5004 Westgrove Cir · Virginia Beach, VA 23455

$225,000

3 bd · 1.0 ba · 1,325 sqft · SingleFamily public records · 2 Days on market

Built 1960 Est $354k · 36% under

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Why this score? — see what drove the C+ 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 +20.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• Schools +6.4/10.0
• 1% rule +5.0/10.0
• Livability +4.2/5.0
• Rent growth +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor special in Virginia Beach! Opportunity awaits at 5004 Westgrove Circle, a 3-bedroom ranch situated on a spacious lot. This property is being sold as-is and is ready for an investor, flipper, or buyer looking to add value through renovations and updates. Conveniently located near military bases, shopping, dining, beaches, and major commuter routes, the location offers strong upside potential. Whether you're looking for your next fix-and-flip, rental property, or project home, this is a chance to capitalize on a Virginia Beach opportunity with plenty of room for improvement and future equity growth. Some images have been virtually altered or staged.

Key facts

• Near dining
• Near shopping
• Near beaches

Tags

• SPACIOUS LOT
• CONVENIENTLY LOCATED
• NEAR MILITARY BASES
• NEAR SHOPPING
• NEAR DINING
• NEAR BEACHES

Property features AI

Finance

• HOA & community: No HOA fees indicated

Exterior

• Parking: Off-street parking; Driveway spaces; Street parking
• Utilities: City/County water; City/County sewer; Electric water heater; Electric power
• Home design: Detached property; Ranch style; Single-story; Slab foundation
• Construction: Brick and vinyl siding; Asphalt shingle roof
• Exterior features: Back fenced yard; Porch

Interior

• Kitchen: Kitchen; Dishwasher; Microwave; Electric range; Refrigerator
• Bedrooms: Master bedroom; Additional bedroom; Bedroom and full bathroom on first floor
• Flooring: Ceramic flooring; Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump; Central air
• Interior features: One fireplace; Attic; Office/Study; Pantry; Porch; Fixer upper
• Laundry & utility: Washer; Washer hookup; Dryer; Dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (0.4% below list).
• Recommended offer: $224k (0.4% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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: Luxford Elementary (math 52% / reading 57%, grade C, #650 of 1,108 statewide, top 62%, 508 students, 68% FRL); Bayside High (math 63% / reading 75%, grade B, #170 of 319 statewide, top 55%, 1,983 students, 65% FRL) — zoned schools average 67% FRL vs 28% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.9%/yr); 204 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $7k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 95% 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 $224,031 (0.4% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 1.00% ✗
• Cap rate: 7.87%
• Cash-on-cash: 5.62%
• DSCR: 1.25
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $353,775
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
509 Chownings Dr	0.23mi	3/2.0	1,365 (+3%)	1mo	$330,000	$242	80
636 Bottino Ln	0.11mi	4/1.0 (+1)	1,248 (-6%)	0mo	$335,000	$268	80
740 Lynch Cir	0.24mi	4/2.0 (+1)	1,355 (+2%)	1mo	$346,100	$255	75
5009 Whitman Ln	0.46mi	3/1.0	1,300 (-2%)	1mo	$345,000	$265	75
5104 Holly Farms Dr	0.18mi	3/2.0	1,424 (+8%)	2mo	$380,000	$267	74
529 Longfellow Ave	0.38mi	4/1.5 (+1)	1,403 (+6%)	2mo	$250,000	$178	64
608 Birchridge Ct	0.38mi	3/2.0	1,210 (-9%)	2mo	$345,000	$285	62
4945 Whitman Ln	0.55mi	3/1.0	1,435 (+8%)	1mo	$288,750	$201	59
824 Aragona Blvd	0.56mi	3/2.0	1,400 (+6%)	3mo	$357,000	$255	58
5409 Sweetwater Ct	0.45mi	2/2.0 (-1)	1,182 (-11%)	2mo	$333,500	$282	51
4917 Carnation Ave	0.60mi	4/2.0 (+1)	1,440 (+9%)	2mo	$390,000	$271	47
769 Brinson Arch	0.66mi	4/2.0 (+1)	1,456 (+10%)	0mo	$390,000	$268	43

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 · 5.93% rent growth · sell at horizon

5-year hold

• IRR: -4.5%
• Equity multiple: 0.83×
• Total profit: $-10,875
• Equity at exit: $33,548

10-year hold

• IRR: 8.2%
• Equity multiple: 1.70×
• Total profit: $44,305
• Equity at exit: $19,454

Cash invested: $63,000 (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 23455

• Rents YoY: 5.9%
• Active inventory: 204
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,240 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$201 /mo · $2,411/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $295

Break-even live

Break-even rent $1,867

Max offer price $225,000

Occupancy floor 82%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5416 Sweetwater Ct Virginia Beach, VA	4.0	2.5	1704	$2,495	$1.46	23d	1	0.44mi
5421 Sweetwater Ct Virginia Beach, VA	3.0	2.5	1704	$2,500	$1.47	2d	1	0.46mi
5509 Bulls Bay Dr Unit 1 Virginia Beach, VA	3.0	2.0	1694	$2,599	$1.53	4d	1	0.46mi
5509 Bulls Bay Dr Virginia Beach, VA	3.0	2.5	1694	$2,599	$1.53	11d	1	0.46mi
512 Featherstone Ct Unit 573F Virginia Beach, VA	3.0	1.0	1047	$1,675	$1.60	23d	1	0.55mi
512 Featherstone Ct Unit 501-201D Virginia Beach, VA	2.0	1.0	897	$1,549	$1.73	23d	1	0.55mi
912 Southmoor Dr #204 Virginia Beach, VA	2.0	2.0	1367	$1,810	$1.32	11d	1	0.57mi
920 Southmoor Dr #305 Virginia Beach, VA	2.0	2.0	1367	$1,900	$1.39	17d	1	0.59mi
924 Southmoor Dr #204 Virginia Beach, VA	2.0	2.0	1367	$1,950	$1.43	21d	1	0.61mi
453 Peregrine St Virginia Beach, VA	2.0	1.0	994	$1,500	$1.51	23d	1	0.63mi
449 Peregrine St Virginia Beach, VA	3.0	2.0	1400	$1,995	$1.43	16d	1	0.64mi
5416 Safe Harbour Way Virginia Beach, VA	3.0	2.5	1686	$2,500	$1.48	1d	1	0.65mi
451 Adkins Arch Virginia Beach, VA	2.0	2.0	1236	$1,975	$1.60	3d	1	0.67mi
5161 Weaver Dr Virginia Beach, VA	2.0–3.0	1.0	971	$1,675	$1.73	4d	4	0.68mi
4932 Westgrove Rd Virginia Beach, VA	4.0	2.5	1400	$2,450	$1.75	23d	1	0.68mi
700 Wolftrap Ln Virginia Beach, VA	2.0	2.5	1360	$1,795	$1.32	23d	1	0.70mi
700 Wolftrap Ln Virginia Beach, VA	2.0	2.5	1360	$1,795	$1.32	16d	1	0.70mi
700 Wolftrap Ln Virginia Beach, VA	2.0	3.0	1360	$1,795	$1.32	12d	1	0.70mi
5212 Nuthall Dr #103 Virginia Beach, VA	2.0	2.0	1367	$1,895	$1.39	14d	1	0.72mi
5212 Richard Rd Virginia Beach, VA	3.0	2.5	1372	$2,100	$1.53	21d	1	0.72mi
5206 Richard Rd Virginia Beach, VA	3.0	1.5	1240	$1,795	$1.45	21d	1	0.73mi
5517 Lynbrook Lndg Virginia Beach, VA	3.0	2.5	1360	$2,335	$1.72	23d	1	0.75mi
5414 Catina Arch Virginia Beach, VA	1.0–4.0	1.0–1.5	866	$1,997	$2.31	2d	10	0.76mi
4606 Merrimac Ln Virginia Beach, VA	2.0	2.5	1240	$2,150	$1.73	23d	1	0.76mi
5300 Warminster Dr #205 Virginia Beach, VA	2.0	2.0	1366	$1,750	$1.28	1d	1	0.77mi
5300 Warminster Dr #205 Virginia Beach, VA	2.0	2.0	1366	$1,795	$1.31	12d	1	0.77mi
5317 Warminster Dr #303 Virginia Beach, VA	2.0	2.0	1350	$1,997	$1.48	21d	1	0.78mi
326 Harrier St Virginia Beach, VA	3.0	1.5	1178	$1,995	$1.69	16d	1	0.79mi
4857 Westgrove Rd Virginia Beach, VA	4.0	2.0	1378	$2,450	$1.78	2d	1	0.84mi
4733 Adler Ave Virginia Beach, VA	3.0	1.0	1150	$1,995	$1.73	21d	1	0.84mi
616 Aubrey Dr Virginia Beach, VA	3.0	1.5	1266	$1,995	$1.58	23d	1	0.85mi
337 Dorset Ave Virginia Beach, VA	3.0	1.0	1180	$1,700	$1.44	7d	1	0.88mi
1188 Grace Hill Dr Virginia Beach, VA	3.0	2.5	1805	$2,600	$1.44	4d	1	0.89mi
1028 Grace Hill Dr Virginia Beach, VA	3.0	2.5	1809	$2,895	$1.60	23d	1	0.90mi
1001 Grace Hill Dr Virginia Beach, VA	3.0	2.5	1778	$2,350	$1.32	3d	1	0.94mi
849 Gas Light Ln Virginia Beach, VA	2.0	2.0	1250	$1,900	$1.52	17d	1	0.95mi
700 Moraine Ct Virginia Beach, VA	2.0	1.0–1.5	754	$1,750	$2.32	1d	3	0.96mi
5328 Tamworth Pl Virginia Beach, VA	3.0	2.5	1857	$2,400	$1.29	23d	1	0.97mi
944 Gas Light Ln Unit 1 Virginia Beach, VA	3.0	2.5	1690	$2,300	$1.36	16d	1	0.99mi
944 Gas Light Ln Virginia Beach, VA	3.0	2.5	1690	$2,300	$1.36	17d	1	0.99mi

Listing history 3 events

1. 2026-06-15
   statusdays on market $225,000 Under Contract 2 DOM
2. 2026-06-13
   remarks 664-char remark
3. 2026-06-13
   listed $225,000 Active 1 DOM

ⓘ 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: $2,411 · $201/mo
• Projected year-2 tax: $2,411 · $201/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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 95% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,884
• − Mortgage interest: −$12,603
• − Property taxes: −$2,411
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,151
• − Management: −$2,151
• − Depreciation: −$6,545
• Taxable loss: −$103
• Est. tax savings @ 24.0%: +$25
• After-tax cash flow: $3,567/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): 49,977
• Household income: $94,069
• Rent vs Own: 38.4% rent · 61.6% own
• Severe rent burden: 1820.0

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 14% Two or more races 7% Hispanic / Latino 7% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Romanian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 90% English-only · Spanish 3% Tagalog/Filipino 2% Other Indo-European 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: ▼ -347.34%
• Current HPI: 296.3753
• Rent YoY: ▲ 5.93%
• 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

+1856.5% since first listed

3 events — show timeline

• 2026-06-12 Listed $225,000 REINMLS
• 2007-08-14 Sold (Public Records) $212,500 Public Records
• 1960-07-28 Sold (Public Records) $11,500 Public Records

Property tax history

+3.7%/yr

Latest (2025): $2,411 · +2.3% YoY. Source: county tax records.