4120 Sloop Trl · Chesapeake, VA 23321

$220,000

3 bd · 2.0 ba · 1,600 sqft · Townhouse public records · 6 Days on market

Built 1974 Est $246k · 11% under

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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 +18.5/30.0
• ARV discount +12.3/15.0
• DSCR +5.8/10.0
• Schools +5.8/10.0
• Rent growth +4.4/5.0
• 1% rule +4.1/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

JUST LISTED – FULLY REMODELED END-UNIT TOWNHOME IN CHESAPEAKE! 4120 Sloop Trail, Chesapeake, VA. Welcome home to this beautifully updated 3-bedroom, 2.5-bath end-unit townhome located in a desirable Chesapeake community! Move-in ready and packed with upgrades, this home features an open-concept layout, updated kitchen with modern finishes, new flooring, fresh paint, upgraded fixtures, and stylishly remodeled bathrooms. Enjoy a spacious primary suite with private bath, and a large side yard perfect for entertaining or relaxing evenings outdoors. Conveniently located near shopping, dining, parks, schools, and major highways with easy access to Chesapeake, Virginia Beach, and Norfolk. Th

Key facts

• Fully remodeled
• Fresh paint
• End-unit townhome

Tags

• FULLY REMODELED
• END-UNIT TOWNHOME
• UPDATED KITCHEN
• NEW FLOORING
• FRESH PAINT
• UPGRADED FIXTURES

Property features AI

Finance

• Other: Neighborhood: HOLLY COVE
• HOA & community: No HOA or POA monthly fees listed

Exterior

• Parking: Assigned/reserved parking (1 space); Driveway space; Street parking
• Utilities: City/County water; City/County sewer; Electric water heater; Electric power
• Home design: Attached townhome in Colonial style; End unit; Two stories; Slab foundation
• Construction: Brick and vinyl siding; Asphalt shingle roof; Built as an attached unit
• Exterior features: Located on a cul-de-sac; Back yard fenced; Storage shed

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Dishwasher
• Bedrooms: Master bedroom with ensuite (1 bedroom has an ensuite); Additional bedroom(s) on second floor
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Cable hookup; Ceiling fan; Walk-in closet; Attic; Master bedroom with bath; Utility room
• Laundry & utility: Washer hookup; Dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $220k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/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 $200k (9.1% below list).
• Recommended offer: $200k (9.1% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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: Southwestern Elementary (math 47% / reading 52%, grade D, #742 of 1,108 statewide, top 70%, 544 students, 91% FRL); Western Branch High (math 71% / reading 84%, grade A-, #83 of 319 statewide, top 28%, 2,121 students, 37% FRL) — zoned schools average 64% FRL vs 28% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.6%/yr); 231 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 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.
• At projected returns (-3.0% appreciation + 7.6% rent growth), your $62k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $38k; list at $220k implies a 487% 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 $200,042 (9.1% below list)

Questions for the listing agent

1. Built in 1974 — 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. 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.
5. 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.
6. 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: 0.91% ✗
• Cap rate: 7.43%
• Cash-on-cash: 4.08%
• DSCR: 1.18
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $246,400
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4120 Sloop Trl	0.00mi	3/2.5	1,400 (-12%)	0mo	$220,000	$157	77
4021 Holly Cove Dr	0.10mi	3/2.5	1,440 (-10%)	6mo	$186,000	$129	71
3809 Schooner Trl	0.18mi	3/2.5	1,425 (-11%)	2mo	$160,000	$112	70
3917 Rex Cir	0.52mi	2/2.0 (-1)	1,650 (+3%)	3mo	$284,900	$173	63
3965 Holly Cove Dr	0.13mi	4/2.5 (+1)	1,400 (-12%)	5mo	$215,000	$154	62
3943 Rex Cir	0.55mi	2/2.0 (-1)	1,650 (+3%)	3mo	$279,900	$170	62
3912 Holly Cove Dr	0.20mi	3/1.5	1,360 (-15%)	3mo	$195,000	$143	62

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: -5.3%
• Equity multiple: 0.79×
• Total profit: $-12,715
• Equity at exit: $32,803

10-year hold

• IRR: 8.8%
• Equity multiple: 1.80×
• Total profit: $49,457
• Equity at exit: $19,022

Cash invested: $61,600 (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: 231
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,000 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$126 /mo · $1,508/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $209

Break-even live

Break-even rent $1,735

Max offer price $220,000

Occupancy floor 85%

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4100 Sail Ct Unit 4124 Chesapeake, VA	3.0	2.0	1100	$1,595	$1.45	14d	1	0.12mi
4100 Sail Ct Unit 4105 Chesapeake, VA	3.0	2.0	1100	$1,495	$1.36	17d	1	0.12mi
4100 Sail Ct Unit 4118 Chesapeake, VA	3.0	2.0	1100	$1,500	$1.36	7d	1	0.12mi
4138 Riverside Dr Chesapeake, VA	3.0	2.5	1974	$2,850	$1.44	11d	1	0.15mi
3711 Bay Cres Chesapeake, VA	4.0	2.5	1915	$2,300	$1.20	16d	1	0.38mi
113 Bedford Pl Portsmouth, VA	4.0	2.5	1939	$2,400	$1.24	43d	1	0.84mi
113 Bedford Pl Portsmouth, VA	4.0	2.5	1939	$2,400	$1.24	17d	1	0.84mi
1507 Hodges Ferry Rd Portsmouth, VA	3.0	1.5	1827	$1,650	$0.90	43d	1	1.17mi
840 Lancer Dr Unit 694 Portsmouth, VA	3.0	1.5	1202	$1,480	$1.23	17d	1	1.42mi
1217 Lakeview Dr Portsmouth, VA	4.0	2.0	1425	$2,550	$1.79	7d	1	1.46mi

Listing history 3 events

1. 2026-05-20
   status Under Contract
2. 2026-05-14
   listed $220,000 Active
3. 1996-08-05
   soldstatus $37,500

ⓘ 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: $1,508 · $126/mo
• Projected year-2 tax: $1,804 · $150/mo
• Expected delta: +$296/yr (+$25/mo · 19.6%)

ⓘ 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 2/10 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,005
• − Mortgage interest: −$12,323
• − Property taxes: −$1,508
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$6,400
• Taxable loss: −$1,167
• Est. tax savings @ 24.0%: +$280
• After-tax cash flow: $2,792/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

+486.7% since first listed

3 events — show timeline

• 2026-05-20 Pending — REINMLS
• 2026-05-14 Listed $220,000 REINMLS
• 1996-08-05 Sold (Public Records) $37,500 Public Records

Property tax history

+5.6%/yr

Latest (2025): $1,508 · +12.4% YoY. Source: county tax records.