6409 Duquesne Pl · Virginia Beach, VA 23464

$210,000

3 bd · 2.5 ba · 1,538 sqft · Townhouse public records · 67 Days on market

Built 1972 Est $340k · 38% under $64/mo HOA · 3% of rent

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Why this score? — see what drove the B- 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 +21.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• Schools +6.4/10.0
• 1% rule +5.8/10.0
• Livability +4.2/5.0
• Rent growth +4.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This is your opportunity to get an excellent deal on a Virginia Beach Townhome in a very central location within Hampton roads. This home is incredibly spacious and with a little TLC its full potential can truly shine. Call now for a private tour

Key facts

• $64 HOA
• Parking
• Built 1972

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $210k.

Deal economics

• At list price, monthly cash flow is $315 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $197k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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; 24 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 $1k of loan paydown is wiped out by about $6k 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.
• At projected returns (-3.0% appreciation + 6.4% rent growth), your $59k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago 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→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.08% ✓
• Cap rate: 8.10%
• Cash-on-cash: 6.44%
• DSCR: 1.29
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $339,898
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6415 Duquesne Pl	0.01mi	4/2.5 (+1)	1,538 (0%)	5mo	$251,500	$164	90
6464 Duquesne Pl	0.07mi	3/1.5	1,524 (-1%)	3mo	$275,000	$180	89
6465 Duquesne Pl	0.05mi	3/1.5	1,524 (-1%)	6mo	$286,000	$188	87
1224 Glyndon Dr	0.35mi	3/1.5	1,582 (+3%)	2mo	$289,000	$183	73
1238 Jadens Way	0.37mi	3/2.5	1,750 (+14%)	4mo	$393,000	$225	57
2435 Fieldsway Dr	0.36mi	3/2.5	1,765 (+15%)	3mo	$389,900	$221	56
2449 Fieldsway Dr	0.39mi	3/2.5	1,750 (+14%)	4mo	$388,500	$222	56
2420 Trafton Pl	0.37mi	3/2.5	1,750 (+14%)	5mo	$389,000	$222	55
14 Keswick Cir	0.69mi	3/2.0	1,428 (-7%)	4mo	$300,000	$210	51
1048 Bryce Ln	0.69mi	3/2.5	1,375 (-11%)	2mo	$305,000	$222	48
1027 Bryce Ln	0.71mi	3/2.5	1,375 (-11%)	6mo	$278,500	$203	44
1214 Clear Springs Rd	0.72mi	3/2.5	1,320 (-14%)	3mo	$305,000	$231	40

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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-5,939
• Equity at exit: $31,312

10-year hold

• IRR: 10.6%
• Equity multiple: 1.95×
• Total profit: $55,870
• Equity at exit: $18,157

Cash invested: $58,800 (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: 7.7×

Monthly cashflow live

• Estimated rent: $2,275 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$229 /mo · $2,751/yr
• Insurance: −$88
• HOA: −$64
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $315

Break-even live

Break-even rent $1,876

Max offer price $210,000

Occupancy floor 81%

Sensitivity live

Price	-10% $434	-5% $375	+0% $315	+5% $256	+10% $197
Rent	-10% $136	-5% $226	+0% $315	+5% $405	+10% $495
Rate	-1.0pp $421	-0.5pp $369	base $315	+0.5pp $261	+1.0pp $206

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6442 Duquesne Pl Virginia Beach, VA	3.0	1.5	1524	$1,995	$1.31	8d	1	0.06mi
6442 Duquesne Pl Virginia Beach, VA	3.0	1.5	1524	$1,995	$1.31	11d	1	0.06mi
6400 Dillard Pl Unit 1 Virginia Beach, VA	4.0	2.5	1700	$2,395	$1.41	24d	1	0.12mi
1940 Weber Ave Chesapeake, VA	3.0	2.0	1600	$1,995	$1.25	24d	1	0.23mi
2213 Sparrow Rd Chesapeake, VA	3.0	2.0	1248	$2,300	$1.84	17d	1	0.24mi
2403 Trafton Pl Unit 1 Chesapeake, VA	3.0	2.5	1739	$2,800	$1.61	2d	1	0.32mi
2416 Trafton Pl Chesapeake, VA	3.0	2.5	1750	$2,800	$1.60	17d	1	0.37mi
1257 Jadens Way Chesapeake, VA	3.0	3.0	1726	$2,550	$1.48	15d	1	0.37mi
1221 Clydesdale Ln Virginia Beach, VA	2.0	1.5	1120	$1,800	$1.61	24d	1	0.43mi
2502 Fieldsway Dr Chesapeake, VA	3.0	2.5	1860	$2,550	$1.37	15d	1	0.44mi
1101 Craftsman Dr Virginia Beach, VA	1.0–2.0	1.0–2.0	1014	$1,909	$1.88	3d	22	0.51mi
1712 Weber Ave Chesapeake, VA	3.0	2.5	1704	$2,200	$1.29	8d	1	0.52mi
6324 Rockbrook Ln Virginia Beach, VA	1.0–2.0	1.0–2.0	964	$2,165	$2.25	4d	20	0.54mi
6205 Lippizan Cir Virginia Beach, VA	3.0	2.5	1800	$2,200	$1.22	24d	1	0.62mi
6308 Blakely Sq Virginia Beach, VA	1.0–3.0	1.0–2.0	1036	$2,629	$2.54	3d	17	0.63mi
1321 Drexel Cir Virginia Beach, VA	4.0	2.0	1845	$2,800	$1.52	24d	1	0.68mi
1048 Commonwealth Pl Virginia Beach, VA	3.0	1.5	1242	$2,150	$1.73	24d	1	0.69mi
1102 Clear Springs Rd Virginia Beach, VA	3.0	1.5	1280	$1,695	$1.32	24d	1	0.70mi
2001 Angora Dr Chesapeake, VA	4.0	2.0	1539	$2,850	$1.85	16d	1	1.14mi
1924 Woodgate Arch Unit 1 Chesapeake, VA	2.0	2.5	1264	$1,850	$1.46	16d	1	1.15mi
1924 Woodgate Arch Chesapeake, VA	2.0	2.5	1264	$1,850	$1.46	17d	1	1.15mi
1424 Hawthorne Dr Chesapeake, VA	3.0	2.0	1484	$2,000	$1.35	8d	1	1.17mi
2008 Fawnwood Cmn Chesapeake, VA	3.0	1.5	1131	$1,950	$1.72	24d	1	1.19mi
150 Coveside Ln Chesapeake, VA	1.0–3.0	1.0–2.0	1120	$2,779	$2.48	3d	29	1.50mi

HOA detail

• Monthly dues: $64 · $768/yr

Listing history 11 events

1. 2026-04-07
   status Under Contract
2. 2026-04-01
   historical Active Under Contract
3. 2026-03-03
   status Active
4. 2026-02-12
   historical Active Under Contract
5. 2026-01-29
   listed $210,000 Active
6. 2022-10-31
   soldstatus $235,000
7. 2022-10-12
   status Under Contract
8. 2022-09-29
   historical Active Under Contract
9. 2022-09-23
   listed $239,000 Active
10. 2005-06-29
    soldstatus $130,000
11. 2005-01-12
    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: $2,751 · $229/mo
• Projected year-2 tax: $2,751 · $229/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 15 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: $27,302
• − Mortgage interest: −$11,763
• − Property taxes: −$2,751
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,184
• − Management: −$2,184
• − HOA: −$768
• − Depreciation: −$6,109
• Taxable income: $492
• Est. tax owed @ 24.0%: −$118
• After-tax cash flow: $3,666/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

+90.9% since first listed

11 events — show timeline

• 2026-04-07 Pending — REINMLS
• 2026-04-01 Contingent — REINMLS
• 2026-03-03 Relisted — REINMLS
• 2026-02-12 Contingent — REINMLS
• 2026-01-29 Listed $210,000 REINMLS
• 2022-10-31 Sold (Public Records) $235,000 Public Records
• 2022-10-12 Pending — REINMLS
• 2022-09-29 Contingent — REINMLS
• 2022-09-23 Listed $239,000 REINMLS
• 2005-06-29 Sold (Public Records) $130,000 Public Records
• 2005-01-12 Sold (Public Records) $110,000 Public Records

Property tax history

+7.2%/yr

Latest (2025): $2,751 · +12.1% YoY. Source: county tax records.