1236 Curie Ct · Norfolk, VA 23513

$225,000

4 bd · 2.0 ba · 1,587 sqft · Townhouse public records · 13 Days on market

Built 1974 Est $230k · at est. $33/mo HOA · 2% of rent

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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 +19.0/30.0
• ARV discount +8.5/15.0
• DSCR +6.0/10.0
• 1% rule +4.7/10.0
• Livability +4.2/5.0
• Schools +3.5/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Freshly painted end-unit townhouse tucked away on a cul-de-sac, offering 4 bedrooms and 2 full baths. Recent updates include HVAC and roof (2019) and a brand-new water heater (2025). Stylish laminate/LVP flooring flows throughout, adding both durability and modern appeal. This home features generous closet space, a private driveway for off-street parking, and a backyard patio great for relaxing or entertaining. Storage shed included! Conveniently located near military bases, interstates, and shopping, making everyday living and commuting a breeze.

Key facts

• Recent updates
• Backyard patio
• Private driveway

Tags

• END-UNIT TOWNHOUSE
• CUL-DE-SAC
• RECENT UPDATES
• PRIVATE DRIVEWAY
• BACKYARD PATIO
• STORAGE SHED

Property features AI

Finance

• HOA & community: Part of Wellington Oaks Homeowners Association; HOA fee $33 monthly; Trash pickup included

Exterior

• Parking: Multiple off-street parking spaces; Driveway parking
• Utilities: City/County water; City/County sewer; Gas water heater
• Home design: Attached townhouse; End unit; 2 stories; Two living levels; Slab foundation
• Construction: Vinyl siding
• Exterior features: Corner lot; Cul-de-sac location; Patio; Back yard fenced with chain-link fence; Storage shed

Interior

• Kitchen: Dishwasher; Microwave; Gas range; Refrigerator
• Bedrooms: No bedroom with full bathroom on first floor
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Ceiling fan; Window treatments; Assigned storage; Breakfast area
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $225k.

Deal economics

• At list price, monthly cash flow is $235 ($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 $219k (2.8% below list).
• Recommended offer: $219k (2.8% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 4.0% in Norfolk — 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 (#43 in VA, #1,026 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: employment C-, crime F.
• Norfolk City Public School District (urban): math 27% / reading 56% proficiency, ranked #118 of 131 in VA (top 90%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Tanners Creek Elementary (math 15% / reading 38%, grade F, #1,041 of 1,108 statewide, top 94%, 530 students, 98% FRL); Norview High (math 33% / reading 85%, grade C+, #256 of 319 statewide, top 81%, 1,915 students, 97% FRL) — zoned schools average 97% FRL vs 59% district-wide (39 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.4%/yr); 132 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 438 units permitted in Norfolk city in 2024 (273 in 5+ unit buildings).
• This rent runs 38% of the median local income ($68k/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 $7k of value loss. Plan a longer hold.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y 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 $38k; list at $225k implies a 492% 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 $218,734 (2.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.97% ✗
• Cap rate: 7.55%
• Cash-on-cash: 4.48%
• DSCR: 1.20
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $230,115
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1236 Curie Ct	0.00mi	4/2.0	1,587 (0%)	1mo	$230,000	$145	99
1203 Curie Ct	0.07mi	3/2.0 (-1)	1,572 (-1%)	4mo	$218,000	$139	87
6510 Diesel Ct	0.12mi	4/1.5	1,400 (-12%)	3mo	$214,000	$153	70
1436 E Tanners Creek Dr	0.34mi	3/2.5 (-1)	1,408 (-11%)	1mo	$215,000	$153	58
6922 Bonnot Dr	0.58mi	4/1.5	1,656 (+4%)	12mo	$232,000	$140	53
1485 Longdale Dr	0.42mi	3/2.5 (-1)	1,408 (-11%)	7mo	$200,000	$142	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 · 3.42% rent growth · sell at horizon

5-year hold

• IRR: -8.9%
• Equity multiple: 0.67×
• Total profit: $-20,564
• Equity at exit: $33,548

10-year hold

• IRR: 1.1%
• Equity multiple: 1.08×
• Total profit: $5,193
• Equity at exit: $19,454

Cash invested: $63,000 (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 23513

• Home prices YoY: -9.3%
• Rents YoY: 3.4%
• Active inventory: 132
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,187 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$186 /mo · $2,235/yr
• Insurance: −$94
• HOA: −$33
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $235

Break-even live

Break-even rent $1,890

Max offer price $225,000

Occupancy floor 84%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6430 Faraday Ct Norfolk, VA	4.0	1.5	1319	$1,995	$1.51	43d	1	0.06mi
6451 Edward St Norfolk, VA	3.0	2.5	1400	$2,000	$1.43	7d	1	0.22mi
6261 Alexander St Norfolk, VA	5.0	2.0	2166	$2,495	$1.15	43d	1	0.30mi
1232 Norview Ave Unit NOR1232R-EA Norfolk, VA	3.0	2.0	1106	$1,600	$1.45	43d	1	0.49mi
6450 Crescent Way Norfolk, VA	1.0–3.0	1.0–2.0	1128	$2,369	$2.10	2d	23	0.51mi
6975 Bonnot Dr Norfolk, VA	3.0	1.5	1188	$1,700	$1.43	43d	1	0.64mi
3819 Pamlico Cir Norfolk, VA	3.0	1.0	1250	$2,000	$1.60	12d	1	0.74mi
6419 Grimes Ave Norfolk, VA	3.0	2.0	1225	$2,150	$1.76	43d	1	0.90mi
941 Avenue G Unit G Norfolk, VA	4.0	2.5	2029	$2,600	$1.28	3d	1	0.91mi
837 Tifton St Norfolk, VA	3.0	2.0	1072	$2,300	$2.15	23d	1	0.98mi
946 Avenue H Norfolk, VA	4.0	2.0	1980	$750	$0.38	43d	1	1.07mi
7120 Clarion Ln Norfolk, VA	4.0	2.0	1506	$2,300	$1.53	17d	1	1.10mi
1831 Banning Rd Norfolk, VA	3.0	2.0	1853	$2,500	$1.35	4d	1	1.11mi
3541 Chesapeake Blvd Norfolk, VA	5.0	1.0	1476	$1,275	$0.86	7d	1	1.19mi
3461 Gamage Dr Norfolk, VA	3.0	2.0	1300	$2,300	$1.77	43d	1	1.24mi
3504 Chesapeake Blvd Norfolk, VA	3.0	2.0	1624	$1,995	$1.23	43d	1	1.28mi
3504 Chesapeake Blvd Norfolk, VA	3.0	2.0	1624	$1,995	$1.23	23d	1	1.28mi
4563 Shoshone Ct Norfolk, VA	3.0	2.0	1600	$2,500	$1.56	43d	1	1.31mi
3477 E Bonner Dr Norfolk, VA	3.0	1.0	1304	$2,000	$1.53	23d	1	1.36mi
3653 Nottaway St Norfolk, VA	3.0	1.5	1564	$2,200	$1.41	17d	1	1.41mi
8028 Glade Rd Norfolk, VA	4.0	2.5	2061	$2,900	$1.41	43d	1	1.42mi
3640 Robin Hood Rd Norfolk, VA	4.0	2.5	1400	$2,999	$2.14	17d	1	1.48mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: water

Listing history 12 events

1. 2026-05-04
   status Under Contract
2. 2026-04-24
   historical Active Under Contract
3. 2026-04-21
   listed $225,000 Active
4. 2024-05-06
   historical
5. 2024-04-22
   historical Active Under Contract
6. 2024-04-12
   status Under Contract
7. 2024-04-10
   listed $160,000 Active
8. 2019-01-21
   historical
9. 2019-01-10
   listed $80,000 Active
10. 2015-11-16
    soldstatus $38,000
11. 2005-11-22
    soldstatus $81,100
12. 1987-11-30
    soldstatus $51,900

ⓘ 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: $2,235 · $186/mo
• Projected year-2 tax: $2,235 · $186/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 80% 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: $26,248
• − Mortgage interest: −$12,603
• − Property taxes: −$2,235
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,100
• − Management: −$2,100
• − HOA: −$396
• − Depreciation: −$6,545
• Taxable loss: −$856
• Est. tax savings @ 24.0%: +$206
• After-tax cash flow: $3,027/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: Norfolk City Public School District
• NCES district ID: 5102670
• Math proficiency: 27% ▼ -44.00%
• Reading proficiency: 56% ▼ -10.00%
• Median HH income: $44,358
• Composite: 35.08/100
• National rank: #5026
• State rank: #118 of 131 in VA

Livability — Norfolk

• Score: 83/100
• State rank: #43
• US rank: #1026

Category grades

Amenities A+ Commute A+ Cost of living B+ Crime F Employment C- Housing A Health & safety A+ User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Norfolk, VA
• County: Norfolk City · 214,042 people
• City population: 214,042
• Metro: Virginia Beach-Norfolk-Newport News, VA-NC
• Population (ZIP): 28,628
• Household income: $68,380
• Rent vs Own: 43.9% rent · 56.1% own
• Severe rent burden: 1342.0

Population outlook (Norfolk County) Hauer SSP2

• Today (2025): 249,032 people
• By 2030: 252,347 · +1.3%
• By 2040: 253,644 · +1.9%
• By 2050: 251,913 · +1.2%
• By 2075: 245,281 · -1.5%
• By 2100: 219,548 · -11.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Black 55% White 23% Hispanic / Latino 11% Two or more races 7% Asian 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Romanian 1% Slovak 1% Lithuanian 0%
• Foreign-born: 10% · Canada
• Languages at home: 87% English-only · Spanish 6% Tagalog/Filipino 4% French/Haitian/Cajun 1%

Political lean MEDSL · Norfolk

• 2024 margin: Solid D (+41.5) · D 70.0% · R 28.5% · Other 1.6%
• 2008→2024 swing: -1.4pp toward R · 2008: 43.0pp · 2024: 41.5pp
• All cycles: 2024: D+41.5 2020: D+45.6 2016: D+42.0 2012: D+44.0 2008: D+43.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.67%
• Current HPI: 329.2241
• Rent YoY: ▲ 3.42%
• 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

+333.5% since first listed

12 events — show timeline

• 2026-05-04 Pending — REINMLS
• 2026-04-24 Contingent — REINMLS
• 2026-04-21 Listed $225,000 REINMLS
• 2024-05-06 Listing Removed — REINMLS
• 2024-04-22 Contingent — REINMLS
• 2024-04-12 Pending — REINMLS
• 2024-04-10 Listed $160,000 REINMLS
• 2019-01-21 Listing Removed — REINMLS
• 2019-01-10 Listed $80,000 REINMLS
• 2015-11-16 Sold (Public Records) $38,000 Public Records
• 2005-11-22 Sold (Public Records) $81,100 Public Records
• 1987-11-30 Sold (Public Records) $51,900 Public Records

Property tax history

+4.1%/yr

Latest (2025): $2,235 · +6.9% YoY. Source: county tax records.