4312 Dutch St · Virginia Beach, VA 23452

$285,000

3 bd · 1.5 ba · 1,250 sqft · Townhouse public records · 6 Days on market

Built 1980 4,281 sqft lot Est $278k · 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 +10.1/30.0
• Schools +6.4/10.0
• ARV discount +6.3/15.0
• Livability +4.2/5.0
• Rent growth +3.7/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully renovated end-unit townhome with fresh modern finishes throughout! This spacious home features updated flooring, fresh paint, stylish lighting, and a bright open-concept living and dining area great for everyday living or entertaining. The kitchen offers granite countertops, freshly painted cabinetry, and stainless steel appliances. Upstairs you’ll find generously sized bedrooms with updated flooring and ample natural light. Enjoy the privacy of the fenced backyard patio area plus the added bonus of an end-unit lot. Conveniently located near shopping, dining, military bases, and interstate access. Move-in ready and easy to show!

Key facts

• End-unit lot
• Updated flooring
• 2 parking spots

Tags

• RENOVATED END-UNIT TOWNHOME
• UPDATED FLOORING
• FENCED BACKYARD PATIO
• END-UNIT LOT

Property features AI

Finance

• HOA & community: No HOA (no association; fees listed as 0)

Exterior

• Parking: 2 parking spaces
• Utilities: City/County water; City/County sewer; Electric water heater; Electric power
• Home design: Attached townhouse; 2 stories; Crawl-space foundation; Simple ownership
• Construction: Asphalt shingle roof
• Exterior features: Brick siding; Approximately 0.098 acres

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: No bedroom and full bathroom on first floor; Six total rooms
• Flooring: Carpet; Ceramic; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump with auxiliary; Central air conditioning
• Interior features: Carpet, ceramic, and vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $285k.

Deal economics

• At list price, monthly cash flow is $-165 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (10.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (26.7% below list).
• Recommended offer: $209k (26.7% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: Thalia Elementary (math 57% / reading 72%, grade B, #416 of 1,108 statewide, top 41%, 593 students, 70% FRL); Princess Anne High (math 76% / reading 89%, grade A, #36 of 319 statewide, top 12%, 1,717 students, 33% FRL) — zoned schools average 51% FRL vs 28% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.9%/yr); 226 active listings in the ZIP; 27 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; 666 units permitted in Virginia Beach city in 2024 (347 in 5+ unit buildings).
• This rent runs 32% of the median local income ($79k/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 $9k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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.
• Current owner paid $166k; list at $285k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,819 (26.7% 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: 0.73% ✗
• Cap rate: 5.60%
• Cash-on-cash: -2.48%
• DSCR: 0.89
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $277,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Seaside Ln	0.39mi	2/2.5 (-1)	1,254 (+0%)	1mo	$278,000	$222	72
134 Castilian Dr	0.40mi	2/2.5 (-1)	1,254 (+0%)	1mo	$278,000	$222	71
126 Castilian Dr	0.45mi	2/2.5 (-1)	1,254 (+0%)	1mo	$251,000	$200	69
137 S Budding Ave	0.28mi	2/2.5 (-1)	1,166 (-7%)	0mo	$285,000	$244	66
125 Castilian Dr	0.46mi	2/2.5 (-1)	1,254 (+0%)	3mo	$275,000	$219	66
4509 Genoa Cir	0.56mi	2/2.5 (-1)	1,254 (+0%)	1mo	$275,000	$219	63
4558 Genoa Cir	0.57mi	2/2.5 (-1)	1,254 (+0%)	2mo	$265,000	$211	62
4548 Genoa Cir	0.55mi	2/2.5 (-1)	1,254 (+0%)	4mo	$259,000	$207	62
4508 Indies Ct	0.65mi	2/2.5 (-1)	1,254 (+0%)	2mo	$275,000	$219	59
3910 Inverness Rd	0.75mi	3/1.5	1,178 (-6%)	1mo	$270,500	$230	55
4545 Commerce St #1706	0.75mi	2/2.0 (-1)	1,191 (-5%)	3mo	$447,000	$375	47
128 Thalia Trace Dr	0.73mi	2/1.5 (-1)	1,138 (-9%)	2mo	$269,900	$237	44

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 · 4.92% rent growth · sell at horizon

5-year hold

• IRR: -18.5%
• Equity multiple: 0.34×
• Total profit: $-52,618
• Equity at exit: $42,494

10-year hold

• IRR: -7.8%
• Equity multiple: 0.47×
• Total profit: $-42,032
• Equity at exit: $24,642

Cash invested: $79,800 (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 23452

• Rents YoY: 4.9%
• Active inventory: 226
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,088 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$201 /mo · $2,411/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $-165

Break-even live

Break-even rent $2,297

Max offer price $255,924

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 S Palm Ave Virginia Beach, VA	3.0	2.5	1700	$2,900	$1.71	23d	1	0.17mi
205 Silverbrook Ln Virginia Beach, VA	2.0	2.0	995	$1,750	$1.76	17d	1	0.20mi
4251 Thalia Station Cir Virginia Beach, VA	2.0	2.0	957	$1,650	$1.72	23d	1	0.20mi
205 Silverbrook Ln Unit 00 405204 Virginia Beach, VA	2.0	2.0	995	$1,800	$1.81	19d	1	0.25mi
149 S Budding Ave Virginia Beach, VA	1.0–3.0	1.0–2.0	1100	$2,169	$1.97	1d	30	0.34mi
4226 Beasley Ct Virginia Beach, VA	2.0	1.5	884	$1,595	$1.80	23d	1	0.35mi
4226 Beasley Ct Virginia Beach, VA	2.0	1.5	884	$1,595	$1.80	14d	1	0.35mi
3996 Roebling Ln Virginia Beach, VA	3.0	2.5	1560	$2,050	$1.31	23d	1	0.41mi
3963 Wyckoff Dr Virginia Beach, VA	3.0	2.5	1536	$2,395	$1.56	23d	1	0.43mi
111 Castilian Dr Virginia Beach, VA	2.0	2.5	1254	$1,900	$1.52	7d	1	0.46mi
111 Castilian Dr Virginia Beach, VA	2.0	2.5	1254	$1,900	$1.52	12d	1	0.46mi
100 Runaway Bay Dr Virginia Beach, VA	1.0–2.0	1.0–2.0	807	$1,985	$2.46	1d	44	0.54mi
4556 Columbus St Virginia Beach, VA	2.0	1.0–2.0	763	$2,626	$3.44	3d	14	0.68mi
307 Ferdinand Cir Virginia Beach, VA	2.0	2.5	1254	$1,775	$1.42	23d	1	0.73mi
315 Ferdinand Cir Virginia Beach, VA	2.0	2.5	1254	$1,950	$1.56	23d	1	0.73mi
3910 Inverness Rd Virginia Beach, VA	3.0	1.5	1200	$2,250	$1.88	14d	1	0.73mi
224 Thalia Trace Dr Virginia Beach, VA	3.0	1.5	1248	$1,800	$1.44	1d	1	0.80mi
278 Thalia Trace Dr Virginia Beach, VA	3.0	1.5	1178	$1,900	$1.61	17d	1	0.81mi
3825 Annie Ln Virginia Beach, VA	3.0	1.5	1460	$2,100	$1.44	12d	1	0.92mi
4409 Articles Ln Virginia Beach, VA	3.0	1.5	1332	$2,650	$1.99	2d	1	1.01mi
4133 Shoreline Cir Virginia Beach, VA	1.0–2.0	1.0–2.0	964	$2,000	$2.07	10d	1	1.29mi
4733 Adler Ave Virginia Beach, VA	3.0	1.0	1150	$1,995	$1.73	21d	1	1.29mi
3600 Malibu Palms Dr Virginia Beach, VA	1.0–3.0	1.0–1.5	1025	$2,103	$2.05	2d	19	1.33mi
4884 Travertine Ave Unit 00 208203O Virginia Beach, VA	3.0	2.0	1254	$2,100	$1.67	23d	1	1.38mi
4884 Travertine Ave Unit 00 216304M Virginia Beach, VA	3.0	2.0	1254	$2,250	$1.79	17d	1	1.38mi
4805 Carnelian Way Virginia Beach, VA	2.0	2.5	1749	$2,395	$1.37	23d	1	1.41mi
226 Larimar Ave Unit 47C Virginia Beach, VA	2.0	2.5	1480	$2,395	$1.62	7d	1	1.48mi

Listing history 19 events

1. 2026-06-18
   status $285,000 Active 6 DOM
2. 2026-06-18
   days on market $285,000 Active Under Contract 6 DOM
3. 2026-06-17
   days on market $285,000 Active Under Contract 5 DOM
4. 2026-06-16
   statusdays on market $285,000 Active Under Contract 4 DOM
5. 2026-06-15
   days on market $285,000 Active 3 DOM
6. 2026-06-13
   statusdays on marketlisting id $285,000 Active 1 DOM
7. 2026-06-08
   days on market $285,000 Active Under Contract 17 DOM
8. 2026-06-07
   days on market $285,000 Active Under Contract 16 DOM
9. 2026-06-03
   days on market $285,000 Active Under Contract 12 DOM
10. 2026-06-02
    days on market $285,000 Active Under Contract 11 DOM
11. 2026-06-01
    days on market $285,000 Active Under Contract 10 DOM
12. 2026-05-31
    days on market $285,000 Active Under Contract 9 DOM
13. 2026-05-24
    historical Active Under Contract
14. 2026-05-22
    listed $285,000 Active
15. 2019-03-11
    soldstatus $165,900
16. 2019-02-11
    status Under Contract
17. 2018-12-31
    listed $165,000 Active
18. 2007-08-01
    soldstatus $155,000
19. 1990-06-22
    soldstatus $10,000

ⓘ 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: $2,411 · $201/mo
• Projected year-2 tax: $2,411 · $201/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 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,058
• − Mortgage interest: −$15,964
• − Property taxes: −$2,411
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,005
• − Management: −$2,005
• − Depreciation: −$8,291
• Taxable loss: −$7,043
• Est. tax savings @ 24.0%: +$1,690
• After-tax cash flow: $-285/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): 58,455
• Household income: $79,085
• Rent vs Own: 37.3% rent · 62.7% own
• Severe rent burden: 2293.0

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 0.59)
• Race & ethnicity: White 60% Black 20% Two or more races 10% Hispanic / Latino 9% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 2% Italian 2% Lithuanian 2%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 88% 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: ▼ -363.80%
• Current HPI: 328.5435
• Rent YoY: ▲ 4.92%
• 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

+2750.0% since first listed

7 events — show timeline

• 2026-05-24 Contingent — REINMLS
• 2026-05-22 Listed $285,000 REINMLS
• 2019-03-11 Sold (Public Records) $165,900 Public Records
• 2019-02-11 Pending — REINMLS
• 2018-12-31 Listed $165,000 REINMLS
• 2007-08-01 Sold (Public Records) $155,000 Public Records
• 1990-06-22 Sold (Public Records) $10,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $2,411 · +19.3% YoY. Source: county tax records.