509 Brian Ave · Virginia Beach, VA 23462

$265,000

3 bd · 1.5 ba · 1,134 sqft · SingleFamily public records · 1 Days on market

Built 1960 Est $316k · 16% under

---

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 +14.8/15.0
• Cash flow +10.8/30.0
• Schools +6.4/10.0
• Livability +4.2/5.0
• Rent growth +3.9/5.0
• DSCR +3.1/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Short Sale Opportunity! Beautiful 4-bedroom, 1.5-bath home featuring a fenced-in backyard, perfect for outdoor enjoyment, pets, or entertaining. Conveniently located near shopping, public transportation, and interstate access, this home offers both comfort and accessibility. Don’t miss this great opportunity to own a spacious home in a prime location!

Key facts

• Interstate access
• Outdoor enjoyment
• Fenced-in backyard

Tags

• FENCED-IN BACKYARD
• OUTDOOR ENJOYMENT
• PUBLIC TRANSPORTATION
• INTERSTATE ACCESS
• PRIME LOCATION

Property features AI

Finance

• HOA & community: No HOA fees indicated

Exterior

• Parking: 2 parking spaces; Driveway spaces; Street parking
• Utilities: City/County water; City/County sewer; Electric water heater; Electric power (implied by electric range and water heater)
• Home design: Detached single-family home; Ranch style; One story; Single living level; Simple ownership
• Construction: Asphalt shingle roof; Slab foundation
• Exterior features: Deck; Vinyl siding; Back privacy wood fence

Interior

• Kitchen: Electric range; Dishwasher
• Bedrooms: Master bedroom; Additional bedroom; Bedroom and full bathroom on the first floor
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump; Central air
• Interior features: Ceiling fan
• Laundry & utility: Washer hookup; Dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-122 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (8.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (24.0% below list).
• Recommended offer: $201k (24.0% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: Pembroke Elementary (math 68% / reading 70%, grade A-, #351 of 1,108 statewide, top 32%, 522 students, 71% FRL); Bayside High (math 63% / reading 75%, grade B, #170 of 319 statewide, top 55%, 1,983 students, 65% FRL) — zoned schools average 68% FRL vs 28% district-wide (40 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 16d 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 35% 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 $2k of loan paydown is wiped out by about $8k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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

• 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 $201,405 (24.0% 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. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.76% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.98%
• DSCR: 0.91
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $316,386
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
412 Southgate Ave	0.34mi	3/1.5	1,163 (+3%)	1mo	$235,000	$202	79
500 Kellam Rd	0.49mi	3/2.0	1,200 (+6%)	5mo	$375,000	$313	61
4943 Clover St	0.29mi	3/1.5	1,260 (+11%)	8mo	$359,000	$285	61
572 Rose Marie Ave	0.09mi	4/2.0 (+1)	1,300 (+15%)	5mo	$349,900	$269	60
608 Birchridge Ct	0.54mi	3/2.0	1,210 (+7%)	2mo	$345,000	$285	60
409 Dorset Ave	0.34mi	3/1.0	1,014 (-11%)	9mo	$305,000	$301	57
5409 Sweetwater Ct	0.64mi	2/2.0 (-1)	1,182 (+4%)	2mo	$333,500	$282	55
420 Kellam Rd	0.57mi	3/2.0	1,200 (+6%)	9mo	$335,000	$279	54
636 Bottino Ln	0.46mi	4/1.0 (+1)	1,248 (+10%)	0mo	$335,000	$268	54
621 Raff Rd	0.48mi	3/2.0	1,260 (+11%)	7mo	$320,000	$254	51
720 Farnham Ln	0.64mi	3/1.0	1,272 (+12%)	9mo	$335,000	$263	40
336 Aragona Blvd	0.57mi	4/1.0 (+1)	1,301 (+15%)	6mo	$330,000	$254	37

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: -16.9%
• Equity multiple: 0.39×
• Total profit: $-45,337
• Equity at exit: $39,512

10-year hold

• IRR: -4.9%
• Equity multiple: 0.65×
• Total profit: $-26,176
• 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 23462

• Rents YoY: 5.6%
• Active inventory: 220
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,014 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$213 /mo · $2,558/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $-122

Break-even live

Break-even rent $2,169

Max offer price $243,419

Occupancy floor —

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
512 Featherstone Ct Unit 501-201D Virginia Beach, VA	2.0	1.0	897	$1,549	$1.73	23d	1	0.32mi
512 Featherstone Ct Unit 573F Virginia Beach, VA	3.0	1.0	1047	$1,675	$1.60	23d	1	0.32mi
5161 Weaver Dr Virginia Beach, VA	2.0–3.0	1.0	971	$1,675	$1.73	4d	4	0.38mi
5206 Richard Rd Virginia Beach, VA	3.0	1.5	1240	$1,795	$1.45	21d	1	0.46mi
5212 Richard Rd Virginia Beach, VA	3.0	2.5	1372	$2,100	$1.53	21d	1	0.46mi
337 Dorset Ave Virginia Beach, VA	3.0	1.0	1180	$1,700	$1.44	7d	1	0.46mi
453 Peregrine St Virginia Beach, VA	2.0	1.0	994	$1,500	$1.51	23d	1	0.48mi
449 Peregrine St Virginia Beach, VA	3.0	2.0	1400	$1,995	$1.43	16d	1	0.48mi
4733 Adler Ave Virginia Beach, VA	3.0	1.0	1150	$1,995	$1.73	21d	1	0.55mi
451 Adkins Arch Virginia Beach, VA	2.0	2.0	1236	$1,975	$1.60	4d	1	0.56mi
326 Harrier St Virginia Beach, VA	3.0	1.5	1178	$1,995	$1.69	16d	1	0.58mi
4606 Merrimac Ln Virginia Beach, VA	2.0	2.5	1240	$2,150	$1.73	23d	1	0.80mi
616 Aubrey Dr Virginia Beach, VA	3.0	1.5	1266	$1,995	$1.58	23d	1	0.94mi
912 Southmoor Dr #204 Virginia Beach, VA	2.0	2.0	1367	$1,810	$1.32	12d	1	0.99mi
700 Moraine Ct Virginia Beach, VA	2.0	1.0–1.5	754	$1,750	$2.32	1d	3	1.00mi
920 Southmoor Dr #305 Virginia Beach, VA	2.0	2.0	1367	$1,900	$1.39	17d	1	1.02mi
924 Southmoor Dr #204 Virginia Beach, VA	2.0	2.0	1367	$1,950	$1.43	21d	1	1.03mi
700 Wolftrap Ln Virginia Beach, VA	2.0	2.5	1360	$1,795	$1.32	23d	1	1.05mi
700 Wolftrap Ln Virginia Beach, VA	2.0	2.5	1360	$1,795	$1.32	16d	1	1.05mi
700 Wolftrap Ln Virginia Beach, VA	2.0	3.0	1360	$1,795	$1.32	12d	1	1.05mi
4932 Westgrove Rd Virginia Beach, VA	4.0	2.5	1400	$2,450	$1.75	23d	1	1.05mi
4409 Articles Ln Virginia Beach, VA	3.0	1.5	1332	$2,650	$1.99	2d	1	1.06mi
5517 Lynbrook Lndg Virginia Beach, VA	3.0	2.5	1360	$2,335	$1.72	23d	1	1.07mi
607 Crows Nest Ct Virginia Beach, VA	2.0	1.0	700	$1,700	$2.43	23d	1	1.09mi
608 Spirit Ct Virginia Beach, VA	2.0	1.0	866	$1,875	$2.17	7d	1	1.09mi
814 Gable Way Virginia Beach, VA	3.0	2.5	1452	$2,200	$1.52	23d	1	1.11mi
5516 Seawall Ct Virginia Beach, VA	2.0–3.0	1.0–3.0	1125	$2,421	$2.15	1d	18	1.11mi
5547 Lynbrook Lndg Virginia Beach, VA	3.0	1.0	820	$1,350	$1.65	17d	1	1.12mi
502 Wharf Ct Virginia Beach, VA	2.0	1.0	866	$1,495	$1.73	10d	1	1.13mi
5212 Nuthall Dr #103 Virginia Beach, VA	2.0	2.0	1367	$1,895	$1.39	14d	1	1.15mi
5414 Catina Arch Virginia Beach, VA	1.0–4.0	1.0–1.5	866	$1,997	$2.31	3d	10	1.15mi
825 Crossing Ct Virginia Beach, VA	1.0–3.0	1.0–2.0	937	$2,499	$2.67	23d	1	1.16mi
4857 Westgrove Rd Virginia Beach, VA	4.0	2.0	1378	$2,450	$1.78	3d	1	1.17mi
5300 Warminster Dr #205 Virginia Beach, VA	2.0	2.0	1366	$1,750	$1.28	1d	1	1.19mi
5300 Warminster Dr #205 Virginia Beach, VA	2.0	2.0	1366	$1,795	$1.31	12d	1	1.19mi
5317 Warminster Dr #303 Virginia Beach, VA	2.0	2.0	1350	$1,997	$1.48	21d	1	1.21mi
5619 Summit Arch Virginia Beach, VA	2.0	2.0	957	$1,650	$1.72	4d	1	1.21mi
4556 Columbus St Virginia Beach, VA	2.0	1.0–2.0	763	$2,626	$3.44	3d	14	1.27mi
5441 Greenwich Rd Virginia Beach, VA	1.0–2.0	1.0–2.0	1075	$3,149	$2.93	1d	13	1.28mi
5301 Justin Ct Virginia Beach, VA	1.0–2.0	1.0	695	$1,599	$2.30	23d	12	1.29mi

Listing history 3 events

1. 2026-06-13
   status $265,000 Under Contract 1 DOM
2. 2026-06-10
   remarks 353-char remark
3. 2026-06-10
   listed $265,000 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: $2,558 · $213/mo
• Projected year-2 tax: $2,558 · $213/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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,169
• − Mortgage interest: −$14,844
• − Property taxes: −$2,558
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,933
• − Management: −$1,933
• − Depreciation: −$7,709
• Taxable loss: −$6,134
• Est. tax savings @ 24.0%: +$1,472
• After-tax cash flow: $6/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

+51.4% since first listed

6 events — show timeline

• 2026-06-09 Listed $265,000 REINMLS
• 2022-04-22 Sold (Public Records) $260,000 Public Records
• 2022-03-28 Pending — REINMLS
• 2022-03-22 Listed $250,000 REINMLS
• 2012-05-03 Sold (Public Records) $179,900 Public Records
• 2006-07-05 Sold (Public Records) $175,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $2,558 · +2.1% YoY. Source: county tax records.