3549 Silina Dr · Virginia Beach, VA 23452

$299,000

3 bd · 2.0 ba · 1,774 sqft · SingleFamily public records · 59 Days on market

Built 1963 7,792 sqft lot Est $442k · 32% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +12.2/30.0
• Schools +6.4/10.0
• Livability +4.2/5.0
• Rent growth +3.7/5.0
• DSCR +3.6/10.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Cosmetically updated tri-level home on a desirable corner lot with strong potential. Featuring LVP flooring throughout and an open-concept layout, the home offers an updated kitchen with newer stainless steel appliances, granite countertops, and shaker cabinetry. Both bathrooms include updated vanities, and the primary suite features a tiled shower. Major exterior updates include newer roof and siding. Additional highlights include an attached 2-car garage and a large backyard with storage shed. Property requires repair due to damaged cast iron pipe beneath the slab; estimated cost for repair and flooring replacement is approximately $17,000. There is also an existing ~$50,000 lien for roof

Key facts

• Newer roof
• Shaker cabinetry
• Updated kitchen

Tags

• CORNER LOT
• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• SHAKER CABINETRY
• TILED SHOWER
• NEWER ROOF

Property features AI

Finance

• HOA & community: No HOA fees listed

Exterior

• Parking: Attached 2-car garage; Additional 4 parking spaces; Driveway parking
• Utilities: City/County water; City/County sewer; Electric water heater; Electric power available
• Home design: Detached property; Split-level, traditional style; 2 stories; 2 living levels
• Construction: Vinyl siding; Asphalt shingle roof
• Exterior features: Corner lot; Back yard fenced with wood picket fence

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Gas range; Refrigerator; Breakfast area
• Bedrooms: Bedroom and full bathroom on first floor; Master bedroom with bath
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced hot air heating; Central air conditioning
• Interior features: Ceiling fan; Scuttle access
• Laundry & utility: Washer hookup; Dryer hookup; Utility closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-61 ($-737/yr) — negative.
• To cash-flow at today's rent, offer at most $288k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (19.5% below list).
• Recommended offer: $241k (19.5% 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: Brookwood Elementary (math 56% / reading 68%, grade B, #480 of 1,108 statewide, top 46%, 571 students, 66% FRL); Plaza Middle (math 76% / reading 84%, grade A+, #24 of 342 statewide, top 8%, 1,036 students, 46% FRL); Green Run High (math 64% / reading 69%, grade B, #195 of 319 statewide, top 62%, 1,517 students, 69% FRL) — zoned schools average 60% FRL vs 28% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.9%/yr); 232 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 37% 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

• It's been on market 59 days — a 3% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $16k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $240,646 (19.5% 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 59 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.80% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.88%
• DSCR: 0.96
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $441,726
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3701 Gresham Ct	0.28mi	3/2.0	1,722 (-3%)	0mo	$425,000	$247	82
289 Appian Ave	0.43mi	3/2.0	1,653 (-7%)	1mo	$360,000	$218	68
3544 Club House Rd	0.15mi	3/2.0	1,512 (-15%)	1mo	$385,000	$255	68
3736 Colonial Pkwy	0.41mi	4/2.5 (+1)	1,848 (+4%)	1mo	$439,900	$238	66
3772 South Blvd	0.66mi	3/2.5	1,838 (+4%)	2mo	$491,200	$267	60
228 Palace Green Blvd	0.59mi	4/2.5 (+1)	1,848 (+4%)	1mo	$435,000	$235	57
556 S Rosemont Rd	0.42mi	4/2.0 (+1)	1,983 (+12%)	2mo	$400,000	$202	54
3836 Old Forge Rd	0.65mi	4/2.5 (+1)	1,666 (-6%)	1mo	$415,000	$249	52
3605 Forrester Ln	0.52mi	3/2.0	1,507 (-15%)	0mo	$391,900	$260	51
409 Lineberry Rd	0.53mi	4/2.0 (+1)	1,564 (-12%)	1mo	$400,000	$256	50
3644 Walnut Hill Rd	0.57mi	3/2.0	1,522 (-14%)	1mo	$380,000	$250	49
3864 Old Forge Rd	0.73mi	4/2.5 (+1)	1,668 (-6%)	1mo	$411,000	$246	48

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: -15.7%
• Equity multiple: 0.43×
• Total profit: $-47,655
• Equity at exit: $44,582

10-year hold

• IRR: -4.4%
• Equity multiple: 0.68×
• Total profit: $-26,428
• Equity at exit: $25,852

Cash invested: $83,720 (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: 232
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,406 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$270 /mo · $3,240/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $-61

Break-even live

Break-even rent $2,484

Max offer price $288,144

Occupancy floor 98%

Sensitivity live

Price	-10% $108	-5% $23	+0% $-61	+5% $-146	+10% $-231
Rent	-10% $-252	-5% $-157	+0% $-61	+5% $34	+10% $129
Rate	-1.0pp $89	-0.5pp $15	base $-61	+0.5pp $-139	+1.0pp $-218

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3632 Silina Dr Virginia Beach, VA	4.0	2.5	1666	$2,495	$1.50	9d	1	0.11mi
220 S Rosemont Rd Virginia Beach, VA	4.0	2.0	1350	$2,650	$1.96	25d	1	0.34mi
212 Paladin Dr Virginia Beach, VA	3.0	2.0	1456	$2,800	$1.92	25d	1	0.40mi
408 Lineberry Rd Virginia Beach, VA	4.0	2.0	1561	$2,700	$1.73	25d	1	0.59mi
3564 Faraday Ln Virginia Beach, VA	4.0	2.5	1700	$2,600	$1.53	25d	1	0.62mi
129 S Plaza Trl Virginia Beach, VA	3.0	1.0	1456	$2,000	$1.37	25d	1	0.75mi
3828 Brentwood Cres Virginia Beach, VA	4.0	2.5	1900	$2,450	$1.29	13d	1	0.82mi
701 Arthur Ave Virginia Beach, VA	4.0	1.5	1404	$2,500	$1.78	19d	1	0.86mi
717 Grant Ave Virginia Beach, VA	3.0	2.5	1248	$2,160	$1.73	25d	1	0.89mi
224 Thalia Trace Dr Virginia Beach, VA	3.0	1.5	1248	$1,800	$1.44	3d	1	0.93mi
3841 Forrester Ln Virginia Beach, VA	3.0	2.0	1522	$2,300	$1.51	25d	1	0.94mi
640 Counselor Sq Virginia Beach, VA	3.0	1.5	1320	$2,000	$1.52	16d	1	1.00mi
629 Counselor Sq Virginia Beach, VA	3.0	1.5	1326	$1,995	$1.50	25d	1	1.02mi
621 Chancery Sq Virginia Beach, VA	3.0	1.0	1320	$1,970	$1.49	19d	1	1.08mi
4016 Richard Lee Ct Virginia Beach, VA	3.0	1.5	1470	$2,100	$1.43	4d	1	1.25mi
713 Willow Lake Cir Virginia Beach, VA	1.0–2.0	1.0–2.0	1041	$2,475	$2.38	25d	1	1.32mi
3816 Banyan Grove Ln Virginia Beach, VA	1.0–3.0	1.0–2.0	945	$2,630	$2.78	3d	15	1.46mi
149 S Budding Ave Virginia Beach, VA	1.0–3.0	1.0–2.0	1100	$2,169	$1.97	3d	30	1.49mi

Listing history 32 events

1. 2026-06-21
   days on market $299,000 Active 59 DOM
2. 2026-06-18
   days on market $299,000 Active 56 DOM
3. 2026-06-17
   status $299,000 Active 55 DOM
4. 2026-06-17
   days on market $299,000 Active Under Contract 55 DOM
5. 2026-06-16
   days on market $299,000 Active Under Contract 54 DOM
6. 2026-06-15
   days on market $299,000 Active Under Contract 53 DOM
7. 2026-06-13
   days on market $299,000 Active Under Contract 51 DOM
8. 2026-06-09
   days on market $299,000 Active Under Contract 47 DOM
9. 2026-06-08
   days on market $299,000 Active Under Contract 46 DOM
10. 2026-06-07
    days on market $299,000 Active Under Contract 45 DOM
11. 2026-06-03
    days on market $299,000 Active Under Contract 41 DOM
12. 2026-06-02
    days on market $299,000 Active Under Contract 40 DOM
13. 2026-06-01
    days on market $299,000 Active Under Contract 39 DOM
14. 2026-05-31
    days on market $299,000 Active Under Contract 38 DOM
15. 2026-05-16
    historical Active Under Contract
16. 2026-05-05
    price $299,000
17. 2026-04-22
    listed $315,000 Active
18. 2026-03-31
    historical
19. 2025-10-01
    price $419,000
20. 2025-09-12
    price $419,900
21. 2025-09-05
    listed $420,000 Active
22. 2024-01-22
    historical
23. 2024-01-22
    soldstatus $365,000
24. 2023-12-24
    status Under Contract
25. 2023-12-18
    historical Active Under Contract
26. 2023-12-13
    price $359,900
27. 2023-11-30
    price $369,999
28. 2023-11-19
    price $374,999
29. 2023-11-08
    price $384,900
30. 2023-10-29
    price $389,900
31. 2023-10-20
    listed $399,999 Active
32. 2023-08-17
    soldstatus $223,750

ⓘ 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: $3,240 · $270/mo
• Projected year-2 tax: $3,240 · $270/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 3/10 Moderate FEMA zone X (unshaded) · 10% 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 99% 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: $28,878
• − Mortgage interest: −$16,749
• − Property taxes: −$3,240
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,310
• − Management: −$2,310
• − Depreciation: −$8,698
• Taxable loss: −$5,925
• Est. tax savings @ 24.0%: +$1,422
• After-tax cash flow: $684/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

+33.6% since first listed

18 events — show timeline

• 2026-05-16 Contingent — REINMLS
• 2026-05-05 Price Changed $299,000 REINMLS
• 2026-04-22 Listed $315,000 REINMLS
• 2026-03-31 Listing Removed — REINMLS
• 2025-10-01 Price Changed $419,000 REINMLS
• 2025-09-12 Price Changed $419,900 REINMLS
• 2025-09-05 Listed $420,000 REINMLS
• 2024-01-22 Listing Removed — REINMLS
• 2024-01-22 Sold (Public Records) $365,000 Public Records
• 2023-12-24 Pending — REINMLS
• 2023-12-18 Contingent — REINMLS
• 2023-12-13 Price Changed $359,900 REINMLS
• 2023-11-30 Price Changed $369,999 REINMLS
• 2023-11-19 Price Changed $374,999 REINMLS
• 2023-11-08 Price Changed $384,900 REINMLS
• 2023-10-29 Price Changed $389,900 REINMLS
• 2023-10-20 Listed $399,999 REINMLS
• 2023-08-17 Sold (Public Records) $223,750 Public Records

Property tax history

+5.3%/yr

Latest (2025): $3,240 · +33.6% YoY. Source: county tax records.