1914 Woodgate Arch · Chesapeake, VA 23320

$260,000

2 bd · 2.0 ba · 1,112 sqft · Townhouse public records · 13 Days on market

Built 1985 Est $246k · 6% over $31/mo HOA · 2% of rent

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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 +10.5/30.0
• Schools +5.8/10.0
• ARV discount +4.9/15.0
• Rent growth +4.4/5.0
• Livability +3.5/5.0
• DSCR +3.0/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully renovated 2-bedroom, 2 bathroom townhome featuring impressive high ceilings that create an open, airy feel throughout. The updated interior boasts modern finishes, refreshed flooring, and a stylish kitchen perfect for both everyday living and entertaining. Spacious bedrooms offer comfort and privacy, while the thoughtfully updated bathrooms add a touch of luxury. Move-in ready and designed for low-maintenance living, this home is a perfect blend of style and convenience.

Key facts

• $31 HOA
• Built 1985
• Listed 13 days

Property features AI

Finance

• HOA & community: HOA present with a $31 monthly fee (Greenbrier Property Owners Association)

Exterior

• Parking: Driveway parking
• Utilities: City/County water; City/County sewer; Electric water heater; Electric power
• Home design: Attached townhouse; 2 stories; Slab foundation; Simple ownership
• Construction: Vinyl exterior; Asphalt shingle roof; Slab foundation
• Exterior features: Back fenced yard; Vinyl siding; Asphalt shingle roof

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator; Disposal
• Bedrooms: Master bedroom with ensuite; Bedroom and full bathroom on first floor; Additional bedroom and loft
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Geothermal cooling
• Interior features: One fireplace; Carpet and laminate flooring
• Laundry & utility: Washer and dryer; Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $260k.

Deal economics

• At list price, monthly cash flow is $-133 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (9.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (23.5% below list).
• Recommended offer: $199k (23.5% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: Great Bridge Primary (701 students, 18% FRL); Indian River High (math 69% / reading 73%, grade B+, #146 of 319 statewide, top 47%, 1,701 students, 71% FRL) — zoned schools average 45% FRL vs 28% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.8%/yr); 282 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 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 $8k 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.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 6y 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 $205k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $198,848 (23.5% 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. 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. 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: 0.76% ✗
• Cap rate: 5.68%
• Cash-on-cash: -2.19%
• DSCR: 0.90
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $245,752
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2002 Woodgate Arch	0.16mi	3/1.5 (+1)	1,156 (+4%)	4mo	$270,000	$234	76
1940 Woodgate Arch	0.06mi	2/2.0	1,256 (+13%)	4mo	$240,000	$191	72
2 Penzance Cir	0.27mi	3/1.0 (+1)	1,061 (-5%)	4mo	$235,000	$221	68
1984 Woodgate Arch	0.15mi	3/1.5 (+1)	1,242 (+12%)	1mo	$285,000	$229	66
2010 Fawnwood Cmn	0.19mi	3/2.5 (+1)	1,252 (+13%)	1mo	$280,000	$224	63
12 Romsey Cir	0.21mi	3/2.5 (+1)	1,248 (+12%)	1mo	$311,000	$249	62
1716 Rock Bridge Mews Unit D	0.34mi	2/2.0	978 (-12%)	6mo	$205,000	$210	60
1605 Stone Moss Reach Unit B	0.43mi	2/2.0	978 (-12%)	2mo	$206,000	$211	58
2108 Rocky Point Run Unit D	0.36mi	2/2.0	978 (-12%)	6mo	$199,900	$204	58
1605 Stone Moss Reach Unit D	0.43mi	2/2.0	978 (-12%)	4mo	$205,000	$210	57
1701 Stoney Creek Arch Unit C	0.42mi	2/2.0	978 (-12%)	6mo	$215,000	$220	55
1 Newstead Cir	0.37mi	3/2.5 (+1)	1,276 (+15%)	0mo	$305,000	$239	51

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 · 7.78% rent growth · sell at horizon

5-year hold

• IRR: -15.0%
• Equity multiple: 0.44×
• Total profit: $-40,598
• Equity at exit: $38,767

10-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-947
• Equity at exit: $22,480

Cash invested: $72,800 (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 23320

• Rents YoY: 7.8%
• Active inventory: 282
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,988 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$201 /mo · $2,412/yr
• Insurance: −$108
• HOA: −$31
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $-133

Break-even live

Break-even rent $2,157

Max offer price $236,524

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1924 Woodgate Arch Unit 1 Chesapeake, VA	2.0	2.5	1264	$1,850	$1.46	16d	1	0.00mi
1924 Woodgate Arch Chesapeake, VA	2.0	2.5	1264	$1,850	$1.46	17d	1	0.00mi
2008 Fawnwood Cmn Chesapeake, VA	3.0	1.5	1131	$1,950	$1.72	23d	1	0.18mi
150 Coveside Ln Chesapeake, VA	1.0–3.0	1.0–2.0	1120	$2,240	$2.00	2d	29	0.36mi
929 Wintercress Way Chesapeake, VA	3.0	1.0–2.0	898	$2,396	$2.67	3d	17	0.51mi
1501 Carlton Dr Chesapeake, VA	1.0–3.0	1.0–2.0	1075	$2,170	$2.02	2d	11	0.67mi
1201 Edenham Ct Virginia Beach, VA	2.0	1.5	850	$1,650	$1.94	1d	2	0.91mi
2213 Sparrow Rd Chesapeake, VA	3.0	2.0	1248	$2,300	$1.84	17d	1	0.91mi
1315 River Birch Run S Chesapeake, VA	3.0	1.5	1244	$1,950	$1.57	3d	1	0.99mi
1315 River Birch Run S Chesapeake, VA	3.0	1.5	1244	$1,950	$1.57	11d	1	0.99mi
1005 Scarlet Oak Ct S Chesapeake, VA	3.0	2.0	1400	$2,400	$1.71	23d	1	1.00mi
1301 Cypress Pl Chesapeake, VA	3.0	2.0	1204	$2,400	$1.99	3d	1	1.02mi
1301 Cypress Pl Chesapeake, VA	3.0	2.0	1204	$2,400	$1.99	23d	1	1.02mi
1221 Clydesdale Ln Virginia Beach, VA	2.0	1.5	1120	$1,800	$1.61	23d	1	1.22mi
67 King George Quay Chesapeake, VA	3.0	1.5	1298	$1,900	$1.46	4d	1	1.29mi
1140 Ivystone Sq Chesapeake, VA	1.0–3.0	1.0–2.0	1023	$2,168	$2.12	1d	26	1.40mi
1101 Craftsman Dr Virginia Beach, VA	1.0–2.0	1.0–2.0	1014	$1,909	$1.88	2d	22	1.41mi
1102 Clear Springs Rd Virginia Beach, VA	3.0	1.5	1280	$1,695	$1.32	23d	1	1.50mi

HOA detail

• Monthly dues: $31 · $372/yr

Listing history 16 events

1. 2026-06-08
   statusdays on market $260,000 Under Contract 13 DOM
2. 2026-06-07
   statusdays on market $260,000 Active 12 DOM
3. 2026-05-21
   status Under Contract
4. 2026-05-11
   listed $260,000 Active
5. 2022-04-12
   soldstatus $205,000
6. 2022-04-05
   status Under Contract
7. 2022-04-04
   historical Active Under Contract
8. 2022-04-01
   status Active
9. 2022-03-12
   historical Active Under Contract
10. 2022-03-09
    listed $206,900 Active
11. 2020-03-25
    soldstatus $157,000
12. 2020-03-13
    status Under Contract
13. 2020-02-26
    historical Active Under Contract
14. 2020-02-14
    listed $159,900 Active
15. 2014-06-27
    price $87,700 Active
16. 2001-09-12
    soldstatus $69,900

ⓘ 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: $2,412 · $201/mo
• Projected year-2 tax: $2,412 · $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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,862
• − Mortgage interest: −$14,564
• − Property taxes: −$2,412
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,909
• − Management: −$1,909
• − HOA: −$372
• − Depreciation: −$7,564
• Taxable loss: −$6,168
• Est. tax savings @ 24.0%: +$1,480
• After-tax cash flow: $-114/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): 59,108
• Household income: $84,305
• Rent vs Own: 35.5% rent · 64.5% own
• Severe rent burden: 2714.0

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 0.66)
• Race & ethnicity: White 49% Black 29% Hispanic / Latino 10% Two or more races 8% Asian 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Romanian 2% Italian 2%
• Foreign-born: 9% · Canada
• Languages at home: 89% English-only · Spanish 6% Tagalog/Filipino 2% French/Haitian/Cajun 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: ▼ -241.43%
• Current HPI: 285.5792
• Rent YoY: ▲ 7.78%
• 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

+272.0% since first listed

14 events — show timeline

• 2026-05-21 Pending — REINMLS
• 2026-05-11 Listed $260,000 REINMLS
• 2022-04-12 Sold (Public Records) $205,000 Public Records
• 2022-04-05 Pending — REINMLS
• 2022-04-04 Contingent — REINMLS
• 2022-04-01 Relisted — REINMLS
• 2022-03-12 Contingent — REINMLS
• 2022-03-09 Listed $206,900 REINMLS
• 2020-03-25 Sold (Public Records) $157,000 Public Records
• 2020-03-13 Pending — REINMLS
• 2020-02-26 Contingent — REINMLS
• 2020-02-14 Listed $159,900 REINMLS
• 2014-06-27 Price Changed $87,700 REINMLS
• 2001-09-12 Sold (Public Records) $69,900 Public Records

Property tax history

+4.1%/yr

Latest (2025): $2,412 · +6.1% YoY. Source: county tax records.