1109 Santeetlah Ave · Chesapeake, VA 23325

$265,000

3 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 3 Days on market

Built 1954 Est $310k · 14% under

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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 +14.0/15.0
• Cash flow +13.9/30.0
• Schools +5.8/10.0
• DSCR +4.2/10.0
• Livability +3.5/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Bring your vision to life at 1109 Santeetlah Ave! This 3-bedroom, 1-bath home offers 1,296 square feet of living space with an open, easy-flow layout that’s full of potential. Whether you’re looking to renovate, invest, or create your dream home, this property is a fantastic opportunity to make it your own. Don’t miss the chance to unlock the possibilities!

Key facts

• Garage
• Built 1954
• Listed 3 days

Property features AI

Finance

• Other: Property listed as a fixer upper
• HOA & community: No HOA or association fees indicated

Exterior

• Parking: Attached 1-car garage; Driveway parking
• Utilities: City/County water; City/County sewer; Electric water heater; Electric service
• Home design: Detached ranch; Single story (one living level); Slab foundation
• Construction: Asphalt shingle roof
• Exterior features: Vinyl siding; Back yard fence

Interior

• Kitchen: Range; Microwave
• Bedrooms: Master bedroom; Additional bedroom; Bedroom and full bathroom on the first floor
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom
• Heating & cooling: Forced hot air heating; Central air conditioning
• Interior features: Wood-burning fireplace; Carpet and laminate flooring; Six total rooms; Breakfast area
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $31 ($377/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 $219k (17.2% below list).
• Recommended offer: $219k (17.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.7% in Chesapeake — 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 70/100 on livability (#236 in VA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: crime C-, cost of living C-, amenities F.
• Chesapeake City Public School District (suburban): math 58% / reading 74% proficiency, ranked #31 of 131 in VA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Georgetown Primary (math 62% / reading 67%, grade B, #416 of 1,108 statewide, top 41%, 780 students, 92% FRL); Indian River Middle (math 37% / reading 63%, grade C, #231 of 342 statewide, top 69%, 736 students, 71% FRL); Indian River High (math 69% / reading 73%, grade B+, #146 of 319 statewide, top 47%, 1,701 students, 71% FRL) — zoned schools average 78% FRL vs 28% district-wide (51 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 66 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 597 units permitted in Chesapeake city in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($70k/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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Chesapeake County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• 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 $219,450 (17.2% below list)

Questions for the listing agent

1. Built in 1954 — 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. 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: 0.83% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.51%
• DSCR: 1.02
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $309,744
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1109 Santeetlah Ave	0.00mi	3/1.0	1,296 (0%)	1mo	$243,000	$188	99
4311 Emporia Ct	0.04mi	3/1.0	1,320 (+2%)	1mo	$315,000	$239	94
1101 Fontana Ave	0.08mi	4/2.0 (+1)	1,250 (-4%)	2mo	$390,000	$312	80
4315 Towanda Rd	0.22mi	3/1.5	1,200 (-7%)	0mo	$279,114	$233	75
4330 Towanda Rd	0.27mi	3/1.0	1,425 (+10%)	1mo	$212,200	$149	70
4201 Nautilus Ave	0.31mi	3/1.0	1,186 (-8%)	2mo	$175,000	$148	69
4201 Neptune Ave	0.40mi	4/1.0 (+1)	1,380 (+6%)	1mo	$195,500	$142	65
1137 Leland Cir	0.51mi	4/1.0 (+1)	1,248 (-4%)	2mo	$360,000	$288	64
1310 Elder Ave	0.34mi	3/1.0	1,140 (-12%)	1mo	$280,000	$246	63
1225 Hawthorne Dr	0.47mi	3/2.0	1,160 (-10%)	2mo	$344,500	$297	56
717 Harway Ave	0.44mi	4/1.5 (+1)	1,423 (+10%)	2mo	$263,000	$185	54
1507 Rokeby Ave	0.69mi	3/2.0	1,232 (-5%)	2mo	$300,500	$244	54

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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-40,989
• Equity at exit: $39,512

10-year hold

• IRR: -7.1%
• Equity multiple: 0.55×
• Total profit: $-33,307
• Equity at exit: $22,912

Cash invested: $74,200 (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 23325

• Active inventory: 66
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,194 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$202 /mo · $2,426/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $31

Break-even live

Break-even rent $2,155

Max offer price $265,000

Occupancy floor 94%

Sensitivity live

Price	-10% $181	-5% $106	+0% $31	+5% $-44	+10% $-119
Rent	-10% $-142	-5% $-55	+0% $31	+5% $118	+10% $205
Rate	-1.0pp $165	-0.5pp $99	base $31	+0.5pp $-37	+1.0pp $-107

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1418 Willow Ave Unit A Chesapeake, VA	2.0	1.0	1000	$1,550	$1.55	25d	1	0.40mi
1407 Hawthorne Dr Chesapeake, VA	2.0	1.0	980	$1,025	$1.05	23d	1	0.53mi
1424 Hawthorne Dr Chesapeake, VA	3.0	2.0	1484	$2,000	$1.35	9d	1	0.55mi
1712 Weber Ave Chesapeake, VA	3.0	2.5	1704	$2,200	$1.29	9d	1	0.63mi
6324 Rockbrook Ln Virginia Beach, VA	1.0–2.0	1.0–2.0	964	$2,165	$2.25	5d	20	0.77mi
1940 Weber Ave Chesapeake, VA	3.0	2.0	1600	$1,995	$1.25	25d	1	0.91mi
2001 Angora Dr Chesapeake, VA	4.0	2.0	1539	$2,850	$1.85	18d	1	0.98mi
6308 Blakely Sq Virginia Beach, VA	1.0–3.0	1.0–2.0	1036	$2,629	$2.54	5d	17	0.99mi
6442 Duquesne Pl Virginia Beach, VA	3.0	1.5	1524	$1,995	$1.31	13d	1	1.04mi
6442 Duquesne Pl Virginia Beach, VA	3.0	1.5	1524	$1,995	$1.31	9d	1	1.04mi
6400 Dillard Pl Unit 1 Virginia Beach, VA	4.0	2.5	1700	$2,395	$1.41	25d	1	1.16mi
2213 Sparrow Rd Chesapeake, VA	3.0	2.0	1248	$2,300	$1.84	19d	1	1.23mi
400 S Military Hwy Virginia Beach, VA	1.0–2.0	1.0–2.0	1093	$2,495	$2.28	3d	9	1.25mi
2403 Trafton Pl Unit 1 Chesapeake, VA	3.0	2.5	1739	$2,800	$1.61	4d	1	1.33mi
1257 Jadens Way Chesapeake, VA	3.0	3.0	1726	$2,550	$1.48	16d	1	1.33mi
1048 Commonwealth Pl Virginia Beach, VA	3.0	1.5	1242	$2,150	$1.73	25d	1	1.35mi
2416 Trafton Pl Chesapeake, VA	3.0	2.5	1750	$2,800	$1.60	19d	1	1.37mi
1101 Craftsman Dr Virginia Beach, VA	1.0–2.0	1.0–2.0	1014	$1,909	$1.88	4d	22	1.37mi
1221 Clydesdale Ln Virginia Beach, VA	2.0	1.5	1120	$1,800	$1.61	25d	1	1.41mi
2502 Fieldsway Dr Chesapeake, VA	3.0	2.5	1860	$2,550	$1.37	16d	1	1.47mi

Listing history 2 events

1. 2026-05-08
   status Under Contract
2. 2026-05-05
   listed $265,000 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: $2,426 · $202/mo
• Projected year-2 tax: $2,426 · $202/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 ≥106°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: $26,334
• − Mortgage interest: −$14,844
• − Property taxes: −$2,426
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,107
• − Management: −$2,107
• − Depreciation: −$7,709
• Taxable loss: −$4,184
• Est. tax savings @ 24.0%: +$1,004
• After-tax cash flow: $1,381/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: Chesapeake City Public School District
• NCES district ID: 5100810
• Math proficiency: 58% ▼ -29.00%
• Reading proficiency: 74% ▼ -7.00%
• Median HH income: $69,356
• Composite: 57.84/100
• National rank: #1047
• State rank: #31 of 131 in VA

Livability — Chesapeake

• Score: 70/100
• State rank: #236
• US rank: #7942

Category grades

Amenities F Commute F Cost of living C- Crime C- Employment A+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chesapeake, VA
• County: Chesapeake City · 253,091 people
• City population: 253,091
• Metro: Virginia Beach-Norfolk-Newport News, VA-NC
• Population (ZIP): 19,138
• Household income: $69,909
• Rent vs Own: 40.0% rent · 60.0% own
• Severe rent burden: 755.0

Population outlook (Chesapeake County) Hauer SSP2

• Today (2025): 263,804 people
• By 2030: 276,798 · +4.9%
• By 2040: 299,906 · +13.7%
• By 2050: 318,284 · +20.7%
• By 2075: 362,137 · +37.3%
• By 2100: 372,225 · +41.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Black 45% White 40% Hispanic / Latino 7% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Italian 2% Serbian 1%
• Foreign-born: 6% · Canada, China, Vietnam
• Languages at home: 91% English-only · Spanish 3% Other Indo-European 2% Vietnamese 1%

Political lean MEDSL · Chesapeake

• 2024 margin: Toss-up / Even · D 51.3% · R 47.5% · Other 1.2%
• 2008→2024 swing: +2.5pp toward D · 2008: 1.3pp · 2024: 3.8pp
• All cycles: 2024: D+3.8 2020: D+6.5 2016: R+1.3 2012: D+1.1 2008: D+1.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -252.24%
• Current HPI: 309.2112
• Rent YoY: —
• 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

2 events — show timeline

• 2026-05-08 Pending — REINMLS
• 2026-05-05 Listed $265,000 REINMLS

Property tax history

+3.4%/yr

Latest (2025): $2,426 · +6.2% YoY. Source: county tax records.