1311 Chickadee Ln · Virginia Beach, VA 23454

$385,000

3 bd · 2.5 ba · 1,488 sqft · SingleFamily public records · 21 Days on market

Built 1986 Est $403k · at est.

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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 +9.5/15.0
• Cash flow +7.8/30.0
• Schools +6.4/10.0
• Rent growth +4.2/5.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• 1% rule +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Rare to find one owner home and NO HOA! For multigenerational living W/ GREAT SCHOOLS. Originally built as three bedroom 2 1/2 bath, the garage has been converted to a spacious bedroom, and a shower has been added, which is en suite and adjacent to the half bath. This room has its own exterior entry door as well. Recently renovated, the kitchen has been stylishly updated and upgraded with raised panel cabinets and granite countertops. Tile and plank flooring throughout the downstairs. Fireplaces in living room and sunroom! Upstairs find 3 bedrooms and the 2 full baths have also been completely renovated in recent years. outside, you will find a second driveway for additional off street par

Key facts

• One owner home
• Converted garage
• En suite shower

Tags

• ONE OWNER HOME
• NO HOA
• MULTIGENERATIONAL LIVING
• CONVERTED GARAGE
• EN SUITE SHOWER
• RECENTLY RENOVATED KITCHEN

Property features AI

Finance

• HOA & community: No HOA or association fees indicated

Exterior

• Parking: Has garage; Converted garage; Driveway spaces; Off-street parking; Street parking
• Utilities: City/County water; City/County sewer; Electric water heater; Electric power
• Home design: Detached colonial-style home; Two stories; Slab foundation; Vinyl siding; Asphalt shingle roof
• Construction: Vinyl siding construction; Asphalt shingle roof; Slab foundation
• Exterior features: Patio; Partial fence; Detached workshop; Storage shed

Interior

• Kitchen: Electric range; Range; Microwave; Refrigerator; Dishwasher; Breakfast area
• Bedrooms: Master bedroom on 2nd floor with ensuite; Two bedrooms with ensuite; Bedroom and full bathroom on first floor; Additional bedroom on first floor
• Flooring: Carpet; Ceramic; Laminate
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Heat pump; Electric heating; Central air
• Interior features: Cable hookup; Ceiling fan; Dual-entry bathrooms (between bedroom and hall); Two fireplaces (gas, natural)
• Laundry & utility: Washer hookup; Dryer hookup; Utility room; Utility closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $385k.

Deal economics

• At list price, monthly cash flow is $-433 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $309k (19.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (36.4% below list).
• Recommended offer: $245k (36.4% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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: Corporate Landing Elementary (math 62% / reading 72%, grade B+, #381 of 1,108 statewide, top 36%, 380 students, 57% FRL); Corporate Landing Middle (math 66% / reading 77%, grade A, #72 of 342 statewide, top 22%, 1,054 students, 46% FRL); Ocean Lakes High (math 73% / reading 89%, grade A, #52 of 319 statewide, top 17%, 1,855 students, 29% FRL) — zoned schools average 44% FRL vs 28% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.6%/yr); 209 active listings in the ZIP; 17 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 $3k of loan paydown is wiped out by about $12k 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 ($379k) is reasonable based on typical stale-listing flexibility.
• 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.
• Current owner paid $75k; list at $385k implies a 416% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $244,948 (36.4% 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. 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: 0.64% ✗
• Cap rate: 4.94%
• Cash-on-cash: -4.82%
• DSCR: 0.79
• GRM: 13.1

CMA / ARV

• ARV (on-the-fly): $403,248
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1224 Eaglewood Dr	0.20mi	3/2.0	1,435 (-4%)	3mo	$359,000	$250	80
1376 Beacons Reach Dr	0.33mi	3/2.0	1,460 (-2%)	2mo	$380,000	$260	78
1585 Boles Pl	0.54mi	3/2.5	1,450 (-3%)	1mo	$420,000	$290	69
1129 Snowbird Ln	0.38mi	4/2.0 (+1)	1,500 (+1%)	7mo	$375,000	$250	68
1510 Snowbird Ct	0.31mi	4/2.5 (+1)	1,576 (+6%)	3mo	$380,000	$241	68
1504 Hubbell Ct	0.47mi	3/2.0	1,393 (-6%)	4mo	$400,000	$287	62
1135 Snowbird Ln	0.40mi	3/2.0	1,308 (-12%)	2mo	$395,000	$302	57
1705 Gallery Ave	0.73mi	3/2.5	1,441 (-3%)	8mo	$390,000	$271	54
1156 Balch Pl	0.51mi	2/2.0 (-1)	1,372 (-8%)	8mo	$390,000	$284	50
1104 Hubbell Dr	0.57mi	4/2.5 (+1)	1,636 (+10%)	12mo	$390,000	$238	42
1637 Cassell St	0.69mi	4/2.5 (+1)	1,636 (+10%)	7mo	$407,000	$249	40
1181 Broadlawn Rd	0.71mi	4/2.0 (+1)	1,704 (+14%)	4mo	$485,000	$285	32

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 · 6.62% rent growth · sell at horizon

5-year hold

• IRR: -21.1%
• Equity multiple: 0.25×
• Total profit: $-80,848
• Equity at exit: $57,405

10-year hold

• IRR: -8.6%
• Equity multiple: 0.39×
• Total profit: $-65,597
• Equity at exit: $33,288

Cash invested: $107,800 (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 23454

• Rents YoY: 6.6%
• Active inventory: 209
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $2,449 high
• Mortgage (P&I): −$2,019
• Tax from tax record: −$188 /mo · $2,262/yr
• Insurance: −$160
• HOA: −$0
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $-433

Break-even live

Break-even rent $2,997

Max offer price $308,548

Occupancy floor —

Sensitivity live

Price	-10% $-215	-5% $-324	+0% $-433	+5% $-542	+10% $-651
Rent	-10% $-626	-5% $-530	+0% $-433	+5% $-336	+10% $-239
Rate	-1.0pp $-239	-0.5pp $-335	base $-433	+0.5pp $-533	+1.0pp $-634

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: $96,250
• Closing costs: $11,550
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1115 Woodcock Ln Virginia Beach, VA	3.0	1.0	1092	$2,195	$2.01	16d	1	0.24mi
1594 Hummingbird Ln Virginia Beach, VA	3.0	2.0	1136	$2,500	$2.20	3d	1	0.49mi
1594 Hummingbird Ln Virginia Beach, VA	3.0	2.0	1200	$2,500	$2.08	9d	1	0.49mi
1149 Balch Pl Virginia Beach, VA	3.0	2.5	1450	$2,495	$1.72	22d	1	0.56mi
1149 Balch Pl Virginia Beach, VA	3.0	2.5	1450	$2,495	$1.72	5d	1	0.56mi
1401 E Intruder Cir Virginia Beach, VA	1.0–3.0	1.0–1.5	870	$1,914	$2.20	25d	1	0.85mi
1473 Levy Ct Virginia Beach, VA	3.0	2.5	1831	$2,795	$1.53	4d	1	0.86mi
1230 Gunn Hall Dr Virginia Beach, VA	3.0	2.5	1764	$2,650	$1.50	25d	1	0.97mi
1221 Garth Ct Virginia Beach, VA	3.0	2.5	1614	$2,600	$1.61	16d	1	1.13mi
1828 Blairmore Arch Virginia Beach, VA	3.0	2.0	1300	$3,000	$2.31	25d	1	1.19mi
1671 Ocean Bay Dr Virginia Beach, VA	2.0	2.5	1354	$2,100	$1.55	25d	1	1.29mi
1631 Sword Dancer Dr Virginia Beach, VA	3.0	2.0	1180	$2,500	$2.12	14d	1	1.34mi
1631 Sword Dancer Dr Virginia Beach, VA	3.0	2.0	1180	$2,500	$2.12	25d	1	1.34mi
1676 Da Vinci Dr Virginia Beach, VA	2.0	1.0	1512	$1,595	$1.05	6d	1	1.35mi
1676 Da Vinci Dr Virginia Beach, VA	2.0	1.0	1512	$1,595	$1.05	14d	1	1.35mi
792 Quesnel Dr Unit 1 Virginia Beach, VA	3.0	2.5	1616	$2,295	$1.42	9d	1	1.38mi
762 Quesnel Dr Virginia Beach, VA	3.0	2.5	1541	$3,600	$2.34	25d	1	1.45mi

Listing history 11 events

1. 2026-06-13
   statusdays on market $385,000 Under Contract 21 DOM
2. 2026-06-09
   statusdays on market $385,000 Active Under Contract 19 DOM
3. 2026-06-08
   days on market $385,000 Active 18 DOM
4. 2026-06-07
   pricestatusdays on market $385,000 Active 17 DOM
5. 2026-05-15
   status Under Contract
6. 2026-05-07
   historical Active Under Contract
7. 2026-05-01
   listed $395,000 Active
8. 2026-05-01
   historical
9. 2026-04-27
   price $395,000
10. 2026-02-27
    listed $400,000 Active
11. 1986-03-25
    soldstatus $74,550

ⓘ 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: $2,262 · $188/mo
• Projected year-2 tax: $3,157 · $263/mo
• Expected delta: +$895/yr (+$75/mo · 39.6%)

ⓘ 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 ≥102°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,394
• − Mortgage interest: −$21,566
• − Property taxes: −$2,262
• − Insurance: −$1,925
• − Repairs & maintenance: −$2,352
• − Management: −$2,352
• − Depreciation: −$11,200
• Taxable loss: −$12,262
• Est. tax savings @ 24.0%: +$2,943
• After-tax cash flow: $-2,251/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): 58,178
• Household income: $102,796
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 1696.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Black 13% Two or more races 9% Hispanic / Latino 7% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 3%
• Foreign-born: 7% · Canada, China
• Languages at home: 90% English-only · Spanish 4% Tagalog/Filipino 1% Chinese 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: ▼ -385.89%
• Current HPI: 328.85
• Rent YoY: ▲ 6.62%
• 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

+429.8% since first listed

7 events — show timeline

• 2026-05-15 Pending — REINMLS
• 2026-05-07 Contingent — REINMLS
• 2026-05-01 Listing Removed — REINMLS
• 2026-05-01 Listed $395,000 REINMLS
• 2026-04-27 Price Changed $395,000 REINMLS
• 2026-02-27 Listed $400,000 REINMLS
• 1986-03-25 Sold (Public Records) $74,550 Public Records

Property tax history

+3.5%/yr

Latest (2018): $2,262 · +11.0% YoY. Source: county tax records.