641 Table Rock Rd · Virginia Beach, VA 23452

$310,000

3 bd · 2.0 ba · 1,720 sqft · SingleFamily public records · 4 Days on market

Built 1972 Est $425k · 27% under

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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).

• ARV discount +15.0/15.0
• Cash flow +11.1/30.0
• Schools +6.4/10.0
• Livability +4.2/5.0
• Rent growth +3.7/5.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Excellent opportunity in great Virginia Beach location with living room, dining room and den. Four bedrooms and nice yard. Home spacious and classic with den and kitchen set up. 7 and 9 year old AC and hot water tank. Gas heat and hot water, nice floor plan and well maintained. Call for your private showing.

Key facts

• 3 parking spots
• Built 1972
• Listed 4 days

Property features AI

Finance

• HOA & community: No HOA/POA fees

Exterior

• Parking: Off-street parking for 3 vehicles (driveway and street spaces)
• Utilities: City/County water; City/County sewer; Electric water heater; Electric power
• Home design: Detached single-family home; Ranch / Traditional style; One story (single living level); Slab foundation
• Construction: Brick and vinyl siding; Asphalt shingle roof
• Exterior features: Patio; Back chain-link fence

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: First-floor master bedroom with ensuite (one bedroom with ensuite); Additional bedroom(s)
• Flooring: Carpet; Wood
• Bathrooms: Two full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Scuttle access
• Laundry & utility: Washer and dryer present; Washer hookup; 220 V electrical outlet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-123 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $288k (7.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (27.4% below list).
• Recommended offer: $225k (27.4% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: Windsor Oaks Elementary (math 62% / reading 77%, grade A-, #313 of 1,108 statewide, top 32%, 509 students, 75% FRL); Green Run High (math 64% / reading 69%, grade B, #195 of 319 statewide, top 62%, 1,517 students, 69% FRL) — zoned schools average 72% FRL vs 28% district-wide (44 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.9%/yr); 226 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).
• This rent runs 34% of the median local income ($79k/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 $9k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% 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 $224,921 (27.4% 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. Built in 1972 — 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. 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: 0.73% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.71%
• DSCR: 0.92
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $424,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
613 Bent Branch Ln	0.03mi	3/2.0	1,468 (-15%)	0mo	$345,000	$235	74
3701 Gresham Ct	0.68mi	3/2.0	1,722 (+0%)	0mo	$425,000	$247	68
3525 Alabama Rd	0.49mi	3/2.5	1,596 (-7%)	1mo	$350,000	$219	63
3644 Walnut Hill Rd	0.38mi	3/2.0	1,522 (-12%)	1mo	$380,000	$250	62
720 Linden Ct	0.60mi	4/2.0 (+1)	1,659 (-4%)	0mo	$410,000	$247	61
3605 Forrester Ln	0.44mi	3/2.0	1,507 (-12%)	0mo	$391,900	$260	59
3857 Old Colony Cir	0.59mi	4/2.5 (+1)	1,656 (-4%)	1mo	$444,500	$268	58
3861 Old Colony Cir	0.61mi	4/2.5 (+1)	1,788 (+4%)	1mo	$430,000	$240	57
3506 Davies Ct	0.44mi	3/2.0	1,488 (-14%)	1mo	$375,000	$252	56
3836 Old Forge Rd	0.72mi	4/2.5 (+1)	1,666 (-3%)	1mo	$415,000	$249	53
3864 Old Forge Rd	0.74mi	4/2.5 (+1)	1,668 (-3%)	0mo	$411,000	$246	53
904 Prior Ct	0.64mi	3/2.5	1,968 (+14%)	0mo	$407,500	$207	44

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 · 4.92% rent growth · sell at horizon

5-year hold

• IRR: -17.3%
• Equity multiple: 0.38×
• Total profit: $-53,783
• Equity at exit: $46,222

10-year hold

• IRR: -6.5%
• Equity multiple: 0.56×
• Total profit: $-38,526
• Equity at exit: $26,803

Cash invested: $86,800 (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 23452

• Rents YoY: 4.9%
• Active inventory: 226
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,249 high
• Mortgage (P&I): −$1,626
• Tax from tax record: −$146 /mo · $1,746/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $-123

Break-even live

Break-even rent $2,405

Max offer price $288,191

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3841 Forrester Ln Virginia Beach, VA	3.0	2.0	1522	$2,300	$1.51	23d	1	0.15mi
701 Arthur Ave Virginia Beach, VA	4.0	1.5	1404	$2,500	$1.78	17d	1	0.22mi
717 Grant Ave Virginia Beach, VA	3.0	2.5	1248	$2,160	$1.73	23d	1	0.27mi
640 Counselor Sq Virginia Beach, VA	3.0	1.5	1320	$2,000	$1.52	14d	1	0.28mi
629 Counselor Sq Virginia Beach, VA	3.0	1.5	1326	$1,995	$1.50	23d	1	0.32mi
724 Harbor Springs Trl Virginia Beach, VA	2.0	2.0	1200	$1,795	$1.50	12d	1	0.38mi
3700 Snowdrift Cir Virginia Beach, VA	1.0–3.0	1.0–2.0	887	$2,599	$2.93	23d	1	0.38mi
621 Chancery Sq Virginia Beach, VA	3.0	1.0	1320	$1,970	$1.49	17d	1	0.41mi
3564 Faraday Ln Virginia Beach, VA	4.0	2.5	1700	$2,600	$1.53	23d	1	0.44mi
3923 Lake Front Cir Virginia Beach, VA	1.0–2.0	1.0	918	$1,845	$2.01	10d	1	0.54mi
3816 Banyan Grove Ln Virginia Beach, VA	1.0–3.0	1.0–2.0	945	$2,630	$2.78	1d	15	0.57mi
4016 Richard Lee Ct Virginia Beach, VA	3.0	1.5	1470	$2,100	$1.43	2d	1	0.59mi
713 Willow Lake Cir Virginia Beach, VA	1.0–2.0	1.0–2.0	1041	$2,475	$2.38	23d	1	0.59mi
846 Crashaw St Virginia Beach, VA	2.0	2.0	1346	$1,895	$1.41	14d	1	0.62mi
833 Tamarack Ct Virginia Beach, VA	3.0	2.0	1650	$2,100	$1.27	16d	1	0.78mi
3632 Silina Dr Virginia Beach, VA	4.0	2.5	1666	$2,495	$1.50	7d	1	0.89mi
4217 S Plaza Trl Virginia Beach, VA	1.0–2.0	1.0–2.0	1450	$2,325	$1.60	10d	1	0.93mi
807 Foxmoore Ct Virginia Beach, VA	2.0	2.5	1125	$2,000	$1.78	2d	1	1.02mi
3560 Windmill Dr Virginia Beach, VA	3.0	1.5	1080	$2,100	$1.94	23d	1	1.03mi
643 Orangewood Dr Virginia Beach, VA	3.0	2.0	1571	$2,495	$1.59	23d	1	1.08mi
3444 Terrazzo Trl Virginia Beach, VA	3.0	2.0	1217	$1,650	$1.36	4d	1	1.13mi
4133 Shoreline Cir Virginia Beach, VA	1.0–2.0	1.0–2.0	964	$2,000	$2.07	10d	1	1.13mi
3504 Shawn Ct Virginia Beach, VA	4.0	2.5	1669	$2,650	$1.59	23d	1	1.16mi
1409 Northface Ct Virginia Beach, VA	2.0	1.5	1178	$1,750	$1.49	7d	1	1.24mi
1500 Chase Arbor Cmn Virginia Beach, VA	1.0–2.0	1.0–2.0	895	$2,178	$2.43	2d	24	1.24mi
220 S Rosemont Rd Virginia Beach, VA	4.0	2.0	1350	$2,650	$1.96	23d	1	1.27mi
408 Lineberry Rd Virginia Beach, VA	4.0	2.0	1561	$2,700	$1.73	23d	1	1.28mi
3828 Brentwood Cres Virginia Beach, VA	4.0	2.5	1900	$2,450	$1.29	11d	1	1.28mi
212 Paladin Dr Virginia Beach, VA	3.0	2.0	1456	$2,800	$1.92	23d	1	1.34mi
224 Thalia Trace Dr Virginia Beach, VA	3.0	1.5	1248	$1,800	$1.44	1d	1	1.38mi
3517 Plum Cres Virginia Beach, VA	3.0	2.0	1450	$2,200	$1.52	12d	1	1.39mi
278 Thalia Trace Dr Virginia Beach, VA	3.0	1.5	1178	$1,900	$1.61	17d	1	1.42mi
4119 Eastham Rd Virginia Beach, VA	3.0	2.0	1505	$3,800	$2.52	23d	1	1.43mi
3910 Inverness Rd Virginia Beach, VA	3.0	1.5	1200	$2,250	$1.88	14d	1	1.43mi
3521 Sierra Arch Virginia Beach, VA	3.0	1.5	1420	$1,650	$1.16	23d	1	1.44mi
1401 Wendfield Dr #103 Virginia Beach, VA	3.0	1.5	1344	$1,850	$1.38	20d	1	1.48mi
1404 Wendfield Dr #102 Virginia Beach, VA	3.0	1.5	1344	$2,000	$1.49	4d	1	1.48mi
1404 Wendfield Dr #102 Virginia Beach, VA	3.0	1.5	1344	$2,000	$1.49	23d	1	1.48mi
1404 Wendfield Dr Virginia Beach, VA	3.0	1.5	1344	$2,000	$1.49	4d	1	1.48mi

Listing history 5 events

1. 2026-06-16
   status $310,000 Under Contract 4 DOM
2. 2026-06-15
   remarks 309-char remark
3. 2026-06-15
   days on market $310,000 Active 4 DOM
4. 2026-06-13
   remarks 160-char remark
5. 2026-06-13
   listed $310,000 Active 2 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: $1,746 · $146/mo
• Projected year-2 tax: $2,542 · $212/mo
• Expected delta: +$796/yr (+$66/mo · 45.6%)

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $26,991
• − Mortgage interest: −$17,365
• − Property taxes: −$1,746
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,159
• − Management: −$2,159
• − Depreciation: −$9,018
• Taxable loss: −$7,007
• Est. tax savings @ 24.0%: +$1,682
• After-tax cash flow: $200/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): 58,455
• Household income: $79,085
• Rent vs Own: 37.3% rent · 62.7% own
• Severe rent burden: 2293.0

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 0.59)
• Race & ethnicity: White 60% Black 20% Two or more races 10% Hispanic / Latino 9% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 2% Italian 2% Lithuanian 2%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 88% 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: ▼ -363.80%
• Current HPI: 328.5435
• Rent YoY: ▲ 4.92%
• 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

• 2026-06-11 Listed $310,000 REINMLS

Property tax history

-0.7%/yr

Latest (2025): $1,746 · -22.5% YoY. Source: county tax records.