444 Indian Summer Ln · Virginia Beach, VA 23462

$175,000

2 bd · 1.5 ba · 1,028 sqft · Townhouse public records · 80 Days on market

Built 1979 1,799 sqft lot Est $183k · at est.

---

Why this score? — see what drove the C+ 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 +22.8/30.0
• ARV discount +9.5/15.0
• DSCR +7.3/10.0
• Schools +6.4/10.0
• 1% rule +5.3/10.0
• Livability +4.2/5.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Tenant occupied. Lease ends 31 October but, Tenant agrees to leave if sold Make an offer accounting for needed repairs i. e. flooring, painting etc. .. As-is Owner to make no repairs.

Key facts

• 2 parking spots
• Built 1979
• Listed 80 days

Property features AI

Finance

• HOA & community: No HOA (no association fees)

Exterior

• Parking: Off-street parking with driveway spaces for 2 vehicles
• Utilities: City/County water; City/County sewer; Electric water heater
• Home design: Attached townhouse in a traditional style; 2 stories; Slab foundation; Simple ownership
• Construction: Asphalt shingle roof
• Exterior features: Vinyl siding; Back privacy wood fence

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator
• Bedrooms: No bedroom with full bathroom on first floor; Total of 4 rooms
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Carpet and vinyl flooring
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $175k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $164k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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: Diamond Springs Elementary (484 students, 100% FRL); Bayside High (math 63% / reading 75%, grade B, #170 of 319 statewide, top 55%, 1,983 students, 65% FRL) — zoned schools average 83% FRL vs 28% district-wide (54 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 31% 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 $5k 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 $49k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $103k; list at $175k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 94% 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 $164,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 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 1979 — 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: 1.03% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.48%
• DSCR: 1.33
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $182,984
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
619 Aubrey Dr	0.39mi	2/1.5	1,044 (+2%)	3mo	$166,000	$159	77
404 Osprey St	0.33mi	2/1.5	1,072 (+4%)	6mo	$225,000	$210	72
5494 Davis Way	0.40mi	2/1.5	990 (-4%)	5mo	$200,000	$202	71
447 Peregrine St	0.19mi	3/2.0 (+1)	1,100 (+7%)	6mo	$230,000	$209	68
551 Pier Ct #204	0.51mi	2/2.0	957 (-7%)	1mo	$165,000	$172	62
513 Peak Ct	0.57mi	2/2.0	957 (-7%)	2mo	$170,000	$178	58
655 Crows Nest Ct	0.48mi	2/2.0	957 (-7%)	9mo	$150,000	$157	57
507 Wharf Ct	0.57mi	2/2.0	957 (-7%)	5mo	$150,000	$157	56
503 Summit Ct	0.65mi	2/2.0	957 (-7%)	2mo	$159,705	$167	54
610 Pylon Ct	0.57mi	2/2.0	957 (-7%)	7mo	$170,000	$178	54
501 Peak Ct	0.57mi	2/2.0	957 (-7%)	8mo	$175,000	$183	53
501 Summit Ct #101	0.66mi	2/2.0	957 (-7%)	8mo	$170,000	$178	49

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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-4,075
• Equity at exit: $26,093

10-year hold

• IRR: 10.0%
• Equity multiple: 1.87×
• Total profit: $42,439
• Equity at exit: $15,131

Cash invested: $49,000 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,805 high
• Mortgage (P&I): −$918
• Tax from tax record: −$130 /mo · $1,564/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $305

Break-even live

Break-even rent $1,419

Max offer price $175,000

Occupancy floor 78%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
451 Adkins Arch Virginia Beach, VA	2.0	2.0	1236	$1,975	$1.60	4d	1	0.11mi
453 Peregrine St Virginia Beach, VA	2.0	1.0	994	$1,500	$1.51	24d	1	0.18mi
449 Peregrine St Virginia Beach, VA	3.0	2.0	1400	$1,995	$1.43	16d	1	0.18mi
326 Harrier St Virginia Beach, VA	3.0	1.5	1178	$1,995	$1.69	16d	1	0.29mi
512 Featherstone Ct Unit 520102-F Virginia Beach, VA	1.0	1.0	897	$799	$0.89	4d	1	0.32mi
512 Featherstone Ct Unit 501-201D Virginia Beach, VA	2.0	1.0	897	$1,549	$1.73	24d	1	0.32mi
512 Featherstone Ct Unit 573F Virginia Beach, VA	3.0	1.0	1047	$1,675	$1.60	24d	1	0.32mi
5212 Richard Rd Virginia Beach, VA	3.0	2.5	1372	$2,100	$1.53	21d	1	0.33mi
5206 Richard Rd Virginia Beach, VA	3.0	1.5	1240	$1,795	$1.45	21d	1	0.35mi
616 Aubrey Dr Virginia Beach, VA	3.0	1.5	1266	$1,995	$1.58	24d	1	0.36mi
5161 Weaver Dr Virginia Beach, VA	2.0–3.0	1.0	971	$1,549	$1.60	4d	4	0.40mi
5141 Gracewood Ln Unit 203 Virginia Beach, VA	1.0	1.0	748	$1,595	$2.13	20d	1	0.42mi
608 Spirit Ct Virginia Beach, VA	2.0	1.0	866	$1,875	$2.17	8d	1	0.50mi
5516 Seawall Ct Virginia Beach, VA	2.0–3.0	1.0–3.0	1125	$1,536	$1.36	2d	18	0.51mi
607 Crows Nest Ct Virginia Beach, VA	2.0	1.0	700	$1,700	$2.43	24d	1	0.52mi
502 Wharf Ct Virginia Beach, VA	2.0	1.0	866	$1,495	$1.73	11d	1	0.54mi
5619 Summit Arch Virginia Beach, VA	2.0	2.0	957	$1,650	$1.72	4d	1	0.64mi
5517 Lynbrook Lndg Virginia Beach, VA	3.0	2.5	1360	$2,335	$1.72	24d	1	0.73mi
337 Dorset Ave Virginia Beach, VA	3.0	1.0	1180	$1,700	$1.44	8d	1	0.76mi
700 Wolftrap Ln Virginia Beach, VA	2.0	3.0	1360	$1,795	$1.32	12d	1	0.77mi
700 Wolftrap Ln Virginia Beach, VA	2.0	2.5	1360	$1,795	$1.32	16d	1	0.77mi
700 Wolftrap Ln Virginia Beach, VA	2.0	2.5	1360	$1,795	$1.32	24d	1	0.77mi
5547 Lynbrook Lndg Virginia Beach, VA	3.0	1.0	820	$1,350	$1.65	17d	1	0.80mi
5441 Greenwich Rd Virginia Beach, VA	1.0–2.0	1.0–2.0	1075	$3,149	$2.93	2d	13	0.90mi
5414 Catina Arch Virginia Beach, VA	1.0–4.0	1.0–1.5	866	$1,717	$1.98	3d	10	0.96mi
849 Gas Light Ln Virginia Beach, VA	2.0	2.0	1250	$1,900	$1.52	17d	1	0.97mi
912 Southmoor Dr #204 Virginia Beach, VA	2.0	2.0	1367	$1,810	$1.32	12d	1	0.98mi
920 Southmoor Dr #305 Virginia Beach, VA	2.0	2.0	1367	$1,900	$1.39	17d	1	1.01mi
6647 Ethan Allen Ln Norfolk, VA	2.0	1.5	1176	$1,750	$1.49	11d	1	1.01mi
924 Southmoor Dr #204 Virginia Beach, VA	2.0	2.0	1367	$1,950	$1.43	21d	1	1.04mi
712 White Hall Ln Virginia Beach, VA	3.0	1.5	1400	$2,200	$1.57	24d	1	1.08mi
150 Loflin Way Virginia Beach, VA	2.0	2.0	1197	$1,775	$1.48	24d	1	1.10mi
5301 Justin Ct Virginia Beach, VA	1.0–2.0	1.0	695	$1,599	$2.30	24d	12	1.11mi
5212 Nuthall Dr #103 Virginia Beach, VA	2.0	2.0	1367	$1,895	$1.39	15d	1	1.15mi
5312 Justin Ct Unit 800-21-102E Virginia Beach, VA	2.0	1.0	800	$1,599	$2.00	24d	1	1.15mi
4733 Adler Ave Virginia Beach, VA	3.0	1.0	1150	$1,995	$1.73	21d	1	1.16mi
813 S Grosvenor Ct Virginia Beach, VA	3.0	2.5	1476	$2,300	$1.56	4d	1	1.16mi
5317 Warminster Dr #303 Virginia Beach, VA	2.0	2.0	1350	$1,997	$1.48	21d	1	1.16mi
5831 E Hastings Arch Virginia Beach, VA	3.0	1.5	1200	$1,950	$1.62	24d	1	1.16mi
5300 Warminster Dr #205 Virginia Beach, VA	2.0	2.0	1366	$1,750	$1.28	2d	1	1.18mi

Listing history 18 events

1. 2026-06-18
   days on market $175,000 Active 80 DOM
2. 2026-06-17
   days on market $175,000 Active 79 DOM
3. 2026-06-16
   days on market $175,000 Active 78 DOM
4. 2026-06-15
   pricedays on market $175,000 Active 77 DOM
5. 2026-06-13
   days on market $200,000 Active 75 DOM
6. 2026-06-09
   days on market $200,000 Active 71 DOM
7. 2026-06-08
   remarks 183-char remark
8. 2026-06-08
   days on market $200,000 Active 70 DOM
9. 2026-06-07
   days on market $200,000 Active 69 DOM
10. 2026-06-03
    days on market $200,000 Active 65 DOM
11. 2026-06-02
    days on market $200,000 Active 64 DOM
12. 2026-06-01
    days on market $200,000 Active 63 DOM
13. 2026-05-31
    days on market $200,000 Active 62 DOM
14. 2026-03-30
    listed $200,000 Active
15. 2019-12-17
    historical
16. 2019-12-16
    listed $110 Active
17. 2005-09-26
    soldstatus $103,000
18. 2003-08-19
    soldstatus $60,000

ⓘ 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: $1,564 · $130/mo
• Projected year-2 tax: $1,564 · $130/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 94% 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: $21,664
• − Mortgage interest: −$9,803
• − Property taxes: −$1,564
• − Insurance: −$875
• − Repairs & maintenance: −$1,733
• − Management: −$1,733
• − Depreciation: −$5,091
• Taxable income: $866
• Est. tax owed @ 24.0%: −$208
• After-tax cash flow: $3,456/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

+233.3% since first listed

5 events — show timeline

• 2026-03-30 Listed $200,000 REINMLS
• 2019-12-17 Listing Removed — REINMLS
• 2019-12-16 Listed $110 REINMLS
• 2005-09-26 Sold (Public Records) $103,000 Public Records
• 2003-08-19 Sold (Public Records) $60,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,564 · +2.7% YoY. Source: county tax records.