832 N Grosvenor Ct · Virginia Beach, VA 23462

$269,900

3 bd · 2.5 ba · 1,520 sqft · Townhouse public records · 2 Days on market

Built 1973 2,178 sqft lot Est $286k · 6% under

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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 +14.1/30.0
• ARV discount +10.0/15.0
• Schools +6.4/10.0
• DSCR +4.3/10.0
• Livability +4.2/5.0
• Rent growth +3.9/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready and beautifully updated, this Virginia Beach townhome offers low-maintenance living without HOA fees! Renovated in 2022, the home features modern finishes and stylish updates throughout. Major improvements include a new HVAC system installed in November 2022 and a roof in 2023, providing peace of mind for years to come. Conveniently located near interstate access, military bases, shopping, dining, entertainment, and everyday amenities, this home makes commuting and daily living a breeze. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this well-maintained property is one you won't want to miss.

Key facts

• Roof in 2023
• Conveniently located
• New hvac system

Tags

• NEW HVAC SYSTEM
• ROOF IN 2023
• LOW-MAINTENANCE LIVING
• CONVENIENTLY LOCATED

Property features AI

Finance

• HOA & community: No HOA or association fees indicated

Exterior

• Parking: 2 parking spaces; Driveway spaces; Street parking
• Utilities: City/County water; City/County sewer; Electric water heater
• Home design: Attached townhouse; 2 stories; Slab foundation; Simple ownership
• Construction: Brick and vinyl siding; Asphalt shingle roof; Built on slab foundation
• Exterior features: Located on a cul-de-sac; Patio; Back yard with privacy fence

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher; Breakfast area
• Bedrooms: 1 bedroom with ensuite; Master bedroom with bath
• Flooring: Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump (cooling); Electric heating; Heat pump (heating)
• Interior features: Cable hookup; Ceiling fan; Scuttle access; Walk-in closet
• Laundry & utility: Washer hookup; Dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $270k.

Deal economics

• At list price, monthly cash flow is $42 ($501/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 $224k (16.8% below list).
• Recommended offer: $224k (16.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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 Middle (math 53% / reading 54%, grade C+, #209 of 342 statewide, top 62%, 700 students, 92% FRL); Bayside High (math 63% / reading 75%, grade B, #170 of 319 statewide, top 55%, 1,983 students, 65% FRL) — zoned schools average 86% FRL vs 28% district-wide (58 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 61% at this address vs 74% district-wide (-12 pts) — the specific schools serving this property underperform the Va Beach City Public School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+5.6%/yr); 229 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 39% 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $230k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $224,434 (16.8% below list)

Questions for the listing agent

1. Built in 1973 — 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. 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: 0.83% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.66%
• DSCR: 1.03
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $285,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5671 Dodington Ct	0.18mi	3/2.5	1,512 (-0%)	1mo	$280,000	$185	90
5437 Scholarship Dr	0.17mi	3/2.5	1,480 (-3%)	1mo	$284,000	$192	87
700 Lake Edward Dr	0.45mi	3/2.5	1,512 (-0%)	2mo	$269,900	$179	76
5676 Weblin Dr	0.08mi	3/2.5	1,322 (-13%)	1mo	$265,000	$200	73
5520 Keydet Dr	0.29mi	3/1.5	1,440 (-5%)	1mo	$270,000	$188	73
809 S Buckingham Ct	0.10mi	3/2.5	1,322 (-13%)	1mo	$270,000	$204	73
5661 Campus Dr	0.32mi	3/2.5	1,350 (-11%)	0mo	$283,500	$210	66
5589 Campus Dr	0.31mi	3/2.5	1,346 (-11%)	2mo	$210,000	$156	65
712 White Hall Ln	0.43mi	3/1.5	1,400 (-8%)	1mo	$259,000	$185	62
617 Red Horse Ln	0.63mi	3/1.5	1,466 (-4%)	1mo	$245,000	$167	60
828 Gas Light Ln	0.38mi	3/2.5	1,728 (+14%)	1mo	$275,000	$159	59
5465 Lynbrook Lndg	0.71mi	2/2.0 (-1)	1,382 (-9%)	2mo	$275,000	$199	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 · 5.61% rent growth · sell at horizon

5-year hold

• IRR: -12.6%
• Equity multiple: 0.54×
• Total profit: $-35,079
• Equity at exit: $40,243

10-year hold

• IRR: -0.2%
• Equity multiple: 0.98×
• Total profit: $-1,141
• Equity at exit: $23,336

Cash invested: $75,572 (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: 229
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,244 high
• Mortgage (P&I): −$1,415
• Tax from tax record: −$203 /mo · $2,442/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $42

Break-even live

Break-even rent $2,192

Max offer price $269,900

Occupancy floor 93%

Sensitivity live

Price	-10% $195	-5% $118	+0% $42	+5% $-35	+10% $-111
Rent	-10% $-136	-5% $-47	+0% $42	+5% $130	+10% $219
Rate	-1.0pp $178	-0.5pp $110	base $42	+0.5pp $-28	+1.0pp $-99

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
813 S Grosvenor Ct Virginia Beach, VA	3.0	2.5	1476	$2,300	$1.56	6d	1	0.04mi
5500 Baccalaureate Dr Virginia Beach, VA	3.0	2.5	1400	$1,995	$1.43	16d	1	0.21mi
5403 Scholarship Dr Virginia Beach, VA	3.0	2.5	1480	$2,100	$1.42	25d	1	0.22mi
5545 Old Guard Cres Virginia Beach, VA	3.0	2.5	1581	$2,350	$1.49	23d	1	0.22mi
5500 Goose Pond Ln Virginia Beach, VA	2.0	2.0	1383	$2,450	$1.77	4d	1	0.27mi
913 Turtle Pond Ln Virginia Beach, VA	3.0	2.0	1976	$2,850	$1.44	23d	1	0.27mi
969 Turtle Pond Ln Virginia Beach, VA	2.0	2.5	1383	$2,150	$1.55	25d	1	0.31mi
5632 Campus Dr Virginia Beach, VA	3.0	2.5	1581	$2,201	$1.39	6d	1	0.36mi
849 Gas Light Ln Virginia Beach, VA	2.0	2.0	1250	$1,900	$1.52	19d	1	0.36mi
944 Gas Light Ln Virginia Beach, VA	3.0	2.5	1690	$2,300	$1.36	19d	1	0.37mi
944 Gas Light Ln Unit 1 Virginia Beach, VA	3.0	2.5	1690	$2,300	$1.36	18d	1	0.37mi
5684 Campus Dr Virginia Beach, VA	3.0	2.5	1356	$2,495	$1.84	6d	1	0.38mi
5781 Lake Edward Dr Virginia Beach, VA	2.0	1.0–1.5	1075	$1,478	$1.37	4d	15	0.40mi
712 White Hall Ln Virginia Beach, VA	3.0	1.5	1400	$2,200	$1.57	25d	1	0.42mi
724 Hezekiah Little Dr Virginia Beach, VA	3.0	2.5	1748	$2,900	$1.66	3d	1	0.44mi
5831 E Hastings Arch Virginia Beach, VA	3.0	1.5	1200	$1,950	$1.62	25d	1	0.49mi
5517 Lynbrook Lndg Virginia Beach, VA	3.0	2.5	1360	$2,335	$1.72	25d	1	0.54mi
620 Red Horse Ln Virginia Beach, VA	3.0	1.5	1396	$1,550	$1.11	21d	1	0.59mi
700 Wolftrap Ln Virginia Beach, VA	2.0	2.5	1360	$1,795	$1.32	18d	1	0.59mi
700 Wolftrap Ln Virginia Beach, VA	2.0	2.5	1360	$1,795	$1.32	25d	1	0.59mi
700 Wolftrap Ln Virginia Beach, VA	2.0	3.0	1360	$1,795	$1.32	14d	1	0.59mi
5414 Catina Arch Virginia Beach, VA	1.0–4.0	1.0–1.5	866	$1,997	$2.31	4d	10	0.64mi
5964 Blackpoole Ln Virginia Beach, VA	3.0	1.5	1310	$2,100	$1.60	25d	1	0.64mi
5775 W Hastings Arch Virginia Beach, VA	2.0	1.5	1200	$1,700	$1.42	45d	1	0.66mi
5416 Safe Harbour Way Virginia Beach, VA	3.0	2.5	1686	$2,500	$1.48	3d	1	0.82mi
6333 Tuttle Ave Norfolk, VA	3.0	2.5	1800	$2,695	$1.50	5d	1	0.83mi
5516 Seawall Ct Virginia Beach, VA	2.0–3.0	1.0–3.0	1125	$2,421	$2.15	3d	18	0.84mi
616 Aubrey Dr Virginia Beach, VA	3.0	1.5	1266	$1,995	$1.58	25d	1	0.87mi
1188 Grace Hill Dr Virginia Beach, VA	3.0	2.5	1805	$2,600	$1.44	6d	1	0.89mi
5317 Warminster Dr #303 Virginia Beach, VA	2.0	2.0	1350	$1,997	$1.48	23d	1	0.89mi
5493 Port Royal Dr Virginia Beach, VA	3.0	2.5	2020	$2,950	$1.46	25d	1	0.93mi
5421 Sweetwater Ct Virginia Beach, VA	3.0	2.5	1704	$2,500	$1.47	4d	1	0.95mi
5416 Sweetwater Ct Virginia Beach, VA	4.0	2.5	1704	$2,495	$1.46	25d	1	0.95mi
912 Southmoor Dr #204 Virginia Beach, VA	2.0	2.0	1367	$1,810	$1.32	13d	1	0.95mi
5300 Warminster Dr #205 Virginia Beach, VA	2.0	2.0	1366	$1,795	$1.31	14d	1	0.95mi
5300 Warminster Dr #205 Virginia Beach, VA	2.0	2.0	1366	$1,750	$1.28	3d	1	0.95mi
920 Southmoor Dr #305 Virginia Beach, VA	2.0	2.0	1367	$1,900	$1.39	19d	1	0.96mi
924 Southmoor Dr #204 Virginia Beach, VA	2.0	2.0	1367	$1,950	$1.43	23d	1	0.97mi
1124 Gleaning Close Virginia Beach, VA	3.0	2.0	1160	$1,995	$1.72	25d	1	0.98mi
5212 Nuthall Dr #103 Virginia Beach, VA	2.0	2.0	1367	$1,895	$1.39	16d	1	0.98mi

Listing history 2 events

1. 2026-06-21
   remarks 656-char remark
2. 2026-06-21
   listed $269,900 Coming Soon 2 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: $2,442 · $203/mo
• Projected year-2 tax: $2,442 · $203/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 ≥104°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: $26,932
• − Mortgage interest: −$15,119
• − Property taxes: −$2,442
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,155
• − Management: −$2,155
• − Depreciation: −$7,852
• Taxable loss: −$4,138
• Est. tax savings @ 24.0%: +$993
• After-tax cash flow: $1,494/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

+22.8% since first listed

6 events — show timeline

• 2026-06-20 Coming Soon $269,900 REINMLS
• 2022-11-22 Listing Removed — REINMLS
• 2022-11-22 Sold (Public Records) $230,200 Public Records
• 2022-10-26 Pending — REINMLS
• 2022-10-24 Contingent — REINMLS
• 2022-10-18 Listed $219,700 REINMLS

Property tax history

+9.4%/yr

Latest (2025): $2,442 · +14.3% YoY. Source: county tax records.