5340 Commons Ct · Virginia Beach, VA 23462

$302,500

3 bd · 2.5 ba · 1,750 sqft · Townhouse public records · 14 Days on market

Built 1978 Est $341k · 11% 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 +12.6/15.0
• Cash flow +11.7/30.0
• Schools +6.4/10.0
• Livability +4.2/5.0
• Rent growth +3.9/5.0
• DSCR +3.5/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready brick townhome offering 1,750 sq ft in the heart of Kempsville! Spacious floor plan features 3 bedrooms, 2.5 baths, plus a versatile flex room great for a home office, nursery, workout room, or potential 4th bedroom. The primary suite includes two walk-in closets and a private bath. Kitchen features granite countertops, stainless steel appliances, and tile flooring. Bright great room with 11 foot ceilings and abundant natural light. Large walk-in laundry/utility room. Enjoy the fenced backyard with patio and storage shed. Water heater replaced in 2022 and HVAC replaced in 2019. Conveniently located near shopping, dining, Town Center, interstate access, military bases, and the

Key facts

• Brick townhome
• Private bath
• Walk-in closets

Tags

• BRICK TOWNHOME
• FLEX ROOM
• WALK-IN CLOSETS
• PRIVATE BATH
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• HOA & community: No HOA fees (N/A / 0 listed)

Exterior

• Parking: 2 on-site parking spaces; Street parking available
• Security: Security system
• Utilities: City/County water; City/County sewer; Electric water heater; 220 V electric outlet
• Home design: Attached townhouse; 2 stories; Slab foundation; Simple ownership
• Construction: Brick siding; Asphalt shingle roof
• Exterior features: Cul-de-sac location; Back fenced yard; Storage shed

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Garbage disposal
• Bedrooms: Master bedroom with ensuite; Additional bedroom(s) on second floor
• Flooring: Carpet; Ceramic
• Bathrooms: 2 full bathrooms; 1 half bathroom; Full bathroom on second floor
• Heating & cooling: Heat pump with auxiliary (W/A); Central air
• Interior features: Cable hookup; Ceiling fan; Security system; Walk-in closet; Window treatments; Attic; Utility closet
• Laundry & utility: Washer hookup; Dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $302k.

Deal economics

• At list price, monthly cash flow is $-86 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $287k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (24.1% below list).
• Recommended offer: $230k (24.1% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: Point O' View Elementary (math 44% / reading 58%, grade C-, #733 of 1,108 statewide, top 66%, 725 students, 75% FRL); Larkspur Middle (math 60% / reading 72%, grade A-, #113 of 342 statewide, top 33%, 1,536 students, 60% FRL); Kempsville High (math 73% / reading 78%, grade A-, #105 of 319 statewide, top 33%, 2,006 students, 42% FRL) — zoned schools average 59% FRL vs 28% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.6%/yr); 229 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 666 units permitted in Virginia Beach city in 2024 (347 in 5+ unit buildings).
• This rent runs 40% of the median local income ($69k/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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $170k; list at $302k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 95% 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 $229,714 (24.1% 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 1978 — 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: 0.76% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.22%
• DSCR: 0.95
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $341,250
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5349 Commons Ct	0.07mi	4/2.5 (+1)	1,750 (0%)	8mo	$307,000	$175	85
5303 Leicester Ct	0.12mi	3/2.5	1,840 (+5%)	8mo	$290,000	$158	79
5366 Commons Ct	0.07mi	3/2.5	1,578 (-10%)	5mo	$300,000	$190	76
5321 Leicester Ct	0.10mi	3/2.5	1,500 (-14%)	5mo	$307,000	$205	68
141 Tower Dr	0.09mi	3/2.5	1,509 (-14%)	9mo	$299,900	$199	66
136 Tower Dr	0.08mi	3/2.5	1,509 (-14%)	10mo	$299,000	$198	65
5326 Leicester Ct	0.06mi	3/2.5	1,509 (-14%)	11mo	$295,000	$195	65

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 · 5.61% rent growth · sell at horizon

5-year hold

• IRR: -15.7%
• Equity multiple: 0.43×
• Total profit: $-48,412
• Equity at exit: $45,104

10-year hold

• IRR: -3.7%
• Equity multiple: 0.73×
• Total profit: $-22,778
• Equity at exit: $26,155

Cash invested: $84,700 (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: 229
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,297 high
• Mortgage (P&I): −$1,586
• Tax from tax record: −$189 /mo · $2,265/yr
• Insurance: −$126
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $-86

Break-even live

Break-even rent $2,406

Max offer price $287,239

Occupancy floor 99%

Sensitivity live

Price	-10% $85	-5% $-1	+0% $-86	+5% $-172	+10% $-258
Rent	-10% $-268	-5% $-177	+0% $-86	+5% $4	+10% $95
Rate	-1.0pp $66	-0.5pp $-9	base $-86	+0.5pp $-165	+1.0pp $-245

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: $75,625
• Closing costs: $9,075
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5363 Leicester Ct Unit 1 Virginia Beach, VA	3.0	1.5	1330	$2,000	$1.50	25d	1	0.07mi
5382 Leicester Ct Virginia Beach, VA	3.0	1.5	1320	$1,900	$1.44	25d	1	0.09mi
113 S Parliament Dr Virginia Beach, VA	3.0	2.0	1770	$2,600	$1.47	25d	1	0.25mi
345 W Palmyra Dr Virginia Beach, VA	3.0	2.0	1927	$2,450	$1.27	23d	1	0.32mi
5441 Greenwich Rd Virginia Beach, VA	1.0–2.0	1.0–2.0	1075	$3,149	$2.93	3d	13	0.36mi
5313 Sir Barton Dr Virginia Beach, VA	3.0	2.0	1556	$2,750	$1.77	25d	1	0.53mi
368 Gainsborough Rd Virginia Beach, VA	4.0	3.0	2495	$2,800	$1.12	12d	1	0.86mi
5048 Glen Canyon Dr Virginia Beach, VA	4.0	3.0	2128	$2,955	$1.39	9d	1	0.90mi
202 Stonehall Ct Virginia Beach, VA	3.0	2.5	1614	$2,200	$1.36	19d	1	0.93mi
202 Stonehall Ct Virginia Beach, VA	3.0	2.5	1614	$2,200	$1.36	6d	1	0.93mi
317 Elderwood Ct Virginia Beach, VA	3.0	2.5	1668	$2,000	$1.20	25d	1	0.95mi
4905 Windbrooke Ct Virginia Beach, VA	3.0	2.5	1600	$2,000	$1.25	16d	1	0.96mi
5617 Morningside Ct Virginia Beach, VA	3.0	1.5	1291	$1,850	$1.43	25d	1	0.96mi
4863 Woods Edge Rd Virginia Beach, VA	3.0	2.0	1239	$2,100	$1.69	5d	1	0.98mi
5031 Clairmont Ct Virginia Beach, VA	3.0	2.5	1572	$2,000	$1.27	25d	1	1.01mi
5206 Richard Rd Virginia Beach, VA	3.0	1.5	1240	$1,795	$1.45	23d	1	1.07mi
5212 Richard Rd Virginia Beach, VA	3.0	2.5	1372	$2,100	$1.53	23d	1	1.07mi
6650 Stoney Point South Norfolk, VA	3.0	2.5	1562	$2,100	$1.34	45d	1	1.15mi
451 Adkins Arch Virginia Beach, VA	2.0	2.0	1236	$1,975	$1.60	5d	1	1.15mi
449 Peregrine St Virginia Beach, VA	3.0	2.0	1400	$1,995	$1.43	18d	1	1.16mi
4800 Deming Ct Virginia Beach, VA	3.0	2.0	1239	$2,200	$1.78	23d	1	1.18mi
4968 Limestone Ave Unit 1 Virginia Beach, VA	4.0	3.5	1815	$3,000	$1.65	25d	1	1.19mi
4828 Oldwick Ct Virginia Beach, VA	3.0	2.5	1668	$2,425	$1.45	19d	1	1.26mi
611 Oleander Cir Virginia Beach, VA	2.0	2.0	1250	$1,900	$1.52	16d	1	1.27mi
4822 Oldwick Ct Virginia Beach, VA	4.0	2.5	1692	$2,295	$1.36	25d	1	1.27mi
6602 Stoney Point North Norfolk, VA	3.0	2.0	1562	$1,795	$1.15	45d	1	1.28mi
658 Oleander Cir Virginia Beach, VA	2.0	2.5	1254	$2,050	$1.63	25d	1	1.28mi
5152 Whitaker Pl Virginia Beach, VA	3.0	2.5	2151	$2,700	$1.26	19d	1	1.30mi
5152 Whitaker Pl Virginia Beach, VA	3.0	2.5	2151	$2,750	$1.28	25d	1	1.30mi
226 Larimar Ave Unit 47C Virginia Beach, VA	2.0	2.5	1480	$2,395	$1.62	9d	1	1.30mi
5828 Susquehanna Dr Virginia Beach, VA	4.0	3.5	1710	$2,750	$1.61	3d	1	1.31mi
4969 Almandine Ave Unit 1 Virginia Beach, VA	4.0	3.5	1938	$2,995	$1.55	4d	1	1.32mi
5516 Seawall Ct Virginia Beach, VA	2.0–3.0	1.0–3.0	1125	$2,421	$2.15	3d	18	1.32mi
616 Aubrey Dr Virginia Beach, VA	3.0	1.5	1266	$1,995	$1.58	25d	1	1.35mi
412 Kenley Rd Virginia Beach, VA	3.0	3.0	1424	$2,400	$1.69	14d	1	1.36mi
4801 Afton Ct Virginia Beach, VA	3.0	2.0	1240	$2,000	$1.61	19d	1	1.37mi
4884 Travertine Ave Unit 00 216304M Virginia Beach, VA	3.0	2.0	1254	$2,250	$1.79	19d	1	1.38mi
4884 Travertine Ave Unit 00 208203O Virginia Beach, VA	3.0	2.0	1254	$2,100	$1.67	25d	1	1.38mi
6114 Lyndhurst Ave Norfolk, VA	3.0	2.0	1600	$2,395	$1.50	45d	1	1.38mi
4805 Carnelian Way Virginia Beach, VA	2.0	2.5	1749	$2,395	$1.37	25d	1	1.39mi

Listing history 9 events

1. 2026-06-16
   status $302,500 Under Contract 14 DOM
2. 2026-06-15
   days on market $302,500 Active Under Contract 14 DOM
3. 2026-06-13
   days on market $302,500 Active Under Contract 12 DOM
4. 2026-06-09
   days on market $302,500 Active Under Contract 8 DOM
5. 2026-06-08
   days on market $302,500 Active Under Contract 7 DOM
6. 2026-06-07
   statusdays on market $302,500 Active Under Contract 6 DOM
7. 2026-06-03
   days on market $302,500 Active 2 DOM
8. 2026-06-02
   remarks 699-char remark
9. 2026-06-02
   listed $302,500 Active 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: $2,265 · $189/mo
• Projected year-2 tax: $2,480 · $207/mo
• Expected delta: +$216/yr (+$18/mo · 9.5%)

ⓘ 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 95% 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: $27,566
• − Mortgage interest: −$16,945
• − Property taxes: −$2,265
• − Insurance: −$1,512
• − Repairs & maintenance: −$2,205
• − Management: −$2,205
• − Depreciation: −$8,800
• Taxable loss: −$6,367
• Est. tax savings @ 24.0%: +$1,528
• After-tax cash flow: $491/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

+326.1% since first listed

5 events — show timeline

• 2026-06-01 Listed $302,500 REINMLS
• 2017-08-08 Sold (Public Records) $170,000 Public Records
• 2017-07-17 Pending — REINMLS
• 2017-06-23 Listed $179,900 REINMLS
• 2001-06-29 Sold (Public Records) $71,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $2,265 · +11.1% YoY. Source: county tax records.