609 Aragona Blvd · Virginia Beach, VA 23462

$150,000

3 bd · 2.0 ba · 1,608 sqft · SingleFamily public records · 71 Days on market

Built 1956 ↓ 47% since listing

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Schools +6.4/10.0
• Livability +4.2/5.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Garage
• Built 1956
• Listed 71 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $673 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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: Bayside Elementary (math 52% / reading 57%, grade C, #650 of 1,108 statewide, top 62%, 480 students, 74% FRL); Bayside High (math 63% / reading 75%, grade B, #170 of 319 statewide, top 55%, 1,983 students, 65% FRL) — zoned schools average 69% FRL vs 28% district-wide (41 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.6%/yr); 220 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 39% 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 $1k of loan paydown is wiped out by about $4k 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 + 5.6% rent growth), your $42k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y 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

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• 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 $141,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 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 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.49% ✓
• Cap rate: 11.68%
• Cash-on-cash: 19.23%
• DSCR: 1.86
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $429,336
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4928 Clover St	0.17mi	4/2.0 (+1)	1,555 (-3%)	2mo	$302,000	$194	80
500 Southgate Ave	0.47mi	3/2.0	1,610 (+0%)	1mo	$369,900	$230	77
404 Ticonderoga Rd	0.46mi	4/1.5 (+1)	1,600 (-0%)	0mo	$385,000	$241	70
652 Kenneth Rd	0.27mi	4/3.0 (+1)	1,541 (-4%)	2mo	$400,000	$260	70
4917 Carnation Ave	0.19mi	4/2.0 (+1)	1,440 (-10%)	2mo	$390,000	$271	67
5104 Holly Farms Dr	0.44mi	3/2.0	1,424 (-11%)	2mo	$380,000	$267	59
5009 Jeanne St	0.57mi	4/2.0 (+1)	1,740 (+8%)	0mo	$370,600	$213	54
624 Cunningham Rd	0.36mi	4/2.0 (+1)	1,380 (-14%)	1mo	$405,000	$293	54
4505 William Pitt Ln	0.73mi	4/2.0 (+1)	1,550 (-4%)	2mo	$450,000	$290	53
529 Longfellow Ave	0.38mi	4/1.5 (+1)	1,403 (-13%)	2mo	$250,000	$178	52
769 Brinson Arch	0.67mi	4/2.0 (+1)	1,456 (-10%)	0mo	$390,000	$268	48
4504 Constitution Ct	0.58mi	4/2.0 (+1)	1,403 (-13%)	1mo	$429,900	$306	46

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: 14.2%
• Equity multiple: 1.59×
• Total profit: $24,653
• Equity at exit: $22,365

10-year hold

• IRR: 25.0%
• Equity multiple: 3.45×
• Total profit: $103,026
• Equity at exit: $12,969

Cash invested: $42,000 (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 23462

• Rents YoY: 5.6%
• Active inventory: 220
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,236 high
• Mortgage (P&I): −$787
• Tax from tax record: −$244 /mo · $2,933/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $673

Break-even live

Break-even rent $1,384

Max offer price $150,000

Occupancy floor 65%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4733 Adler Ave Virginia Beach, VA	3.0	1.0	1150	$1,995	$1.73	21d	1	0.24mi
4606 Merrimac Ln Virginia Beach, VA	2.0	2.5	1240	$2,150	$1.73	24d	1	0.56mi
5152 Whitaker Pl Virginia Beach, VA	3.0	2.5	2151	$2,700	$1.26	17d	1	0.57mi
5152 Whitaker Pl Virginia Beach, VA	3.0	2.5	2151	$2,750	$1.28	24d	1	0.57mi
337 Dorset Ave Virginia Beach, VA	3.0	1.0	1180	$1,700	$1.44	7d	1	0.58mi
4409 Articles Ln Virginia Beach, VA	3.0	1.5	1332	$2,650	$1.99	2d	1	0.73mi
5206 Richard Rd Virginia Beach, VA	3.0	1.5	1240	$1,795	$1.45	21d	1	0.76mi
5212 Richard Rd Virginia Beach, VA	3.0	2.5	1372	$2,100	$1.53	21d	1	0.76mi
449 Peregrine St Virginia Beach, VA	3.0	2.0	1400	$1,995	$1.43	16d	1	0.81mi
814 Gable Way Virginia Beach, VA	3.0	2.5	1452	$2,200	$1.52	24d	1	0.87mi
5509 Bulls Bay Dr Virginia Beach, VA	3.0	2.5	1694	$2,599	$1.53	12d	1	0.88mi
5509 Bulls Bay Dr Unit 1 Virginia Beach, VA	3.0	2.0	1694	$2,599	$1.53	4d	1	0.88mi
326 Harrier St Virginia Beach, VA	3.0	1.5	1178	$1,995	$1.69	16d	1	0.89mi
451 Adkins Arch Virginia Beach, VA	2.0	2.0	1236	$1,975	$1.60	4d	1	0.89mi
825 Crossing Ct Virginia Beach, VA	1.0–3.0	1.0–2.0	937	$2,499	$2.67	24d	1	0.93mi
5416 Sweetwater Ct Virginia Beach, VA	4.0	2.5	1704	$2,495	$1.46	24d	1	0.95mi
5421 Sweetwater Ct Virginia Beach, VA	3.0	2.5	1704	$2,500	$1.47	2d	1	0.96mi
5493 Port Royal Dr Virginia Beach, VA	3.0	2.5	2020	$2,950	$1.46	24d	1	1.01mi
4932 Westgrove Rd Virginia Beach, VA	4.0	2.5	1400	$2,450	$1.75	24d	1	1.05mi
4857 Westgrove Rd Virginia Beach, VA	4.0	2.0	1378	$2,450	$1.78	3d	1	1.11mi
604 Cambria Ct Virginia Beach, VA	4.0	2.0	1910	$2,895	$1.52	24d	1	1.11mi
5416 Safe Harbour Way Virginia Beach, VA	3.0	2.5	1686	$2,500	$1.48	2d	1	1.14mi
800 Saint Denis Ct Virginia Beach, VA	3.0	2.5	1750	$1,950	$1.11	24d	1	1.15mi
912 Southmoor Dr #204 Virginia Beach, VA	2.0	2.0	1367	$1,810	$1.32	12d	1	1.15mi
920 Southmoor Dr #305 Virginia Beach, VA	2.0	2.0	1367	$1,900	$1.39	17d	1	1.17mi
924 Southmoor Dr #204 Virginia Beach, VA	2.0	2.0	1367	$1,950	$1.43	21d	1	1.18mi
315 Ferdinand Cir Virginia Beach, VA	2.0	2.5	1254	$1,950	$1.56	24d	1	1.19mi
307 Ferdinand Cir Virginia Beach, VA	2.0	2.5	1254	$1,775	$1.42	24d	1	1.20mi
616 Aubrey Dr Virginia Beach, VA	3.0	1.5	1266	$1,995	$1.58	24d	1	1.27mi
5212 Nuthall Dr #103 Virginia Beach, VA	2.0	2.0	1367	$1,895	$1.39	15d	1	1.27mi
700 Wolftrap Ln Virginia Beach, VA	2.0	2.5	1360	$1,795	$1.32	24d	1	1.30mi
700 Wolftrap Ln Virginia Beach, VA	2.0	2.5	1360	$1,795	$1.32	16d	1	1.30mi
700 Wolftrap Ln Virginia Beach, VA	2.0	3.0	1360	$1,795	$1.32	12d	1	1.30mi
5300 Warminster Dr #205 Virginia Beach, VA	2.0	2.0	1366	$1,750	$1.28	2d	1	1.33mi
5300 Warminster Dr #205 Virginia Beach, VA	2.0	2.0	1366	$1,795	$1.31	12d	1	1.33mi
5517 Lynbrook Lndg Virginia Beach, VA	3.0	2.5	1360	$2,335	$1.72	24d	1	1.33mi
111 Castilian Dr Virginia Beach, VA	2.0	2.5	1254	$1,900	$1.52	7d	1	1.33mi
111 Castilian Dr Virginia Beach, VA	2.0	2.5	1254	$1,900	$1.52	12d	1	1.33mi
5317 Warminster Dr #303 Virginia Beach, VA	2.0	2.0	1350	$1,997	$1.48	21d	1	1.36mi
5414 Catina Arch Virginia Beach, VA	1.0–4.0	1.0–1.5	866	$1,997	$2.31	3d	10	1.36mi

Listing history 19 events

1. 2025-11-12
   status Under Contract
2. 2025-09-02
   listed Active Under Contract
3. 2025-09-01
   listed $150,000
4. 2025-06-18
   historical
5. 2025-05-14
   listed $287,000 Active
6. 2025-04-21
   status Under Contract
7. 2025-04-14
   historical Active Under Contract
8. 2025-04-13
   historical
9. 2025-04-07
   status Active
10. 2025-03-31
    historical Active Under Contract
11. 2025-03-27
    listed $273,900 Active
12. 2021-12-22
    soldstatus $255,000
13. 2021-11-30
    status Under Contract
14. 2021-11-15
    historical Active Under Contract
15. 2021-11-09
    price $255,000
16. 2021-10-29
    price $260,000
17. 2021-10-22
    listed $265,000 Active
18. 2021-09-11
    historical
19. 2021-07-21
    listed $285,000 Active

ⓘ 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: $2,933 · $244/mo
• Projected year-2 tax: $2,933 · $244/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 ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 95% 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: $26,834
• − Mortgage interest: −$8,402
• − Property taxes: −$2,933
• − Insurance: −$750
• − Repairs & maintenance: −$2,147
• − Management: −$2,147
• − Depreciation: −$4,364
• Taxable income: $6,091
• Est. tax owed @ 24.0%: −$1,462
• After-tax cash flow: $6,614/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

-47.4% since first listed

19 events — show timeline

• 2025-11-12 Pending — REINMLS
• 2025-09-02 Listed — REINMLS
• 2025-09-01 Listed $150,000 REINMLS
• 2025-06-18 Listing Removed — REINMLS
• 2025-05-14 Listed $287,000 REINMLS
• 2025-04-21 Pending — REINMLS
• 2025-04-14 Contingent — REINMLS
• 2025-04-13 Listing Removed — REINMLS
• 2025-04-07 Relisted — REINMLS
• 2025-03-31 Contingent — REINMLS
• 2025-03-27 Listed $273,900 REINMLS
• 2021-12-22 Sold (Public Records) $255,000 Public Records
• 2021-11-30 Pending — REINMLS
• 2021-11-15 Contingent — REINMLS
• 2021-11-09 Price Changed $255,000 REINMLS
• 2021-10-29 Price Changed $260,000 REINMLS
• 2021-10-22 Listed $265,000 REINMLS
• 2021-09-11 Listing Removed — REINMLS
• 2021-07-21 Listed $285,000 REINMLS

Property tax history

+4.3%/yr

Latest (2025): $2,933 · +3.1% YoY. Source: county tax records.