV

• ARV (median comp): $348,687
• List price: $335,000
• Delta: -3.93%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
307 Beacon Hill Ct	0.04mi	4/2.5	1,377 (-4%)	6mo	$339,900	$247	85
493 Beacon Hill Cir	0.18mi	3/1.5 (-1)	1,431 (0%)	12mo	$306,000	$214	74
5329 River Edge Rd	0.51mi	4/2.0	1,447 (+1%)	4mo	$300,000	$207	71
825 Round Bay Cir	0.69mi	4/2.0	1,443 (+1%)	8mo	$350,000	$243	60
5535 Sandpiper Ln	0.33mi	4/3.0	1,610 (+12%)	4mo	$335,000	$208	57
812 Round Bay Rd	0.64mi	3/2.0 (-1)	1,444 (+1%)	12mo	$325,000	$225	54
3664 Kentucky Ave	0.74mi	3/2.0 (-1)	1,485 (+4%)	4mo	$285,000	$192	51
3806 Wedgefield Ave	0.68mi	3/2.0 (-1)	1,465 (+2%)	11mo	$316,000	$216	50
836 Townsend Pl	0.59mi	4/2.0	1,625 (+14%)	1mo	$340,000	$209	49
412 Wellman St	0.68mi	3/2.0 (-1)	1,522 (+6%)	8mo	$345,000	$227	46
857 Round Bay Ct	0.72mi	4/2.0	1,590 (+11%)	11mo	$265,000	$167	39

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -14.5%
• Equity multiple: 0.46×
• Total profit: $-50,761
• Equity at exit: $49,950

10-year hold

• IRR: 0.6%
• Equity multiple: 1.05×
• Total profit: $5,060
• Equity at exit: $28,965

Cash invested: $93,800 (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 23502

• Home prices YoY: -20.7%
• Rents YoY: 15.1%
• Active inventory: 78
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,597 medium
• Mortgage (P&I): −$1,757
• Tax from tax record: −$315 /mo · $3,780/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $-160

Break-even live

Break-even rent $2,799

Max offer price $306,776

Occupancy floor —

Sensitivity live

Price	-10% $30	-5% $-65	+0% $-160	+5% $-255	+10% $-349
Rent	-10% $-365	-5% $-262	+0% $-160	+5% $-57	+10% $45
Rate	-1.0pp $9	-0.5pp $-75	base $-160	+0.5pp $-247	+1.0pp $-335

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5931 Sellger Dr Norfolk, VA	3.0	2.0	1650	$2,550	$1.55	44d	1	0.98mi
3556 Riverside Dr Norfolk, VA	3.0	1.0	1084	$1,950	$1.80	18d	1	1.09mi
6163 Kempsville Cir Norfolk, VA	1.0–3.0	1.0–2.0	1120	$3,008	$2.69	3d	12	1.37mi
6114 Lyndhurst Ave Norfolk, VA	3.0	2.0	1600	$2,395	$1.50	44d	1	1.41mi

Listing history 19 events

1. 2026-06-21
   days on market $335,000 Active 45 DOM
2. 2026-06-18
   days on market $335,000 Active 42 DOM
3. 2026-06-17
   days on market $335,000 Active 41 DOM
4. 2026-06-16
   pricedays on market $335,000 Active 40 DOM
5. 2026-06-15
   days on market $339,901 Active 39 DOM
6. 2026-06-13
   pricedays on market $339,901 Active 37 DOM
7. 2026-06-09
   days on market $339,900 Active 33 DOM
8. 2026-06-08
   days on market $339,900 Active 32 DOM
9. 2026-06-07
   pricedays on market $339,900 Active 31 DOM
10. 2026-06-03
    days on market $345,000 Active 27 DOM
11. 2026-06-02
    days on market $345,000 Active 26 DOM
12. 2026-06-01
    days on market $345,000 Active 25 DOM
13. 2026-05-31
    days on market $345,000 Active 24 DOM
14. 2026-05-15
    price $345,000 138-char remark
15. 2026-05-07
    listed $357,000 Active 138-char remark
16. 2020-10-29
    soldstatus $241,150
17. 2020-10-02
    status Under Contract
18. 2020-09-17
    historical Active Under Contract
19. 2020-09-10
    listed $254,900 Active

ⓘ 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: $3,780 · $315/mo
• Projected year-2 tax: $3,780 · $315/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 5/10 Major FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 15 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: $31,163
• − Mortgage interest: −$18,765
• − Property taxes: −$3,780
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,493
• − Management: −$2,493
• − Depreciation: −$9,745
• Taxable loss: −$7,788
• Est. tax savings @ 24.0%: +$1,869
• After-tax cash flow: $-48/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: Norfolk City Public School District
• NCES district ID: 5102670
• Math proficiency: 27% ▼ -44.00%
• Reading proficiency: 56% ▼ -10.00%
• Median HH income: $44,358
• Composite: 35.08/100
• National rank: #5026
• State rank: #118 of 131 in VA

Livability — Norfolk

• Score: 83/100
• State rank: #43
• US rank: #1026

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Norfolk, VA
• County: Norfolk City · 214,042 people
• City population: 214,042
• Metro: Virginia Beach-Norfolk-Newport News, VA-NC
• Population (ZIP): 20,399
• Household income: $63,208
• Rent vs Own: 55.0% rent · 45.0% own
• Severe rent burden: 1255.0

Population outlook (Norfolk County) Hauer SSP2

• Today (2025): 249,032 people
• By 2030: 252,347 · +1.3%
• By 2040: 253,644 · +1.9%
• By 2050: 251,913 · +1.2%
• By 2075: 245,281 · -1.5%
• By 2100: 219,548 · -11.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Black 46% White 31% Hispanic / Latino 12% Two or more races 9% Asian 4%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2% Dominican 2%
• Common ancestry: Portuguese 1% Romanian 1% Slovak 1%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 88% English-only · Spanish 6% Tagalog/Filipino 3% Other Indo-European 1%

Political lean MEDSL · Norfolk

• 2024 margin: Solid D (+41.5) · D 70.0% · R 28.5% · Other 1.6%
• 2008→2024 swing: -1.4pp toward R · 2008: 43.0pp · 2024: 41.5pp
• All cycles: 2024: D+41.5 2020: D+45.6 2016: D+42.0 2012: D+44.0 2008: D+43.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -83.50%
• Current HPI: 320.4522
• Rent YoY: ▲ 15.10%
• 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

+31.4% since first listed

11 events — show timeline

• 2026-06-16 Price Changed $335,000 REINMLS
• 2026-06-12 Price Changed $339,901 REINMLS
• 2026-06-04 Price Changed $339,900 REINMLS
• 2026-05-23 Relisted — REINMLS
• 2026-05-22 Contingent — REINMLS
• 2026-05-15 Price Changed $345,000 REINMLS
• 2026-05-07 Listed $357,000 REINMLS
• 2020-10-29 Sold (Public Records) $241,150 Public Records
• 2020-10-02 Pending — REINMLS
• 2020-09-17 Contingent — REINMLS
• 2020-09-10 Listed $254,900 REINMLS

Property tax history

+5.3%/yr

Latest (2025): $3,780 · +6.1% YoY. Source: county tax records.