1010 Bryce Ln · Virginia Beach, VA 23464

$299,000

3 bd · 2.5 ba · 1,360 sqft · Townhouse public records · 21 Days on market

Built 1977 Est $283k · 6% over

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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 +10.6/30.0
• Schools +6.4/10.0
• ARV discount +4.9/15.0
• Livability +4.2/5.0
• Rent growth +4.1/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Move in ready 3 Bed, 2.5 Bath Townhouse in Virginia Beach featuring fresh paint, new carpet, and updated HVAC system. Spacious rooms provide flexible living options, while the backyard offers additional outdoor space for relaxing or entertaining. Functional floor plan with ample natural light and convenient access to shopping, dining, parks, and major commuter routes. Some photos are AI generated to properties full potential.

Key facts

• Ample natural light
• Fresh paint
• New carpet

Tags

• FRESH PAINT
• NEW CARPET
• UPDATED HVAC SYSTEM
• BACKYARD
• FUNCTIONAL FLOOR PLAN
• AMPLE NATURAL LIGHT

Property features AI

Finance

• HOA & community: No HOA or association fees indicated

Exterior

• Parking: 2 off-street parking spaces
• Utilities: City/County water; City/County sewer; Electric water heater; Electric power
• Home design: Attached townhouse; 2 stories; Slab foundation; Simple ownership
• Construction: Brick and vinyl construction; Asphalt shingle roof; Slab foundation
• Exterior features: Brick and vinyl siding; Back yard with wood fence; Asphalt shingle roof

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric range
• Bedrooms: Master bedroom (ensuite); Additional bedroom
• Flooring: Carpet; Ceramic; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Walk-in closet; Attic; Balcony; Breakfast area; Master bedroom with bath; Utility closet
• Laundry & utility: Washer hookup; Dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $299k.

Deal economics

• At list price, monthly cash flow is $-146 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $273k (8.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (26.3% below list).
• Recommended offer: $220k (26.3% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: College Park Elementary (math 42% / reading 57%, grade D, #742 of 1,108 statewide, top 70%, 484 students, 101% FRL); Tallwood High (math 81% / reading 88%, grade A, #23 of 319 statewide, top 8%, 1,861 students, 44% FRL) — zoned schools average 72% FRL vs 28% district-wide (44 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.4%/yr); 225 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).

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 21 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $200k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $220,281 (26.3% 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 1977 — 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: 0.74% ✗
• Cap rate: 5.71%
• Cash-on-cash: -2.10%
• DSCR: 0.91
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $282,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1010 Bryce Ln	0.00mi	3/2.5	1,360 (0%)	0mo	$305,000	$224	100
1048 Bryce Ln	0.08mi	3/2.5	1,375 (+1%)	2mo	$305,000	$222	93
1027 Bryce Ln	0.05mi	3/2.5	1,375 (+1%)	6mo	$278,500	$203	91
1031 Bryce Ln	0.07mi	3/2.5	1,375 (+1%)	7mo	$306,000	$223	89
1066 Commonwealth Pl	0.09mi	3/1.5	1,242 (-9%)	5mo	$270,000	$217	73
5928 Appleton Ct	0.25mi	3/1.5	1,280 (-6%)	3mo	$263,000	$205	72
1214 Clear Springs Rd	0.46mi	3/2.5	1,320 (-3%)	3mo	$305,000	$231	72
1031 Commonwealth Pl	0.12mi	2/1.5 (-1)	1,252 (-8%)	4mo	$250,000	$200	68
1117 Meadow Sage Ln	0.37mi	3/1.5	1,280 (-6%)	1mo	$265,000	$207	68
1001 Commonwealth Pl	0.16mi	3/1.5	1,242 (-9%)	8mo	$255,000	$205	68
1050 Commonwealth Pl	0.09mi	2/1.5 (-1)	1,176 (-14%)	2mo	$245,000	$208	63
1177 Meadow Sage Ln	0.41mi	2/1.5 (-1)	1,200 (-12%)	6mo	$249,900	$208	47

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: -16.4%
• Equity multiple: 0.40×
• Total profit: $-50,141
• Equity at exit: $44,582

10-year hold

• IRR: -3.5%
• Equity multiple: 0.74×
• Total profit: $-22,117
• 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 23464

• Rents YoY: 6.4%
• Active inventory: 225
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,203 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$194 /mo · $2,326/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $-146

Break-even live

Break-even rent $2,388

Max offer price $273,175

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

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1048 Commonwealth Pl Virginia Beach, VA	3.0	1.5	1242	$2,150	$1.73	23d	1	0.10mi
1102 Clear Springs Rd Virginia Beach, VA	3.0	1.5	1280	$1,695	$1.32	23d	1	0.23mi
1101 Craftsman Dr Virginia Beach, VA	1.0–2.0	1.0–2.0	1014	$1,909	$1.88	2d	22	0.28mi
1221 Clydesdale Ln Virginia Beach, VA	2.0	1.5	1120	$1,800	$1.61	23d	1	0.46mi
6308 Blakely Sq Virginia Beach, VA	1.0–3.0	1.0–2.0	1036	$2,629	$2.54	3d	17	0.48mi
6205 Lippizan Cir Virginia Beach, VA	3.0	2.5	1800	$2,200	$1.22	23d	1	0.56mi
6324 Rockbrook Ln Virginia Beach, VA	1.0–2.0	1.0–2.0	964	$2,165	$2.25	3d	20	0.68mi
6400 Dillard Pl Unit 1 Virginia Beach, VA	4.0	2.5	1700	$2,395	$1.41	23d	1	0.79mi
6442 Duquesne Pl Virginia Beach, VA	3.0	1.5	1524	$1,995	$1.31	7d	1	0.81mi
6442 Duquesne Pl Virginia Beach, VA	3.0	1.5	1524	$1,995	$1.31	11d	1	0.81mi
2213 Sparrow Rd Chesapeake, VA	3.0	2.0	1248	$2,300	$1.84	17d	1	0.90mi
2403 Trafton Pl Unit 1 Chesapeake, VA	3.0	2.5	1739	$2,800	$1.61	2d	1	0.91mi
2502 Fieldsway Dr Chesapeake, VA	3.0	2.5	1860	$2,550	$1.37	14d	1	0.93mi
1321 Drexel Cir Virginia Beach, VA	4.0	2.0	1845	$2,800	$1.52	23d	1	0.94mi
2416 Trafton Pl Chesapeake, VA	3.0	2.5	1750	$2,800	$1.60	17d	1	0.95mi
1940 Weber Ave Chesapeake, VA	3.0	2.0	1600	$1,995	$1.25	23d	1	0.96mi
1257 Jadens Way Chesapeake, VA	3.0	3.0	1726	$2,550	$1.48	14d	1	1.01mi
806 Jamestowne Dr Virginia Beach, VA	3.0	2.5	1700	$2,000	$1.18	21d	1	1.13mi
1712 Weber Ave Chesapeake, VA	3.0	2.5	1704	$2,200	$1.29	7d	1	1.16mi
5519 New Colony Dr Virginia Beach, VA	3.0	2.5	1470	$1,795	$1.22	23d	1	1.19mi
5742 Simon St Virginia Beach, VA	3.0	2.0	1500	$1,995	$1.33	7d	1	1.30mi
1728 Rueger St Virginia Beach, VA	3.0	2.0	1360	$1,800	$1.32	14d	1	1.38mi

Listing history 8 events

1. 2026-06-02
   statusdays on market $299,000 Under Contract 21 DOM
2. 2026-06-01
   days on market $299,000 Active Under Contract 20 DOM
3. 2026-05-31
   days on market $299,000 Active Under Contract 19 DOM
4. 2026-05-17
   historical Active Under Contract
5. 2026-05-12
   listed $299,000 Active
6. 2026-03-31
   soldstatus $200,000
7. 2013-04-02
   soldstatus $134,000
8. 2004-10-18
   soldstatus $110,000

ⓘ 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: $2,326 · $194/mo
• Projected year-2 tax: $2,452 · $204/mo
• Expected delta: +$126/yr (+$10/mo · 5.4%)

ⓘ 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 ≥105°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 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,434
• − Mortgage interest: −$16,749
• − Property taxes: −$2,326
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,115
• − Management: −$2,115
• − Depreciation: −$8,698
• Taxable loss: −$7,064
• Est. tax savings @ 24.0%: +$1,695
• After-tax cash flow: $-59/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

+171.8% since first listed

5 events — show timeline

• 2026-05-17 Contingent — REINMLS
• 2026-05-12 Listed $299,000 REINMLS
• 2026-03-31 Sold (Public Records) $200,000 Public Records
• 2013-04-02 Sold (Public Records) $134,000 Public Records
• 2004-10-18 Sold (Public Records) $110,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $2,326 · +7.1% YoY. Source: county tax records.