3611 Radford Cir · Chesapeake, VA 23321

$235,000

2 bd · 2.0 ba · 1,262 sqft · Townhouse public records · 6 Days on market

Built 1985 Est $240k · 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 +12.6/30.0
• ARV discount +8.4/15.0
• Schools +5.8/10.0
• Rent growth +4.4/5.0
• DSCR +3.8/10.0
• Livability +3.5/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome HOME to this charming & affordable interior-unit townhouse located in highly desirable Western Branch area of Chesapeake. Move in ready & features fresh interior paint throughout, durable luxury vinyl plank (LVP) flooring spanning the entire first floor. Step outside into your own private backyard oasis, complete with deck, storage shed & fully fenced yard beautifully shaped by mature trees. NO HOA fees or restrictions. Two off street parking spaces; Effortless commuting, fast access to all major interstates. .. make this your new HOME today!

Key facts

• Storage shed
• Deck
• Fully fenced yard

Tags

• INTERIOR UNIT TOWNHOUSE
• PRIVATE BACKYARD OASIS
• DECK
• STORAGE SHED
• FULLY FENCED YARD
• MATURE TREES

Property features AI

Finance

• HOA & community: No HOA or association fees

Exterior

• Parking: Multiple car spaces; Off-street parking; Driveway spaces; Street parking
• Utilities: City/County water; City/County sewer; Electric water heater
• Home design: Attached property; Transitional style; 2 stories; Two living levels; Slab foundation
• Construction: Vinyl siding; Asphalt shingle roof
• Exterior features: Deck; Wooded view; Back yard fenced; Picket and split-rail fencing; Storage shed; Storm doors

Interior

• Kitchen: Dishwasher; Disposal
• Bedrooms: Master bedroom on 2nd level; Additional bedrooms on 2nd level
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Heat pump; Central air
• Interior features: Built-in bar; Wood-burning fireplace; Window treatments; Cable hookup
• Laundry & utility: Washer (hookup available); Dryer (hookup available); Utility room on 2nd level; Utility closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $235k.

Deal economics

• At list price, monthly cash flow is $-30 ($-360/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (21.1% below list).
• Recommended offer: $185k (21.1% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Western Branch Primary (813 students, 41% FRL); Western Branch Middle (math 53% / reading 78%, grade A-, #116 of 342 statewide, top 35%, 887 students, 37% FRL); Western Branch High (math 71% / reading 84%, grade A-, #83 of 319 statewide, top 28%, 2,121 students, 37% FRL).
• Market conditions: Rents rising fast (+7.6%/yr); 234 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 597 units permitted in Chesapeake city in 2024 (0 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.
• Chesapeake County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $65k; list at $235k implies a 262% gain — meaningful room to come down on a strong offer.

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 $185,413 (21.1% 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: 0.79% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.55%
• DSCR: 0.98
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $239,780
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3601 Radford Cir	0.03mi	2/2.5	1,207 (-4%)	8mo	$225,000	$186	83
4319 Stafford Dr	0.21mi	3/1.5 (+1)	1,262 (0%)	1mo	$270,000	$214	83
3454 Bruin Dr	0.05mi	2/1.5	1,178 (-7%)	7mo	$225,000	$191	79
3441 Bruin Dr	0.08mi	2/1.5	1,186 (-6%)	10mo	$231,750	$195	76
4323 Stafford Dr	0.20mi	2/1.5	1,186 (-6%)	7mo	$245,000	$207	73
4408 Dartmoor Ct	0.20mi	2/1.5	1,186 (-6%)	10mo	$225,000	$190	70
3331 Golden Oaks Ln	0.43mi	3/1.5 (+1)	1,294 (+2%)	6mo	$170,000	$131	64
3231 Clover Rd E	0.49mi	3/1.5 (+1)	1,220 (-3%)	9mo	$249,900	$205	58
3325 Bangor Cres	0.37mi	3/2.5 (+1)	1,410 (+12%)	9mo	$225,000	$160	49
4443 Pepper Ridge Ct	0.69mi	2/2.5	1,336 (+6%)	10mo	$243,000	$182	48
3318 Clover Meadows Dr	0.52mi	3/2.5 (+1)	1,426 (+13%)	9mo	$219,000	$154	40
3501 Sugar Run	0.73mi	2/2.0	1,098 (-13%)	9mo	$170,000	$155	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 · 7.59% rent growth · sell at horizon

5-year hold

• IRR: -12.6%
• Equity multiple: 0.53×
• Total profit: $-31,082
• Equity at exit: $35,039

10-year hold

• IRR: 1.9%
• Equity multiple: 1.16×
• Total profit: $10,690
• Equity at exit: $20,319

Cash invested: $65,800 (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 23321

• Rents YoY: 7.6%
• Active inventory: 234
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,854 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$164 /mo · $1,974/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $-30

Break-even live

Break-even rent $1,892

Max offer price $229,703

Occupancy floor 97%

Sensitivity live

Price	-10% $103	-5% $37	+0% $-30	+5% $-96	+10% $-163
Rent	-10% $-176	-5% $-103	+0% $-30	+5% $43	+10% $116
Rate	-1.0pp $88	-0.5pp $30	base $-30	+0.5pp $-91	+1.0pp $-153

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3701 Radford Cir Chesapeake, VA	2.0	1.5	1262	$2,000	$1.58	25d	1	0.03mi
3331 Golden Oaks Ln Chesapeake, VA	2.0	3.0	1294	$2,150	$1.66	6d	1	0.44mi
3240 Clover Rd E Chesapeake, VA	2.0	1.5	1020	$1,600	$1.57	6d	1	0.50mi
3327 Clover Meadows Dr Chesapeake, VA	2.0	2.0	960	$1,550	$1.61	25d	1	0.56mi
3809 Peppercorn Way Chesapeake, VA	3.0	2.5	1697	$2,250	$1.33	25d	1	0.59mi
3468 Clover Meadows Dr Chesapeake, VA	2.0	2.0	960	$1,400	$1.46	19d	1	0.62mi
3555 Clover Meadows Dr Chesapeake, VA	2.0	1.0	897	$1,500	$1.67	14d	1	0.66mi
1001 Beringer Rd Suffolk, VA	2.0	2.5	1747	$2,899	$1.66	45d	1	0.86mi
3640 Towne Point Rd Portsmouth, VA	3.0	2.5	1500	$2,355	$1.57	25d	1	0.87mi
3772 Pepperwood Ct Portsmouth, VA	2.0	1.5	915	$1,450	$1.58	45d	1	0.94mi
3634 Towne Point Rd Portsmouth, VA	3.0	2.5	1500	$2,355	$1.57	46d	1	1.11mi
6200 Hightower Rd Portsmouth, VA	1.0–3.0	1.0–1.5	935	$1,378	$1.47	45d	8	1.12mi
3710 Towne Point Rd Unit B Portsmouth, VA	2.0	2.0	892	$1,325	$1.49	46d	1	1.13mi
2019 Barclay Pl Suffolk, VA	1.0–2.0	1.0–2.0	893	$2,101	$2.35	3d	10	1.18mi
5916 Vernon Dr Suffolk, VA	3.0	1.5	1142	$1,850	$1.62	25d	1	1.18mi
6024 Bradford Dr Suffolk, VA	3.0	2.0	1064	$1,500	$1.41	21d	1	1.19mi
1 Peachtree Ct Portsmouth, VA	2.0	1.5	915	$1,650	$1.80	45d	1	1.22mi
4605 Hardy Ct Suffolk, VA	2.0	2.0	1087	$1,600	$1.47	45d	1	1.26mi
4613 Hardy Ct Unit B Suffolk, VA	3.0	1.5	1140	$1,550	$1.36	45d	1	1.27mi
3808 Sugar Creek Cir Portsmouth, VA	3.0	2.5	1584	$2,345	$1.48	45d	1	1.28mi
6080 Camellia Dr Unit A Suffolk, VA	2.0	1.5	1064	$1,450	$1.36	23d	1	1.35mi
3812 Peach Orchard Cir Portsmouth, VA	3.0	1.0	1082	$1,800	$1.66	45d	1	1.38mi
6141a Old College Dr Unit Leasing Office Suffolk, VA	3.0	1.5	1010	$1,425	$1.41	23d	1	1.39mi
6057 Camellia Dr Unit A Suffolk, VA	2.0	1.5	1064	$1,395	$1.31	45d	1	1.41mi
3805 Headwind Ln Portsmouth, VA	3.0	2.5	1515	$2,000	$1.32	25d	1	1.44mi
3856 Augustine Cir Portsmouth, VA	3.0	1.0	1082	$1,605	$1.48	45d	1	1.44mi

Listing history 5 events

1. 2026-06-21
   days on market $235,000 Active 6 DOM
2. 2026-06-18
   days on market $235,000 Active 3 DOM
3. 2026-06-17
   days on market $235,000 Active 2 DOM
4. 2026-06-15
   remarks 562-char remark
5. 2026-06-15
   listed $235,000 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: $1,974 · $164/mo
• Projected year-2 tax: $1,974 · $164/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) · 9% 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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,250
• − Mortgage interest: −$13,164
• − Property taxes: −$1,974
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,780
• − Management: −$1,780
• − Depreciation: −$6,836
• Taxable loss: −$4,459
• Est. tax savings @ 24.0%: +$1,070
• After-tax cash flow: $710/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): 40,176
• Household income: $101,568
• Rent vs Own: 20.3% rent · 79.7% own
• Severe rent burden: 839.0

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: White 49% Black 37% Two or more races 8% Hispanic / Latino 5% Asian 3%
• Common ancestry: Romanian 3% Italian 2% Lithuanian 2%
• Foreign-born: 6% · Canada, Vietnam, South Korea
• Languages at home: 92% English-only · Spanish 4% Vietnamese 1% Korean 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: ▼ -256.23%
• Current HPI: 295.6473
• Rent YoY: ▲ 7.59%
• 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

+379.6% since first listed

3 events — show timeline

• 2026-06-15 Listed $235,000 REINMLS
• 2004-12-01 Sold (Public Records) $65,000 Public Records
• 1991-06-03 Sold (Public Records) $49,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,974 · +3.8% YoY. Source: county tax records.