5628 Aurora Dr · Virginia Beach, VA 23455

$305,000

3 bd · 1.0 ba · 905 sqft · SingleFamily public records · 1 Days on market

Built 1952 Est $307k · 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 +10.8/30.0
• ARV discount +7.8/15.0
• Schools +6.4/10.0
• Livability +4.2/5.0
• Rent growth +4.0/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Don’t miss this beautifully updated 3-bedroom home on a generous lot! Featuring a brand-new kitchen and fully renovated bathroom, this home offers modern living with room to grow. A perfect starter home with space, style, and endless potential.

Key facts

• Renovated bathroom
• Generous lot
• Updated kitchen

Tags

• UPDATED KITCHEN
• RENOVATED BATHROOM
• GENEROUS LOT

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway parking space
• Utilities: City/County water; City/County sewer; Electric water heater; Electric power
• Home design: Detached ranch-style home; Single-story (1 story); Crawl foundation; Simple ownership
• Construction: Asphalt shingle roof; Vinyl exterior; Crawlspace foundation
• Exterior features: Vinyl siding; Chain link fence

Interior

• Kitchen: Range; Microwave; Refrigerator; Dishwasher; Garbage disposal
• Bedrooms: First-floor bedroom with full bathroom
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom
• Heating & cooling: Heat pump and electric heating; Central air conditioning
• Interior features: Carpet and laminate flooring; Bedroom and full bathroom on the first floor; Total of 5 rooms
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $-141 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $280k (8.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (26.7% below list).
• Recommended offer: $223k (26.7% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: Bayside Elementary (math 52% / reading 57%, grade C, #650 of 1,108 statewide, top 62%, 480 students, 74% FRL); Bayside High (math 63% / reading 75%, grade B, #170 of 319 statewide, top 55%, 1,983 students, 65% FRL) — zoned schools average 69% FRL vs 28% district-wide (41 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.9%/yr); 204 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $180k; list at $305k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $223,496 (26.7% 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 1952 — 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: 5.74%
• Cash-on-cash: -1.99%
• DSCR: 0.91
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $306,795
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5533 Norlina Rd	0.26mi	3/1.0	905 (0%)	1mo	$235,000	$260	87
1500 Hackensack Rd	0.20mi	3/1.0	905 (0%)	9mo	$307,000	$339	83
1529 Sagewood Dr	0.35mi	3/1.0	936 (+3%)	8mo	$330,000	$353	71
5528 Fairwood Ln	0.50mi	3/1.0	936 (+3%)	13mo	$280,000	$299	60

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: -16.7%
• Equity multiple: 0.39×
• Total profit: $-51,732
• Equity at exit: $45,476

10-year hold

• IRR: -4.4%
• Equity multiple: 0.68×
• Total profit: $-27,447
• Equity at exit: $26,371

Cash invested: $85,400 (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: 204
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,235 medium
• Mortgage (P&I): −$1,599
• Tax from tax record: −$180 /mo · $2,165/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $-141

Break-even live

Break-even rent $2,414

Max offer price $280,033

Occupancy floor —

Sensitivity live

Price	-10% $31	-5% $-55	+0% $-141	+5% $-228	+10% $-314
Rent	-10% $-318	-5% $-230	+0% $-141	+5% $-53	+10% $35
Rate	-1.0pp $12	-0.5pp $-64	base $-141	+0.5pp $-220	+1.0pp $-301

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1600 Diamond Springs Rd Virginia Beach, VA	1.0–3.0	1.0	730	$1,625	$2.23	3d	1	0.21mi

Listing history 16 events

1. 2026-06-18
   pricedays on marketlisting id $305,000 Active 1 DOM
2. 2026-06-17
   days on market $315,000 Active 62 DOM
3. 2026-06-16
   days on market $315,000 Active 61 DOM
4. 2026-06-15
   days on market $315,000 Active 60 DOM
5. 2026-06-13
   days on market $315,000 Active 58 DOM
6. 2026-06-09
   days on market $315,000 Active 54 DOM
7. 2026-06-08
   days on market $315,000 Active 53 DOM
8. 2026-06-07
   days on market $315,000 Active 52 DOM
9. 2026-06-03
   days on market $315,000 Active 48 DOM
10. 2026-06-02
    days on market $315,000 Active 47 DOM
11. 2026-06-01
    days on market $315,000 Active 46 DOM
12. 2026-05-31
    days on market $315,000 Active 45 DOM
13. 2026-05-21
    price $315,000
14. 2026-04-16
    listed $319,000 Active
15. 2025-11-05
    soldstatus $180,000
16. 1971-04-08
    soldstatus $13,200

ⓘ 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: $2,165 · $180/mo
• Projected year-2 tax: $2,501 · $208/mo
• Expected delta: +$336/yr (+$28/mo · 15.5%)

ⓘ 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 ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,820
• − Mortgage interest: −$17,085
• − Property taxes: −$2,165
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,146
• − Management: −$2,146
• − Depreciation: −$8,873
• Taxable loss: −$7,119
• Est. tax savings @ 24.0%: +$1,709
• After-tax cash flow: $13/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

+2286.4% since first listed

4 events — show timeline

• 2026-05-21 Price Changed $315,000 REINMLS
• 2026-04-16 Listed $319,000 REINMLS
• 2025-11-05 Sold (Public Records) $180,000 Public Records
• 1971-04-08 Sold (Public Records) $13,200 Public Records

Property tax history

+2.8%/yr

Latest (2025): $2,165 · +1.7% YoY. Source: county tax records.