4909 Klamath Rd · Virginia Beach, VA 23462

$269,900

3 bd · 1.0 ba · 1,008 sqft · Townhouse public records · 29 Days on market

Built 1961 Est $241k · 12% over

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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 +12.1/30.0
• Schools +6.4/10.0
• Livability +4.2/5.0
• Rent growth +3.9/5.0
• DSCR +3.6/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• ARV discount +2.1/15.0
• Appreciation +0.0/10.0

Listing remarks

Ranch-style home conveniently located in the heart of Virginia Beach! This home offers single-level living with a functional layout, spacious living areas, and plenty of natural light throughout. Enjoy a large yard perfect for entertaining, gardening, or relaxing outdoors. Conveniently situated near Town Center, shopping, dining, military bases, beaches, and major interstates, making everyday commuting a breeze. Whether you're a first-time buyer, downsizing, or searching for an investment opportunity.

Key facts

• Near dining
• Near shopping
• Near town center

Tags

• SINGLE-LEVEL LIVING
• LARGE YARD
• NEAR TOWN CENTER
• NEAR SHOPPING
• NEAR DINING
• NEAR MILITARY BASES

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Driveway parking space; 1 additional parking space; Detached garage (187 sq. ft.)
• Utilities: City/County water; City/County sewer
• Home design: Attached property; Ranch style; Single story with 1 living level; Simple ownership
• Construction: Aluminum and vinyl siding; Composite roof; Crawl foundation; Built as a ranch (single story)
• Exterior features: Patio; Chain link fence

Interior

• Kitchen: Kitchen
• Bedrooms: Master bedroom; Additional bedroom; Bedroom and full bathroom on the first floor
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced hot air heating
• Interior features: Carpet flooring; Patio access
• Laundry & utility: Utility room; Storage shed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $270k.

Deal economics

• At list price, monthly cash flow is $-61 ($-737/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (22.6% below list).
• Recommended offer: $209k (22.6% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: Point O' View Elementary (math 44% / reading 58%, grade C-, #733 of 1,108 statewide, top 66%, 725 students, 75% FRL); Larkspur Middle (math 60% / reading 72%, grade A-, #113 of 342 statewide, top 33%, 1,536 students, 60% FRL); Kempsville High (math 73% / reading 78%, grade A-, #105 of 319 statewide, top 33%, 2,006 students, 42% FRL) — zoned schools average 59% FRL vs 28% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.6%/yr); 229 active listings in the ZIP; 33 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 36% 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

• It's been on market 29 days — a 2% lower offer ($266k) is reasonable based on typical stale-listing flexibility.

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 $208,776 (22.6% 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. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.77% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.98%
• DSCR: 0.96
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $240,912
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4702 Red Duck Ct	0.74mi	2/1.0 (-1)	955 (-5%)	4mo	$197,000	$206	48
4774 Marlwood Way	0.70mi	2/1.5 (-1)	1,084 (+8%)	11mo	$259,000	$239	39
451 Greenview Dr	0.70mi	2/2.5 (-1)	1,159 (+15%)	10mo	$300,000	$259	23

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: -15.3%
• Equity multiple: 0.44×
• Total profit: $-42,086
• Equity at exit: $40,243

10-year hold

• IRR: -3.1%
• Equity multiple: 0.77×
• Total profit: $-17,591
• 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: 10.8×

Monthly cashflow live

• Estimated rent: $2,088 high
• Mortgage (P&I): −$1,415
• Tax from tax record: −$183 /mo · $2,195/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $-61

Break-even live

Break-even rent $2,166

Max offer price $259,046

Occupancy floor 98%

Sensitivity live

Price	-10% $91	-5% $15	+0% $-61	+5% $-138	+10% $-214
Rent	-10% $-226	-5% $-144	+0% $-61	+5% $21	+10% $103
Rate	-1.0pp $74	-0.5pp $7	base $-61	+0.5pp $-131	+1.0pp $-203

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 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4884 Travertine Ave Unit 00 208203O Virginia Beach, VA	3.0	2.0	1254	$2,100	$1.67	25d	1	0.34mi
4884 Travertine Ave Unit 00 216304M Virginia Beach, VA	3.0	2.0	1254	$2,250	$1.79	19d	1	0.34mi
226 Larimar Ave Unit 47C Virginia Beach, VA	2.0	2.5	1480	$2,395	$1.62	9d	1	0.38mi
315 Ferdinand Cir Virginia Beach, VA	2.0	2.5	1254	$1,950	$1.56	25d	1	0.64mi
307 Ferdinand Cir Virginia Beach, VA	2.0	2.5	1254	$1,775	$1.42	25d	1	0.65mi
337 Dorset Ave Virginia Beach, VA	3.0	1.0	1180	$1,700	$1.44	9d	1	0.67mi
4556 Columbus St Virginia Beach, VA	2.0	1.0–2.0	763	$2,626	$3.44	5d	14	0.69mi
412 Kenley Rd Virginia Beach, VA	3.0	3.0	1424	$2,400	$1.69	14d	1	0.70mi
4800 Deming Ct Virginia Beach, VA	3.0	2.0	1239	$2,200	$1.78	23d	1	0.82mi
4863 Woods Edge Rd Virginia Beach, VA	3.0	2.0	1239	$2,100	$1.69	6d	1	0.83mi
111 Castilian Dr Virginia Beach, VA	2.0	2.5	1254	$1,900	$1.52	9d	1	0.92mi
111 Castilian Dr Virginia Beach, VA	2.0	2.5	1254	$1,900	$1.52	14d	1	0.92mi
4733 Adler Ave Virginia Beach, VA	3.0	1.0	1150	$1,995	$1.73	23d	1	0.94mi
4801 Afton Ct Virginia Beach, VA	3.0	2.0	1240	$2,000	$1.61	19d	1	0.95mi
535 Mulligan Dr Virginia Beach, VA	2.0	2.5	1409	$2,195	$1.56	16d	1	0.96mi
5161 Weaver Dr Virginia Beach, VA	2.0–3.0	1.0	971	$1,675	$1.73	6d	4	1.01mi
4226 Beasley Ct Virginia Beach, VA	2.0	1.5	884	$1,595	$1.80	25d	1	1.02mi
4226 Beasley Ct Virginia Beach, VA	2.0	1.5	884	$1,595	$1.80	16d	1	1.02mi
5206 Richard Rd Virginia Beach, VA	3.0	1.5	1240	$1,795	$1.45	23d	1	1.05mi
5212 Richard Rd Virginia Beach, VA	3.0	2.5	1372	$2,100	$1.53	23d	1	1.06mi
205 Silverbrook Ln Unit 00 405204 Virginia Beach, VA	2.0	2.0	995	$1,800	$1.81	22d	1	1.11mi
512 Featherstone Ct Unit 573F Virginia Beach, VA	3.0	1.0	1047	$1,675	$1.60	25d	1	1.13mi
512 Featherstone Ct Unit 501-201D Virginia Beach, VA	2.0	1.0	897	$1,549	$1.73	25d	1	1.13mi
326 Harrier St Virginia Beach, VA	3.0	1.5	1178	$1,995	$1.69	18d	1	1.14mi
205 Silverbrook Ln Virginia Beach, VA	2.0	2.0	995	$1,750	$1.76	19d	1	1.16mi
449 Peregrine St Virginia Beach, VA	3.0	2.0	1400	$1,995	$1.43	18d	1	1.22mi
453 Peregrine St Virginia Beach, VA	2.0	1.0	994	$1,500	$1.51	25d	1	1.23mi
451 Adkins Arch Virginia Beach, VA	2.0	2.0	1236	$1,975	$1.60	6d	1	1.29mi
4409 Articles Ln Virginia Beach, VA	3.0	1.5	1332	$2,650	$1.99	4d	1	1.31mi
5441 Greenwich Rd Virginia Beach, VA	2.0	2.0	1265	$2,974	$2.35	0d	11	1.33mi
5363 Leicester Ct Unit 1 Virginia Beach, VA	3.0	1.5	1330	$2,000	$1.50	25d	1	1.35mi
5382 Leicester Ct Virginia Beach, VA	3.0	1.5	1320	$1,900	$1.44	25d	1	1.37mi
149 S Budding Ave Virginia Beach, VA	1.0–3.0	1.0–2.0	1100	$2,169	$1.97	3d	30	1.42mi

Listing history 14 events

1. 2026-06-21
   days on market $269,900 Active 29 DOM
2. 2026-06-18
   days on market $269,900 Active 26 DOM
3. 2026-06-17
   days on market $269,900 Active 25 DOM
4. 2026-06-16
   days on market $269,900 Active 24 DOM
5. 2026-06-15
   days on market $269,900 Active 23 DOM
6. 2026-06-13
   days on market $269,900 Active 21 DOM
7. 2026-06-09
   days on market $269,900 Active 17 DOM
8. 2026-06-08
   days on market $269,900 Active 16 DOM
9. 2026-06-07
   days on market $269,900 Active 15 DOM
10. 2026-06-03
    days on market $269,900 Active 11 DOM
11. 2026-06-02
    days on market $269,900 Active 10 DOM
12. 2026-06-01
    days on market $269,900 Active 9 DOM
13. 2026-05-31
    days on market $269,900 Active 8 DOM
14. 2026-05-23
    listed $249,900 Active

ⓘ 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: $2,195 · $183/mo
• Projected year-2 tax: $2,213 · $184/mo
• Expected delta: +$18/yr (+$2/mo · 0.8%)

ⓘ 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,053
• − Mortgage interest: −$15,119
• − Property taxes: −$2,195
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,004
• − Management: −$2,004
• − Depreciation: −$7,852
• Taxable loss: −$5,470
• Est. tax savings @ 24.0%: +$1,313
• After-tax cash flow: $576/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

1 event — show timeline

• 2026-05-23 Listed $249,900 REINMLS

Property tax history

+3.1%/yr

Latest (2025): $2,195 · +29.3% YoY. Source: county tax records.