1357 Hafford Rd · Virginia Beach, VA 23460

$297,500

3 bd · 2.5 ba · 1,418 sqft · Townhouse public records · 23 Days on market

Built 1985 Est $305k · 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).

• Cash flow +10.2/30.0
• ARV discount +8.6/15.0
• Schools +6.4/10.0
• Appreciation +5.0/10.0
• Livability +4.2/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0

Listing remarks

Welcome to this beautifully refreshed home in the heart of Virginia Beach! This move-in ready 3-bedroom, 2.5-bath property offers fresh updates throughout, including brand-new flooring, fresh paint, new toilets, and a new kitchen sink. The spacious kitchen provides plenty of room for cooking, storage, and gathering, making it the heart of the home. Enjoy a functional layout with comfortable living spaces, generous bedroom sizes, and a primary suite featuring its own private bath. Conveniently located near shopping, dining, schools, and major interstates, this home is ready for its next owner. Whether you are looking for a primary residence or an investment opportunity, this updated property

Key facts

• New toilets
• Fresh paint
• New flooring

Tags

• REFRESHED HOME
• NEW FLOORING
• FRESH PAINT
• NEW TOILETS
• NEW KITCHEN SINK
• SPACIOUS KITCHEN

Property features AI

Finance

• Other: Neighborhood: ROSEMONT FOREST
• HOA & community: No HOA/POA fees listed

Exterior

• Parking: Attached 1-car garage; Additional off-street parking and driveway space
• Utilities: City/County water; City/County sewer; Gas water heater; Electric service (for range and appliances)
• Home design: Attached townhouse with traditional styling; 2 stories (2 living levels); Stepless entrance; Hallways 42 inches or wider; Slab foundation; Simple ownership
• Construction: Vinyl exterior; Asphalt shingle roof; Slab foundation
• Exterior features: Vinyl siding; Back wooden fence; Fenced backyard; Asphalt shingle roof

Interior

• Kitchen: Range (electric); Dishwasher; Disposal; Refrigerator
• Bedrooms: Master suite (ensuite); Total rooms include living room, great room, dining room, family room, kitchen, utility room, foyer, breakfast area
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced hot air heating; Central air; Heat pump
• Interior features: Cable hookup; Bar; Wood-burning fireplace
• Laundry & utility: Washer hookup; Dryer hookup; Utility room; Main floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $298k.

Deal economics

• At list price, monthly cash flow is $-171 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $267k (10.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (26.8% below list).
• Recommended offer: $218k (26.8% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: Glenwood Elementary (math 72% / reading 81%, grade A, #195 of 1,108 statewide, top 18%, 986 students, 44% FRL); Salem Middle (math 70% / reading 82%, grade A, #42 of 342 statewide, top 13%, 1,073 students, 39% FRL); Salem High (math 79% / reading 90%, grade A, #23 of 319 statewide, top 8%, 1,650 students, 36% FRL).
• Market conditions: 1 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 666 units permitted in Virginia Beach city in 2024 (347 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($2k loan paydown + $9k appreciation (3.0% local appreciation)).
• Virginia Beach County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($293k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $217,844 (26.8% 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: 0.73% ✗
• Cap rate: 5.60%
• Cash-on-cash: -2.46%
• DSCR: 0.89
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $304,870
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1336 Hafford Rd	0.05mi	3/2.5	1,418 (0%)	1mo	$276,000	$195	97
1374 Orillia Rd	0.12mi	3/2.5	1,480 (+4%)	6mo	$260,000	$176	82
1375 Longlac Rd	0.05mi	3/2.5	1,230 (-13%)	2mo	$279,900	$228	74
2122 Lyndora Rd	0.51mi	3/2.5	1,440 (+2%)	2mo	$310,000	$215	72
1360 Battleford Dr	0.03mi	3/1.5	1,247 (-12%)	4mo	$275,000	$221	71
1304 Wellfleet Ct	0.23mi	3/2.0	1,580 (+11%)	1mo	$305,000	$193	67
4920 April Ave	0.36mi	2/2.5 (-1)	1,356 (-4%)	5mo	$230,000	$170	67
5210 Westhaven Cres	0.62mi	2/2.5 (-1)	1,400 (-1%)	0mo	$290,000	$207	64
1558 Jameson Dr	0.67mi	3/2.5	1,376 (-3%)	5mo	$310,000	$225	60
5200 Settlers Park Dr	0.59mi	2/2.5 (-1)	1,360 (-4%)	4mo	$294,000	$216	57
5226 Westhaven Cres	0.65mi	2/2.5 (-1)	1,360 (-4%)	2mo	$294,900	$217	56
5276 Settlers Park Dr	0.73mi	2/2.5 (-1)	1,510 (+6%)	7mo	$285,000	$189	45

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.2%
• Equity multiple: 1.30×
• Total profit: $24,873
• Equity at exit: $133,769

10-year hold

• IRR: 8.2%
• Equity multiple: 2.25×
• Total profit: $103,771
• Equity at exit: $206,154

Cash invested: $83,300 (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 23460

• Active inventory: 1
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,178 high
• Mortgage (P&I): −$1,560
• Tax from tax record: −$208 /mo · $2,496/yr
• Insurance: −$124
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $-171

Break-even live

Break-even rent $2,395

Max offer price $267,275

Occupancy floor —

Sensitivity live

Price	-10% $-3	-5% $-87	+0% $-171	+5% $-255	+10% $-340
Rent	-10% $-343	-5% $-257	+0% $-171	+5% $-85	+10% $1
Rate	-1.0pp $-21	-0.5pp $-95	base $-171	+0.5pp $-248	+1.0pp $-327

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: $74,375
• Closing costs: $8,925
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1355 Battleford Dr Virginia Beach, VA	2.0	2.5	1335	$1,875	$1.40	25d	1	0.05mi
1424 Marmora Rd Virginia Beach, VA	3.0	2.0	1300	$2,650	$2.04	6d	1	0.18mi
1332 Gravenhurst Cir Virginia Beach, VA	3.0	2.5	1505	$2,295	$1.52	3d	1	0.18mi
1547 Heritage Ave Virginia Beach, VA	3.0	2.5	1665	$2,295	$1.38	25d	1	0.41mi
1520 Oak Knoll Ln Virginia Beach, VA	3.0	2.5	1300	$2,400	$1.85	25d	1	0.42mi
5104 Settlers Park Dr Virginia Beach, VA	3.0	2.5	1540	$2,200	$1.43	16d	1	0.56mi
1521 Jameson Dr Virginia Beach, VA	3.0	2.5	1496	$1,895	$1.27	25d	1	0.70mi
1563 Jameson Dr Virginia Beach, VA	3.0	2.5	1334	$2,200	$1.65	6d	1	0.70mi
1407 Rand Ct Virginia Beach, VA	2.0	2.0	1014	$1,695	$1.67	25d	1	0.79mi
1422 Deerpond Ln Virginia Beach, VA	2.0	2.0	1015	$1,695	$1.67	23d	1	0.86mi
1420 Deerpond Ln Virginia Beach, VA	2.0	2.0	1014	$1,695	$1.67	25d	1	0.87mi
4708 Glencoe Ln Virginia Beach, VA	3.0	2.5	1760	$2,400	$1.36	25d	1	0.88mi
5326 Lake Victoria Arch Virginia Beach, VA	2.0	2.5	1202	$1,675	$1.39	25d	1	0.90mi
5326 Lake Victoria Arch Virginia Beach, VA	2.0	2.5	1202	$1,675	$1.39	21d	1	0.90mi
4718 Greenlaw Dr Virginia Beach, VA	3.0	2.5	1760	$2,150	$1.22	19d	1	0.93mi
5112 Edon Hall Ln Virginia Beach, VA	3.0	2.5	1445	$2,295	$1.59	16d	1	0.95mi
1749 Lacrosse Dr Virginia Beach, VA	1.0–2.0	1.0–2.0	905	$2,189	$2.42	3d	7	1.04mi
5129 Earlston Ln Virginia Beach, VA	4.0	2.0	1200	$800	$0.67	19d	1	1.05mi
5140 Glenwood Way Virginia Beach, VA	3.0	2.5	1450	$2,195	$1.51	23d	1	1.19mi
4220 Derby Wharf Dr Virginia Beach, VA	3.0	2.0	1503	$2,395	$1.59	25d	1	1.23mi
5036 Glenwood Way Virginia Beach, VA	3.0	2.5	1455	$2,495	$1.71	9d	1	1.30mi
4244 Spruce Knob Rd Virginia Beach, VA	3.0	3.0	1710	$2,700	$1.58	16d	1	1.35mi
4353 Cattail Ln #28 Virginia Beach, VA	3.0	2.5	1695	$2,600	$1.53	12d	1	1.45mi
1548 Beachview Dr Virginia Beach, VA	4.0	2.0	1800	$2,800	$1.56	16d	1	1.47mi

Listing history 9 events

1. 2026-06-13
   statusdays on market $297,500 Under Contract 23 DOM
2. 2026-06-09
   days on market $297,500 Active Under Contract 20 DOM
3. 2026-06-08
   days on market $297,500 Active Under Contract 19 DOM
4. 2026-06-07
   days on market $297,500 Active Under Contract 18 DOM
5. 2026-06-03
   days on market $297,500 Active Under Contract 14 DOM
6. 2026-06-02
   statusdays on market $297,500 Active Under Contract 13 DOM
7. 2026-06-01
   days on market $297,500 Active 12 DOM
8. 2026-05-31
   days on market $297,500 Active 11 DOM
9. 2026-05-20
   listed $297,500 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: $2,496 · $208/mo
• Projected year-2 tax: $2,496 · $208/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 16 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: $26,141
• − Mortgage interest: −$16,665
• − Property taxes: −$2,496
• − Insurance: −$1,488
• − Repairs & maintenance: −$2,091
• − Management: −$2,091
• − Depreciation: −$8,655
• Taxable loss: −$7,344
• Est. tax savings @ 24.0%: +$1,763
• After-tax cash flow: $-291/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
• City population: 448,227
• Population (ZIP): 1,250

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 39% Hispanic / Latino 36% Black 20% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 16% Puerto Rican 7% Dominican 3%
• Common ancestry: Scotch-Irish 2% Romanian 2% Russian 2%
• Foreign-born: 10% · Canada, China
• Languages at home: 71% English-only · Spanish 19% Other Indo-European 3% Russian/Polish/Slavic 2%

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: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-05-20 Listed $297,500 REINMLS

Property tax history

+5.2%/yr

Latest (2025): $2,496 · +7.2% YoY. Source: county tax records.