753 Yorktown Rd · Poquoson, VA 23662

$425,000

3 bd · 2.5 ba · 2,229 sqft · SingleFamily public records · 8 Days on market

Built 1950 0.61 ac lot $191/sqft · 8% below area Est $463k · 8% 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 +11.2/15.0
• Cash flow +8.1/30.0
• Schools +7.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well- loved home, rich in character and thoughtfully expanded to accommodate years of family living. Built in 1950 and cherished by the current family since 1970, this property has been the backdrop for raising a family of four and is ready for its next chapter. Designed with both comfort and functionality in mind, the home features a spacious addition that includes a large dining room and inviting family room - perfect for gatherings and everyday living. Both spaces offer direct access to an expansive deck that stretches across the back of the home, overlooking a huge fenced backyard, creating a seamless indoor-outdoor flow ideal for entertaining or relaxing. Inside you will find two cozy fireplaces anchoring the living room and family room, adding warmth and charm throughout. The first-floor primary suite offers convenience and privacy with its own ensuite bath. Upstairs, two additional bedrooms and a full bath provide comfortable accommodations for family or guests. This home blends timeless appeal with thoughtful updates, offering a wonderful opportunity to create new memories in a space that has been truly cared for over generations.

Key facts

• 0.61 acre lot
• Garage
• Built 1950

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $425k.

Deal economics

• At list price, monthly cash flow is $-418 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $351k (17.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $291k (31.5% below list).
• Recommended offer: $291k (31.5% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 2.8% in Poquoson — 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 68/100 on livability (#276 in VA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B; Watch: amenities F, commute F, cost of living F.
• Poquoson City Public School District (suburban): math 78% / reading 91% proficiency, ranked #2 of 131 in VA (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical; only 12% free/reduced lunch — higher-income household profile.
• Zoned schools: Poquoson Primary (470 students, 33% FRL); Poquoson Middle (math 79% / reading 87%, grade A+, #17 of 342 statewide, top 5%, 451 students, 23% FRL); Poquoson High (math 67% / reading 92%, grade A-, #63 of 319 statewide, top 22%, 690 students, 19% FRL).
• Market conditions: 166 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 133 units permitted in Poquoson city in 2024 (36 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.
• Poquoson County population projected at +4% 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $291,076 (31.5% 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. Built in 1950 — 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: 0.68% ✗
• Cap rate: 5.11%
• Cash-on-cash: -4.22%
• DSCR: 0.81
• GRM: 12.2

CMA / ARV

• ARV (median comp): $462,830
• List price: $425,000
• Delta: -8.17%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
753 Yorktown Rd	0.00mi	4/3.0 (+1)	2,229 (0%)	1mo	$425,000	$191	92
9 Cherokee Dr	0.17mi	3/2.0	2,061 (-8%)	8mo	$455,000	$221	71
60 Carriage Hill Dr	0.28mi	4/2.5 (+1)	2,121 (-5%)	9mo	$439,500	$207	67
639 Yorktown Rd	0.52mi	4/2.0 (+1)	2,164 (-3%)	5mo	$400,000	$185	59
30 Wornom Farm Rd	0.70mi	3/2.0	2,250 (+1%)	13mo	$505,000	$224	53
11 Dorothy Dr	0.67mi	4/2.5 (+1)	2,100 (-6%)	2mo	$390,000	$186	52
203 Lambs Creek Dr	0.72mi	4/2.5 (+1)	2,246 (+1%)	13mo	$450,000	$200	49
30 Wornom Farm Rd	0.70mi	4/2.0 (+1)	2,250 (+1%)	13mo	$505,000	$224	48
127 Freemoor Dr	0.69mi	4/2.5 (+1)	2,100 (-6%)	10mo	$465,000	$221	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -23.4%
• Equity multiple: 0.20×
• Total profit: $-95,583
• Equity at exit: $63,369

10-year hold

• IRR: -18.3%
• Equity multiple: 0.01×
• Total profit: $-117,885
• Equity at exit: $36,746

Cash invested: $119,000 (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 23662

• Active inventory: 166
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $2,911 medium
• Mortgage (P&I): −$2,229
• Tax from tax record: −$312 /mo · $3,740/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$611
• Net cashflow: $-418

Break-even live

Break-even rent $3,440

Max offer price $351,154

Occupancy floor —

Sensitivity live

Price	-10% $-177	-5% $-298	+0% $-418	+5% $-538	+10% $-659
Rent	-10% $-648	-5% $-533	+0% $-418	+5% $-303	+10% $-188
Rate	-1.0pp $-204	-0.5pp $-310	base $-418	+0.5pp $-528	+1.0pp $-640

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Pocosin Path Poquoson, VA	3.0	3.5	1765	$2,495	$1.41	45d	1	0.92mi
172B Hunts Neck Rd Poquoson, VA	3.0	2.5	2742	$3,100	$1.13	25d	1	1.05mi

Listing history 2 events

1. 2026-05-04
   status Pending 1172-char remark

   Show marketing remark (1172 chars)

   Welcome to this well- loved home, rich in character and thoughtfully expanded to accommodate years of family living. Built in 1950 and cherished by the current family since 1970, this property has been the backdrop for raising a family of four and is ready for its next chapter. Designed with both comfort and functionality in mind, the home features a spacious addition that includes a large dining room and inviting family room - perfect for gatherings and everyday living. Both spaces offer direct access to an expansive deck that stretches across the back of the home, overlooking a huge fenced backyard, creating a seamless indoor-outdoor flow ideal for entertaining or relaxing. Inside you will find two cozy fireplaces anchoring the living room and family room, adding warmth and charm throughout. The first-floor primary suite offers convenience and privacy with its own ensuite bath. Upstairs, two additional bedrooms and a full bath provide comfortable accommodations for family or guests. This home blends timeless appeal with thoughtful updates, offering a wonderful opportunity to create new memories in a space that has been truly cared for over generations.

2. 2026-04-27
   listed $425,000 Active 1172-char remark

   Show marketing remark (1172 chars)

   Welcome to this well- loved home, rich in character and thoughtfully expanded to accommodate years of family living. Built in 1950 and cherished by the current family since 1970, this property has been the backdrop for raising a family of four and is ready for its next chapter. Designed with both comfort and functionality in mind, the home features a spacious addition that includes a large dining room and inviting family room - perfect for gatherings and everyday living. Both spaces offer direct access to an expansive deck that stretches across the back of the home, overlooking a huge fenced backyard, creating a seamless indoor-outdoor flow ideal for entertaining or relaxing. Inside you will find two cozy fireplaces anchoring the living room and family room, adding warmth and charm throughout. The first-floor primary suite offers convenience and privacy with its own ensuite bath. Upstairs, two additional bedrooms and a full bath provide comfortable accommodations for family or guests. This home blends timeless appeal with thoughtful updates, offering a wonderful opportunity to create new memories in a space that has been truly cared for over generations.

ⓘ 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: $3,740 · $312/mo
• Projected year-2 tax: $3,740 · $312/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 6/10 Major FEMA zone X (shaded) · 57% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,929
• − Mortgage interest: −$23,807
• − Property taxes: −$3,740
• − Insurance: −$2,125
• − Repairs & maintenance: −$2,794
• − Management: −$2,794
• − Depreciation: −$12,364
• Taxable loss: −$12,695
• Est. tax savings @ 24.0%: +$3,047
• After-tax cash flow: $-1,969/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: Poquoson City Public School District
• NCES district ID: 5102980
• Math proficiency: 78% ▼ -14.00%
• Reading proficiency: 91% ▬ 0.00%
• Median HH income: $83,895
• Composite: 74.58/100
• National rank: #154
• State rank: #2 of 131 in VA

Livability — Poquoson

• Score: 68/100
• State rank: #276
• US rank: #9903

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Poquoson, VA
• County: Poquoson City · 12,639 people
• City population: 12,639
• Metro: Virginia Beach-Norfolk-Newport News, VA-NC
• Population (ZIP): 12,639
• Household income: $120,972
• Rent vs Own: 15.4% rent · 84.6% own
• Severe rent burden: 89.0

Population outlook (Poquoson County) Hauer SSP2

• Today (2025): 12,348 people
• By 2030: 12,611 · +2.1%
• By 2040: 12,894 · +4.4%
• By 2050: 12,779 · +3.5%
• By 2075: 13,020 · +5.4%
• By 2100: 11,925 · -3.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 4% Two or more races 4% Asian 2% Black 2%
• Common ancestry: Italian 6% Romanian 3% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Poquoson

• 2024 margin: Solid R (+45.9) · D 26.4% · R 72.3% · Other 1.3%
• 2008→2024 swing: +3.4pp toward D · 2008: -49.3pp · 2024: -45.9pp
• All cycles: 2024: R+45.9 2020: R+45.2 2016: R+49.1 2012: R+51.2 2008: R+49.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -275.55%
• Current HPI: 267.5479
• Rent YoY: —
• 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

2 events — show timeline

• 2026-05-04 Pending — WMLS
• 2026-04-27 Listed $425,000 WMLS

Property tax history

+5.7%/yr

Latest (2025): $3,740 · +8.3% YoY. Source: county tax records.