910 Wickford Dr · Chesapeake, VA 23320

$215,000

2 bd · 1.0 ba · 1,000 sqft · Townhouse public records · 13 Days on market

Built 1986 1,698 sqft lot Est $233k · 8% 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 +17.2/30.0
• ARV discount +11.0/15.0
• Schools +5.8/10.0
• DSCR +5.4/10.0
• Rent growth +4.4/5.0
• 1% rule +4.0/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 2 parking spots
• Built 1986
• Listed 13 days

Property features AI

Finance

• HOA & community: No HOA (no association fees)

Exterior

• Parking: Off-street parking for 2 vehicles
• Utilities: City/County water; City/County sewer; Gas water heater
• Home design: Attached townhouse with traditional style; 2 stories; Slab foundation; Composite roof
• Construction: Brick and vinyl construction; Slab foundation; Composite roof
• Exterior features: Brick and vinyl siding; Wood fence

Interior

• Kitchen: Range; Microwave; Refrigerator
• Bedrooms: No bedroom with a full bathroom on the first floor; Total of 4 rooms (includes living areas and bedrooms)
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Carpet and laminate flooring
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $215k.

Deal economics

• At list price, monthly cash flow is $154 ($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 $194k (9.7% below list).
• Recommended offer: $194k (9.7% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 3.7% in Chesapeake — 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 70/100 on livability (#236 in VA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: crime C-, cost of living C-, amenities F.
• Chesapeake City Public School District (suburban): math 58% / reading 74% proficiency, ranked #31 of 131 in VA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Deep Creek Elementary (math 66% / reading 72%, grade A-, #351 of 1,108 statewide, top 32%, 763 students, 45% FRL); Oscar F. Smith High (math 63% / reading 75%, grade B, #170 of 319 statewide, top 55%, 2,291 students, 70% FRL) — zoned schools average 57% FRL vs 28% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.8%/yr); 282 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 597 units permitted in Chesapeake city in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Chesapeake County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $70k; list at $215k implies a 207% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $194,138 (9.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.90% ✗
• Cap rate: 7.15%
• Cash-on-cash: 3.08%
• DSCR: 1.14
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $233,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
809 Huntly Dr	0.16mi	2/1.5	1,080 (+8%)	2mo	$239,230	$222	76
604 Rue Saint La Rogue	0.09mi	2/2.0	919 (-8%)	5mo	$230,000	$250	74
713 Rue Marseille	0.23mi	2/2.0	919 (-8%)	3mo	$222,000	$242	69
701 Meherrin River Ct Unit D	0.69mi	2/2.0	989 (-1%)	1mo	$215,000	$217	61
818 Rue Marseille	0.18mi	2/2.5	1,140 (+14%)	3mo	$227,500	$200	60
604 Fernwood Farms Rd	0.69mi	2/1.0	974 (-3%)	5mo	$234,900	$241	60
705 New River Ct Unit G	0.72mi	2/2.0	1,000 (0%)	5mo	$229,900	$230	58
420 Cobblewood Bnd	0.66mi	2/1.0	920 (-8%)	1mo	$269,999	$293	55
417 Cobblewood Arch	0.63mi	3/2.0 (+1)	1,040 (+4%)	2mo	$295,000	$284	54
705 Rapidan River Ct Unit D	0.63mi	2/2.0	1,092 (+9%)	3mo	$235,000	$215	49
704 Nottoway River Ct Unit F	0.65mi	2/2.0	1,092 (+9%)	3mo	$225,000	$206	48
704 Shenandoah River Dr Unit C	0.67mi	2/2.0	908 (-9%)	5mo	$212,000	$233	45

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 · 7.78% rent growth · sell at horizon

5-year hold

• IRR: -6.5%
• Equity multiple: 0.75×
• Total profit: $-15,252
• Equity at exit: $32,057

10-year hold

• IRR: 7.9%
• Equity multiple: 1.72×
• Total profit: $43,575
• Equity at exit: $18,589

Cash invested: $60,200 (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 23320

• Rents YoY: 7.8%
• Active inventory: 282
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,941 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$162 /mo · $1,946/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $154

Break-even live

Break-even rent $1,746

Max offer price $215,000

Occupancy floor 87%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
906 Wickford Dr Chesapeake, VA	3.0	1.5	1300	$1,950	$1.50	17d	1	0.03mi
824 Huntly Dr Chesapeake, VA	3.0	1.5	1268	$1,750	$1.38	16d	1	0.17mi
208 Crosswinds Dr Chesapeake, VA	1.0–2.0	1.0–2.0	819	$1,910	$2.33	8d	2	0.76mi
208 Crosswinds Dr Unit 00 217104 Chesapeake, VA	2.0	2.0	971	$1,910	$1.97	3d	1	0.80mi
1222 Corkwood Cir Chesapeake, VA	3.0	2.5	1185	$2,200	$1.86	24d	1	0.81mi
1240 Basswood Ct Chesapeake, VA	3.0	1.5	1296	$1,925	$1.49	15d	1	0.81mi
218 Fireweed Ct Chesapeake, VA	2.0	2.5	1144	$1,850	$1.62	20d	1	0.86mi
627 Creekside Ct Chesapeake, VA	2.0	2.5	1334	$1,995	$1.50	2d	1	0.97mi
767 Creekside Cres Unit 1 Chesapeake, VA	2.0	2.5	1188	$2,200	$1.85	24d	1	1.02mi
103 Duffield Pl Chesapeake, VA	3.0	2.0	1372	$2,200	$1.60	24d	1	1.29mi
651 Ridge Cir Chesapeake, VA	2.0	2.5	1254	$1,900	$1.52	24d	1	1.38mi
1314 Kingston Way Chesapeake, VA	1.0–3.0	1.0–2.0	979	$1,855	$1.89	11d	1	1.41mi

Listing history 8 events

1. 2026-06-17
   status $215,000 Under Contract 13 DOM
2. 2026-06-17
   days on market $215,000 Active 13 DOM
3. 2026-06-16
   days on market $215,000 Active 12 DOM
4. 2026-06-15
   days on market $215,000 Active 11 DOM
5. 2026-06-13
   days on market $215,000 Active 9 DOM
6. 2026-06-09
   days on market $215,000 Active 5 DOM
7. 2026-06-08
   days on market $215,000 Active 4 DOM
8. 2026-06-07
   listed $215,000 Active 3 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: $1,946 · $162/mo
• Projected year-2 tax: $1,946 · $162/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,297
• − Mortgage interest: −$12,043
• − Property taxes: −$1,946
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,864
• − Management: −$1,864
• − Depreciation: −$6,255
• Taxable loss: −$1,750
• Est. tax savings @ 24.0%: +$420
• After-tax cash flow: $2,273/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: Chesapeake City Public School District
• NCES district ID: 5100810
• Math proficiency: 58% ▼ -29.00%
• Reading proficiency: 74% ▼ -7.00%
• Median HH income: $69,356
• Composite: 57.84/100
• National rank: #1047
• State rank: #31 of 131 in VA

Livability — Chesapeake

• Score: 70/100
• State rank: #236
• US rank: #7942

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chesapeake, VA
• County: Chesapeake City · 253,091 people
• City population: 253,091
• Metro: Virginia Beach-Norfolk-Newport News, VA-NC
• Population (ZIP): 59,108
• Household income: $84,305
• Rent vs Own: 35.5% rent · 64.5% own
• Severe rent burden: 2714.0

Population outlook (Chesapeake County) Hauer SSP2

• Today (2025): 263,804 people
• By 2030: 276,798 · +4.9%
• By 2040: 299,906 · +13.7%
• By 2050: 318,284 · +20.7%
• By 2075: 362,137 · +37.3%
• By 2100: 372,225 · +41.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 49% Black 29% Hispanic / Latino 10% Two or more races 8% Asian 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Romanian 2% Italian 2%
• Foreign-born: 9% · Canada
• Languages at home: 89% English-only · Spanish 6% Tagalog/Filipino 2% French/Haitian/Cajun 1%

Political lean MEDSL · Chesapeake

• 2024 margin: Toss-up / Even · D 51.3% · R 47.5% · Other 1.2%
• 2008→2024 swing: +2.5pp toward D · 2008: 1.3pp · 2024: 3.8pp
• All cycles: 2024: D+3.8 2020: D+6.5 2016: R+1.3 2012: D+1.1 2008: D+1.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -241.43%
• Current HPI: 285.5792
• Rent YoY: ▲ 7.78%
• 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

+342.4% since first listed

5 events — show timeline

• 2026-06-04 Listed $215,000 REINMLS
• 2011-09-16 Sold (Public Records) $70,000 Public Records
• 2004-12-06 Sold (Public Records) $89,000 Public Records
• 1996-03-04 Sold (Public Records) $46,300 Public Records
• 1986-04-17 Sold (Public Records) $48,600 Public Records

Property tax history

+4.3%/yr

Latest (2025): $1,946 · +12.2% YoY. Source: county tax records.