108 Ruths Ln · Virginia Beach, VA 27950

$169,000

2 bd · 1.0 ba · 992 sqft · SingleFamily public records · 213 Days on market

Built 1945 0.75 ac lot ↓ 3% since listing

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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 +9.2/30.0
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0

Listing remarks

Must see! Adorable bungalow on Knotts Island! Located on a quiet lane, close to the elementary school, this home is priced to sell!

Key facts

• Quiet lane
• Bungalow
• 0.75 acre lot

Tags

• BUNGALOW
• QUIET LANE
• CLOSE TO ELEMENTARY SCHOOL

Property features AI

Finance

• Other: Zoning: Single-family residential; Private road frontage; Lot approx. 0.75 acres (dimensions provided)

Exterior

• Parking: Unpaved parking; Attached garage with 1 garage space; 1 parking space total
• Utilities: Well water; Septic tank; Cable available
• Home design: Single-family residence; One level; Residential property
• Construction: Wood siding and frame construction; Block foundation; Shingle roof; Built with traditional frame (year built not provided)
• Exterior features: Deck; Shed(s)

Interior

• Kitchen: Range; Dishwasher
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Wall/Window cooling unit(s)
• Interior features: Ceiling fan(s); Window coverings
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $-126 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (13.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (29.9% below list).
• Recommended offer: $118k (29.9% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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.
• Currituck County Schools (rural): math 45% / reading 51% proficiency, ranked #67 of 178 in NC (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Knotts Island Elementary (math 44% / reading 54%, grade D, #417 of 1,410 statewide, top 32%, 108 students, 27% FRL); Moyock Middle (math 39% / reading 51%, grade D, #160 of 475 statewide, top 35%, 621 students, 24% FRL); Currituck County High (math 52% / reading 64%, grade C, #243 of 535 statewide, top 46%, 1,057 students, 30% FRL) — zoned schools at 27% FRL track the district average.
• Market conditions: 429 units permitted in Currituck County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($1k loan paydown + $10k appreciation (5.9% local appreciation)).
• Currituck County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 213 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,424 (29.9% 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 213 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.70% ✗
• Cap rate: 5.40%
• Cash-on-cash: -3.19%
• DSCR: 0.86
• GRM: 11.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.86% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.4%
• Equity multiple: 1.83×
• Total profit: $39,287
• Equity at exit: $104,712

10-year hold

• IRR: 13.1%
• Equity multiple: 3.58×
• Total profit: $122,137
• Equity at exit: $188,585

Cash invested: $47,320 (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 27950

• Home prices YoY: 1.8%
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,184 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$105 /mo · $1,258/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $-126

Break-even live

Break-even rent $1,344

Max offer price $146,747

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $169,000 Active 213 DOM
2. 2026-06-17
   days on market $169,000 Active 212 DOM
3. 2026-06-16
   days on market $169,000 Active 211 DOM
4. 2026-06-15
   days on market $169,000 Active 210 DOM
5. 2026-06-13
   days on market $169,000 Active 208 DOM
6. 2026-06-09
   days on market $169,000 Active 204 DOM
7. 2026-06-08
   days on market $169,000 Active 203 DOM
8. 2026-06-07
   days on market $169,000 Active 202 DOM
9. 2026-06-03
   days on market $169,000 Active 198 DOM
10. 2026-06-02
    days on market $169,000 Active 197 DOM
11. 2026-06-01
    days on market $169,000 Active 196 DOM
12. 2026-05-31
    days on market $169,000 Active 195 DOM
13. 2026-05-08
    status Active
14. 2026-04-07
    status Active
15. 2026-03-30
    historical Active Under Contract
16. 2026-03-30
    historical
17. 2026-03-06
    price $169,000
18. 2025-10-09
    listed $175,000 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: $1,258 · $105/mo
• Projected year-2 tax: $1,386 · $115/mo
• Expected delta: +$128/yr (+$11/mo · 10.1%)

ⓘ 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 (unshaded) · 49% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,211
• − Mortgage interest: −$9,467
• − Property taxes: −$1,258
• − Insurance: −$845
• − Repairs & maintenance: −$1,137
• − Management: −$1,137
• − Depreciation: −$4,916
• Taxable loss: −$4,549
• Est. tax savings @ 24.0%: +$1,092
• After-tax cash flow: $-420/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: Currituck County Schools
• NCES district ID: 3701080
• Math proficiency: 45% ▲ 2.00%
• Reading proficiency: 51% ▲ 5.00%
• Median HH income: $58,898
• Composite: 41.96/100
• National rank: #3348
• State rank: #67 of 178 in NC

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

• City population: 448,227
• Population (ZIP): 1,786

Population outlook (Currituck County) Hauer SSP2

• Today (2025): 28,690 people
• By 2030: 30,311 · +5.7%
• By 2040: 33,220 · +15.8%
• By 2050: 35,405 · +23.4%
• By 2075: 40,998 · +42.9%
• By 2100: 44,117 · +53.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Asian 2%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 3% · South Korea
• Languages at home: 99% English-only · German/W. Germanic 1% French/Haitian/Cajun 1%

Political lean MEDSL · Currituck

• 2024 margin: Solid R (+47.9) · D 25.6% · R 73.5%
• 2008→2024 swing: -16.4pp toward R · 2008: -31.5pp · 2024: -47.9pp
• All cycles: 2024: R+47.9 2020: R+46.2 2016: R+49.8 2012: R+35.1 2008: R+31.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.86%
• Current HPI: 327.9432
• Rent YoY: —
• Metro: —
• 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

-3.4% since first listed

6 events — show timeline

• 2026-05-08 Relisted — Hive MLS
• 2026-04-07 Relisted — Hive MLS
• 2026-03-30 Contingent — Hive MLS
• 2026-03-30 Listing Removed — Hive MLS
• 2026-03-06 Price Changed $169,000 Hive MLS
• 2025-10-09 Listed $175,000 Hive MLS

Property tax history

+7.7%/yr

Latest (2025): $1,258 · +0.7% YoY. Source: county tax records.