808 Federal Ct · Virginia Beach, VA 23462

$256,500

2 bd · 1.5 ba · 1,124 sqft · Townhouse public records · 5 Days on market

Built 1984 2,038 sqft lot Est $226k · 14% over $54/mo HOA · 3% of rent

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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 +11.3/30.0
• Schools +6.4/10.0
• Livability +4.2/5.0
• Rent growth +3.9/5.0
• DSCR +3.3/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• ARV discount +1.4/15.0
• Appreciation +0.0/10.0

Listing remarks

Nestled in a Cul-de-sac , This beautiful well maintained home is a must see. It offers charm and character with crown molding throughout the downstairs and new carpet throughout the upstairs. It's ideal for someone looking for a home in move-in condition that's convenient to everything. This home is centrally located and convenient to the interstate, Town center, Military Bases, and Shopping. Each bedroom features an en suite, a new deck to sit on while you enjoy your morning coffee and a new shed that's large enough to accommodate an outdoor studio or even an outdoor office Space. This home is near the neighborhood park and pond, the only thing missing is you. Dont let this one get away.

Key facts

• New deck
• Cul-de-sac
• Crown molding

Tags

• CUL-DE-SAC
• CROWN MOLDING
• NEW DECK
• NEW SHED
• WALKING DISTANCE TO PARK
• WALKING DISTANCE TO POND

Property features AI

Finance

• HOA & community: HOA present; Monthly association fee of $54; Association listed as PMA COMMUNITY MGT.; Community amenities: clubhouse, pool, tennis courts

Exterior

• Parking: 2 parking spaces
• Utilities: City/County water; City/County sewer; Electric water heater
• Home design: Attached townhouse; 2 stories; Slab foundation; Simple ownership
• Construction: Vinyl exterior; Slab foundation; Asphalt shingle roof
• Exterior features: Back yard with wood fence; Vinyl siding; Asphalt shingle roof

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric range; Refrigerator
• Bedrooms: No bedroom and full bathroom on first floor; 5 total rooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump heating and cooling
• Interior features: One fireplace
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $256k.

Deal economics

• At list price, monthly cash flow is $-95 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (6.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (22.4% below list).
• Recommended offer: $199k (22.4% 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: White Oaks Elementary (math 51% / reading 64%, grade C+, #588 of 1,108 statewide, top 54%, 679 students, 54% FRL); Larkspur Middle (math 60% / reading 72%, grade A-, #113 of 342 statewide, top 33%, 1,536 students, 60% FRL); Green Run High (math 64% / reading 69%, grade B, #195 of 319 statewide, top 62%, 1,517 students, 69% FRL) — zoned schools average 61% FRL vs 28% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.6%/yr); 229 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 666 units permitted in Virginia Beach city in 2024 (347 in 5+ unit buildings).
• This rent runs 35% of the median local income ($69k/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 $8k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $64k; list at $256k implies a 298% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% 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 $199,143 (22.4% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.78% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.59%
• DSCR: 0.93
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $225,924
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
808 Federal Ct	0.00mi	2/2.5	1,124 (0%)	1mo	$265,000	$236	95
807 Foxmoore Ct	0.02mi	2/2.5	1,125 (+0%)	2mo	$260,000	$231	94
809 Christa Ct	0.09mi	2/2.5	1,124 (0%)	2mo	$260,000	$231	91
1447 Ivywood Rd	0.73mi	2/2.0	1,126 (+0%)	1mo	$227,000	$202	63
1379 Ivywood Rd	0.65mi	2/2.0	1,162 (+3%)	1mo	$225,000	$194	61
1509 Penrose Arch Unit 14E	0.63mi	2/2.0	1,165 (+4%)	2mo	$225,000	$193	61
1315 Ivywood Rd	0.61mi	2/2.0	1,162 (+3%)	4mo	$230,000	$198	61
4082 Concordia Way	0.54mi	3/1.5 (+1)	1,202 (+7%)	1mo	$275,000	$229	57
1419 Ivywood Rd	0.69mi	2/2.0	1,162 (+3%)	4mo	$229,900	$198	57
721 Waters Dr	0.66mi	2/1.5	1,206 (+7%)	5mo	$242,000	$201	52
715 Mount Holly Muse Rd	0.71mi	2/2.0	1,266 (+13%)	4mo	$190,000	$150	41
3659 Essex Pond Quay	0.74mi	2/2.5	1,282 (+14%)	2mo	$240,000	$187	36

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 · 5.61% rent growth · sell at horizon

5-year hold

• IRR: -16.2%
• Equity multiple: 0.41×
• Total profit: $-42,303
• Equity at exit: $38,245

10-year hold

• IRR: -4.1%
• Equity multiple: 0.70×
• Total profit: $-21,561
• Equity at exit: $22,177

Cash invested: $71,820 (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 23462

• Rents YoY: 5.6%
• Active inventory: 229
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,991 high
• Mortgage (P&I): −$1,345
• Tax from tax record: −$163 /mo · $1,951/yr
• Insurance: −$107
• HOA: −$54
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $-95

Break-even live

Break-even rent $2,112

Max offer price $239,662

Occupancy floor 100%

Sensitivity live

Price	-10% $50	-5% $-23	+0% $-95	+5% $-168	+10% $-241
Rent	-10% $-253	-5% $-174	+0% $-95	+5% $-17	+10% $62
Rate	-1.0pp $34	-0.5pp $-30	base $-95	+0.5pp $-162	+1.0pp $-229

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: $64,125
• Closing costs: $7,695
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
807 Foxmoore Ct Virginia Beach, VA	2.0	2.5	1125	$2,000	$1.78	4d	1	0.03mi
1012 Grassland Ct Virginia Beach, VA	3.0	2.0	1021	$2,050	$2.01	25d	1	0.19mi
3816 Banyan Grove Ln Virginia Beach, VA	1.0–3.0	1.0–2.0	945	$2,298	$2.43	3d	15	0.47mi
846 Crashaw St Virginia Beach, VA	2.0	2.0	1346	$1,895	$1.41	16d	1	0.51mi
4425 Duffy Dr Virginia Beach, VA	2.0	2.5	1388	$2,050	$1.48	14d	1	0.54mi
1523 Penrose Arch Virginia Beach, VA	2.0	2.0	1126	$1,550	$1.38	5d	1	0.65mi
4581 Duffy Dr Virginia Beach, VA	2.0	2.5	1388	$2,100	$1.51	23d	1	0.66mi
3700 Snowdrift Cir Virginia Beach, VA	1.0–3.0	1.0–2.0	887	$2,164	$2.44	25d	1	0.66mi
1500 Chase Arbor Cmn Virginia Beach, VA	1.0–2.0	1.0–2.0	895	$2,178	$2.43	4d	24	0.73mi
4217 S Plaza Trl Virginia Beach, VA	1.0–2.0	1.0–2.0	1450	$2,325	$1.60	12d	1	0.75mi
4016 Richard Lee Ct Virginia Beach, VA	3.0	1.5	1470	$2,100	$1.43	4d	1	0.77mi
724 Harbor Springs Trl Virginia Beach, VA	2.0	2.0	1200	$1,795	$1.50	14d	1	0.78mi
3923 Lake Front Cir Virginia Beach, VA	1.0–2.0	1.0	918	$1,845	$2.01	12d	1	0.85mi
3560 Windmill Dr Virginia Beach, VA	3.0	1.5	1080	$2,100	$1.94	25d	1	0.86mi
1400 Dewitt Way Virginia Beach, VA	2.0–3.0	2.0–2.5	1212	$1,700	$1.40	25d	1	0.88mi
621 Chancery Sq Virginia Beach, VA	3.0	1.0	1320	$1,970	$1.49	19d	1	0.88mi
629 Counselor Sq Virginia Beach, VA	3.0	1.5	1326	$1,995	$1.50	25d	1	0.91mi
4689 Shallowford Cir Virginia Beach, VA	2.0	2.5	1240	$1,700	$1.37	16d	1	0.92mi
4657 Shallowford Cir Virginia Beach, VA	2.0	2.5	1240	$1,895	$1.53	23d	1	0.93mi
640 Counselor Sq Virginia Beach, VA	3.0	1.5	1320	$2,000	$1.52	16d	1	0.93mi
3638 Windmill Dr Virginia Beach, VA	2.0	1.0	934	$1,695	$1.81	12d	1	0.94mi
1409 Northface Ct Virginia Beach, VA	2.0	1.5	1178	$1,750	$1.49	9d	1	0.95mi
3955 Marina Lake Rd Virginia Beach, VA	1.0–2.0	1.0–2.0	870	$1,960	$2.25	12d	1	0.98mi
4133 Shoreline Cir Virginia Beach, VA	1.0–2.0	1.0–2.0	964	$2,000	$2.07	12d	1	1.14mi
3849 Clarendon Way Unit 1 Virginia Beach, VA	2.0	2.5	1349	$2,200	$1.63	14d	1	1.15mi
4156 Clarendon Way Virginia Beach, VA	2.0	2.5	1329	$2,400	$1.81	25d	1	1.16mi
726 Hayes Ave Virginia Beach, VA	2.0	1.5	1008	$1,700	$1.69	25d	1	1.17mi
713 Willow Lake Cir Virginia Beach, VA	1.0–2.0	1.0–2.0	1041	$2,475	$2.38	25d	1	1.17mi
3528 Dublin Ct Virginia Beach, VA	2.0	1.0	752	$1,700	$2.26	14d	1	1.20mi
1728 Vankar Dr #307 Virginia Beach, VA	2.0	2.0	1316	$2,500	$1.90	19d	1	1.22mi
1728 Vankar Dr #104 Virginia Beach, VA	2.0	2.0	1293	$2,495	$1.93	9d	1	1.22mi
1752 Halesworth Ln Virginia Beach, VA	2.0	2.5	1324	$2,190	$1.65	25d	1	1.24mi
1752 Halesworth Ln Unit 1 Virginia Beach, VA	2.0	2.5	1329	$2,200	$1.66	25d	1	1.24mi
717 Grant Ave Virginia Beach, VA	3.0	2.5	1248	$2,160	$1.73	25d	1	1.24mi
3500 Irvington Ct Virginia Beach, VA	2.0	2.0	999	$2,000	$2.00	25d	1	1.26mi
1401 Wendfield Dr #103 Virginia Beach, VA	3.0	1.5	1344	$1,850	$1.38	22d	1	1.31mi
1404 Wendfield Dr #102 Virginia Beach, VA	3.0	1.5	1344	$2,000	$1.49	25d	1	1.35mi
1404 Wendfield Dr #102 Virginia Beach, VA	3.0	1.5	1344	$2,000	$1.49	6d	1	1.35mi
1404 Wendfield Dr Virginia Beach, VA	3.0	1.5	1344	$2,000	$1.49	5d	1	1.35mi
3745 Edenberry Ct Virginia Beach, VA	1.0	1.0	920	$1,699	$1.85	3d	1	1.36mi

HOA detail

• Monthly dues: $54 · $648/yr

Listing history 3 events

1. 2026-04-29
   status Under Contract
2. 2026-04-23
   listed $256,500 Active
3. 1990-01-02
   soldstatus $64,436

ⓘ 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: $1,951 · $163/mo
• Projected year-2 tax: $2,103 · $175/mo
• Expected delta: +$153/yr (+$13/mo · 7.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $23,897
• − Mortgage interest: −$14,368
• − Property taxes: −$1,951
• − Insurance: −$1,282
• − Repairs & maintenance: −$1,912
• − Management: −$1,912
• − HOA: −$648
• − Depreciation: −$7,462
• Taxable loss: −$5,637
• Est. tax savings @ 24.0%: +$1,353
• After-tax cash flow: $209/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): 66,151
• Household income: $69,040
• Rent vs Own: 46.3% rent · 53.7% own
• Severe rent burden: 3906.0

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 45% Black 32% Hispanic / Latino 12% Two or more races 10% Asian 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Romanian 2% Italian 1% Slovak 1%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 87% 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: ▼ -269.19%
• Current HPI: 333.1908
• Rent YoY: ▲ 5.61%
• 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

+298.1% since first listed

3 events — show timeline

• 2026-04-29 Pending — REINMLS
• 2026-04-23 Listed $256,500 REINMLS
• 1990-01-02 Sold (Public Records) $64,436 Public Records

Property tax history

+3.5%/yr

Latest (2024): $1,951 · +7.9% YoY. Source: county tax records.