2048 Trumbull Ct · Virginia Beach, VA 23464

$340,000

4 bd · 2.5 ba · 2,080 sqft · SingleFamily public records · 8 Days on market

Built 1986 10,023 sqft lot Est $480k · 29% 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 +15.0/15.0
• Cash flow +11.3/30.0
• Schools +6.4/10.0
• Livability +4.2/5.0
• Rent growth +4.1/5.0
• DSCR +3.3/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This property is being sold As-Is, Where-Is. Spacious home in the sought after area of Pleasant Valley and Salem. Boasting to have one of the biggest lots in the neighborhood and the biggest lot in the cul-de-sac. In need of some TLC. But Be ready to walk into a beautiful area, neighborhood and plenty of equity.

Key facts

• 0.23 acre lot
• Garage
• Built 1986

Property features AI

Finance

• HOA & community: No HOA fees (N/A / none)

Exterior

• Parking: Driveway parking; Garage (approx. 318 sq ft)
• Utilities: City/County water; City/County sewer; Electric power
• Home design: Detached traditional home; Two stories; Slab foundation; Simple ownership
• Construction: Vinyl exterior; Asphalt shingle roof; Slab foundation
• Exterior features: Vinyl siding; Back fenced yard; Asphalt shingle roof

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Disposal; Refrigerator
• Bedrooms: One bedroom with ensuite
• Flooring: Carpet; Ceramic; Laminate
• Bathrooms: Two full bathrooms and one half bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: One fireplace; Carpet, ceramic, and laminate flooring; 8 total rooms; No bedroom with full bathroom on first floor
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $-127 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $318k (6.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $265k (22.1% below list).
• Recommended offer: $265k (22.1% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: Glenwood Elementary (math 72% / reading 81%, grade A, #195 of 1,108 statewide, top 18%, 986 students, 44% FRL); Salem Middle (math 70% / reading 82%, grade A, #42 of 342 statewide, top 13%, 1,073 students, 39% FRL); Salem High (math 79% / reading 90%, grade A, #23 of 319 statewide, top 8%, 1,650 students, 36% FRL).
• Market conditions: Rents rising fast (+6.4%/yr); 234 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 34% of the median local income ($92k/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 $10k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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

• 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 $264,707 (22.1% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.78% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.60%
• DSCR: 0.93
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $480,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1184 Beaver Falls Ct	0.33mi	4/2.5	2,078 (-0%)	0mo	$530,000	$255	84
2116 Beaver Pond Ct	0.34mi	3/2.5 (-1)	2,180 (+5%)	4mo	$435,000	$200	68
1912 Bunnell Ct	0.60mi	4/2.5	2,076 (-0%)	6mo	$480,000	$231	67
1912 Eastover Ct	0.34mi	4/2.5	1,891 (-9%)	4mo	$410,000	$217	66
1292 Raynor Dr	0.43mi	4/2.5	2,222 (+7%)	7mo	$495,000	$223	63
2029 Southaven Dr	0.27mi	4/2.5	1,813 (-13%)	4mo	$450,000	$248	63
2017 Southaven Dr	0.23mi	4/2.5	1,813 (-13%)	6mo	$420,000	$232	62
2004 Springside Ct	0.67mi	4/2.5	2,012 (-3%)	2mo	$457,500	$227	62
1801 Gravenhurst Dr	0.40mi	4/2.5	1,869 (-10%)	6mo	$425,000	$227	60
2525 Archdale Dr	0.73mi	4/2.5	2,020 (-3%)	3mo	$495,000	$245	58
1900 Bunnell Ct	0.57mi	4/2.5	2,271 (+9%)	4mo	$500,000	$220	54
985 Penhook Ct	0.74mi	3/3.0 (-1)	1,854 (-11%)	4mo	$449,000	$242	37

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 · 6.36% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.43×
• Total profit: $-53,993
• Equity at exit: $50,695

10-year hold

• IRR: -2.3%
• Equity multiple: 0.82×
• Total profit: $-16,947
• Equity at exit: $29,397

Cash invested: $95,200 (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 23464

• Rents YoY: 6.4%
• Active inventory: 234
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,647 high
• Mortgage (P&I): −$1,783
• Tax from tax record: −$294 /mo · $3,526/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $-127

Break-even live

Break-even rent $2,808

Max offer price $317,510

Occupancy floor 100%

Sensitivity live

Price	-10% $65	-5% $-31	+0% $-127	+5% $-224	+10% $-320
Rent	-10% $-336	-5% $-232	+0% $-127	+5% $-23	+10% $82
Rate	-1.0pp $44	-0.5pp $-41	base $-127	+0.5pp $-215	+1.0pp $-305

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1332 Gravenhurst Cir Virginia Beach, VA	3.0	2.5	1505	$2,295	$1.52	3d	1	0.32mi
1547 Heritage Ave Virginia Beach, VA	3.0	2.5	1665	$2,295	$1.38	25d	1	0.61mi
3813 Sterncroft Dr Virginia Beach, VA	4.0	2.5	2124	$2,789	$1.31	25d	1	0.75mi
1573 Devon Way Virginia Beach, VA	4.0	2.5	2000	$2,650	$1.32	4d	1	0.82mi
5140 Glenwood Way Virginia Beach, VA	3.0	2.5	1450	$2,195	$1.51	23d	1	0.92mi
5125 Middlebrook Ct Virginia Beach, VA	4.0	2.5	2395	$3,195	$1.33	23d	1	0.93mi
4244 Spruce Knob Rd Virginia Beach, VA	3.0	3.0	1710	$2,700	$1.58	16d	1	0.93mi
4501 Van Dyck Dr Virginia Beach, VA	5.0	2.5	2867	$3,700	$1.29	18d	1	0.93mi
5104 Settlers Park Dr Virginia Beach, VA	3.0	2.5	1540	$2,200	$1.43	16d	1	0.97mi
5036 Glenwood Way Virginia Beach, VA	3.0	2.5	1455	$2,495	$1.71	9d	1	1.03mi
1521 Jameson Dr Virginia Beach, VA	3.0	2.5	1496	$1,895	$1.27	25d	1	1.16mi
1328 Fernside Ct Virginia Beach, VA	4.0	2.5	2088	$2,700	$1.29	16d	1	1.18mi
4708 Glencoe Ln Virginia Beach, VA	3.0	2.5	1760	$2,400	$1.36	25d	1	1.24mi
4718 Greenlaw Dr Virginia Beach, VA	3.0	2.5	1760	$2,150	$1.22	19d	1	1.28mi
5181 Eagle Run Rd Virginia Beach, VA	5.0	2.5	2500	$3,300	$1.32	25d	1	1.35mi
4353 Cattail Ln #28 Virginia Beach, VA	3.0	2.5	1695	$2,600	$1.53	12d	1	1.36mi
4220 Derby Wharf Dr Virginia Beach, VA	3.0	2.0	1503	$2,395	$1.59	25d	1	1.36mi
5112 Edon Hall Ln Virginia Beach, VA	3.0	2.5	1445	$2,295	$1.59	16d	1	1.39mi

Listing history 6 events

1. 2026-05-09
   status Under Contract
2. 2026-05-02
   historical Active Under Contract
3. 2026-05-01
   listed $340,000 Active
4. 2026-04-09
   historical
5. 2026-03-29
   status Under Contract
6. 2026-03-27
   listed $340,000 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: $3,526 · $294/mo
• Projected year-2 tax: $3,526 · $294/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) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 16 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,765
• − Mortgage interest: −$19,045
• − Property taxes: −$3,526
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,541
• − Management: −$2,541
• − Depreciation: −$9,891
• Taxable loss: −$7,480
• Est. tax savings @ 24.0%: +$1,795
• After-tax cash flow: $267/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): 75,061
• Household income: $92,468
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 1929.0

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 50% Black 23% Asian 10% Two or more races 9% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 11% · Canada, Vietnam, China
• Languages at home: 85% English-only · Tagalog/Filipino 5% Spanish 5% 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: ▼ -271.27%
• Current HPI: 324.1854
• Rent YoY: ▲ 6.36%
• 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

+0.0% since first listed

6 events — show timeline

• 2026-05-09 Pending — REINMLS
• 2026-05-02 Contingent — REINMLS
• 2026-05-01 Listed $340,000 REINMLS
• 2026-04-09 Listing Removed — REINMLS
• 2026-03-29 Pending — REINMLS
• 2026-03-27 Listed $340,000 REINMLS

Property tax history

+4.1%/yr

Latest (2025): $3,526 · +1.8% YoY. Source: county tax records.