5201 Nuthall Dr #103 · Virginia Beach, VA 23455

$239,500

2 bd · 2.0 ba · 1,367 sqft · Condo public records · 35 Days on market

Built 2011 $330/mo HOA · 16% 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 +8.6/30.0
• ARV discount +7.5/15.0
• Schools +6.4/10.0
• Livability +4.2/5.0
• Rent growth +4.0/5.0
• 1% rule +3.8/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

FIRST FLOOR condo!. Generous sized 1,340sqft open-concept living w/ 9' ceilings. Large kitchen w/ abundant storage & counter space, 42" cabinets, bar seating. Separate laundry room, large storage closet at front entry. Spacious Closets in both bedrooms & linen closets in both bathrooms. Parking space #1659. Furniture can be purchased on separate bill of sale. Amenities: clubhouse, pool, sewer, trash pickup, AND Water!! Pet restrictions: 1 cat or dog under 30lbs. Central location; less than 15min to Little Creek Amphib Base, Chicks Beach, & Towne Center; less than 20min to NOB & Waterside in Downtown Norfolk. Welcome Home!

Key facts

• Open concept living
• Large storage closet
• Spacious closets

Tags

• OPEN CONCEPT LIVING
• LARGE KITCHEN
• ABUNDANT STORAGE
• SEPARATE LAUNDRY ROOM
• LARGE STORAGE CLOSET
• SPACIOUS CLOSETS

Property features AI

Finance

• HOA & community: HOA with monthly condo fee of $310; POA fee $20 monthly; Association provides clubhouse, pool, ground maintenance, sewer, trash pickup, and water; Association management: UPA 757-502-4814

Exterior

• Parking: Assigned/reserved parking (1 space)
• Utilities: City/County water; City/County sewer; Electric water heater; Electric power
• Home design: Attached condo; Transitional style; One story (one living level); Condo ownership; Condo located on level 1; Slab foundation
• Construction: Composite roof; Brick and vinyl exterior; Slab foundation
• Exterior features: Brick and vinyl siding; Composite roof; Pool (community); Clubhouse (community); Ground maintenance (community); Trash pickup (community); Water and sewer (community)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric range; Refrigerator; Pantry
• Bedrooms: Master bedroom (first floor) with ensuite
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air
• Interior features: Ceiling fan; Bar
• Laundry & utility: Washer; Dryer; Utility room; Utility closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $240k.

Deal economics

• At list price, monthly cash flow is $-206 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $203k (15.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (11.9% below list).
• Recommended offer: $203k (15.2% below list) — sets the bar for cash-flow.
• Cap rate 5.3% 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: Newtown Elementary (math 47% / reading 52%, grade D, #742 of 1,108 statewide, top 70%, 443 students, 98% FRL); Bayside High (math 63% / reading 75%, grade B, #170 of 319 statewide, top 55%, 1,983 students, 65% FRL) — zoned schools average 81% FRL vs 28% district-wide (53 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 59% at this address vs 74% district-wide (-14 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 (+5.9%/yr); 204 active listings in the ZIP; 40 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).

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.
• 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 35 days — a 3% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

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 $203,196 (15.2% 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. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.88% ✗
• Cap rate: 5.26%
• Cash-on-cash: -3.68%
• DSCR: 0.84
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.93% rent growth · sell at horizon

5-year hold

• IRR: -18.7%
• Equity multiple: 0.32×
• Total profit: $-45,327
• Equity at exit: $35,710

10-year hold

• IRR: -5.6%
• Equity multiple: 0.59×
• Total profit: $-27,734
• Equity at exit: $20,708

Cash invested: $67,060 (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 23455

• Rents YoY: 5.9%
• Active inventory: 204
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,111 high
• Mortgage (P&I): −$1,256
• Tax from tax record: −$187 /mo · $2,249/yr
• Insurance: −$100
• HOA: −$330
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $-206

Break-even live

Break-even rent $2,371

Max offer price $203,196

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: $59,875
• Closing costs: $7,185
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5212 Nuthall Dr #103 Virginia Beach, VA	2.0	2.0	1367	$1,895	$1.39	15d	1	0.08mi
5300 Warminster Dr #205 Virginia Beach, VA	2.0	2.0	1366	$1,750	$1.28	2d	1	0.12mi
5300 Warminster Dr #205 Virginia Beach, VA	2.0	2.0	1366	$1,795	$1.31	12d	1	0.12mi
924 Southmoor Dr #204 Virginia Beach, VA	2.0	2.0	1367	$1,950	$1.43	21d	1	0.14mi
920 Southmoor Dr #305 Virginia Beach, VA	2.0	2.0	1367	$1,900	$1.39	17d	1	0.16mi
5317 Warminster Dr #303 Virginia Beach, VA	2.0	2.0	1350	$1,997	$1.48	21d	1	0.18mi
912 Southmoor Dr #204 Virginia Beach, VA	2.0	2.0	1367	$1,810	$1.32	12d	1	0.19mi
1028 Grace Hill Dr Virginia Beach, VA	3.0	2.5	1809	$2,895	$1.60	24d	1	0.21mi
1188 Grace Hill Dr Virginia Beach, VA	3.0	2.5	1805	$2,600	$1.44	4d	1	0.25mi
1001 Grace Hill Dr Virginia Beach, VA	3.0	2.5	1778	$2,350	$1.32	4d	1	0.25mi
5328 Tamworth Pl Virginia Beach, VA	3.0	2.5	1857	$2,400	$1.29	24d	1	0.29mi
5325 Brinsley Ln Virginia Beach, VA	3.0	2.5	1619	$2,500	$1.54	12d	1	0.34mi
5332 Bramcote Pl Unit 1 Virginia Beach, VA	3.0	2.5	1857	$2,695	$1.45	24d	1	0.43mi
5414 Catina Arch Virginia Beach, VA	1.0–4.0	1.0–1.5	866	$1,717	$1.98	3d	10	0.44mi
700 Wolftrap Ln Virginia Beach, VA	2.0	2.5	1360	$1,795	$1.32	16d	1	0.60mi
700 Wolftrap Ln Virginia Beach, VA	2.0	2.5	1360	$1,795	$1.32	24d	1	0.60mi
700 Wolftrap Ln Virginia Beach, VA	2.0	3.0	1360	$1,795	$1.32	12d	1	0.60mi
944 Gas Light Ln Unit 1 Virginia Beach, VA	3.0	2.5	1690	$2,300	$1.36	16d	1	0.69mi
944 Gas Light Ln Virginia Beach, VA	3.0	2.5	1690	$2,300	$1.36	17d	1	0.69mi
5517 Lynbrook Lndg Virginia Beach, VA	3.0	2.5	1360	$2,335	$1.72	24d	1	0.69mi
849 Gas Light Ln Virginia Beach, VA	2.0	2.0	1250	$1,900	$1.52	17d	1	0.73mi
4930 Cypress Point Cir #103 Virginia Beach, VA	2.0	2.5	1566	$2,400	$1.53	4d	1	0.80mi
5421 Sweetwater Ct Virginia Beach, VA	3.0	2.5	1704	$2,500	$1.47	2d	1	0.83mi
5403 Scholarship Dr Virginia Beach, VA	3.0	2.5	1480	$2,100	$1.42	24d	1	0.90mi
5416 Safe Harbour Way Virginia Beach, VA	3.0	2.5	1686	$2,500	$1.48	2d	1	0.94mi
5509 Bulls Bay Dr Unit 1 Virginia Beach, VA	3.0	2.0	1694	$2,599	$1.53	4d	1	0.94mi
5509 Bulls Bay Dr Virginia Beach, VA	3.0	2.5	1694	$2,599	$1.53	12d	1	0.94mi
5500 Goose Pond Ln Virginia Beach, VA	2.0	2.0	1383	$2,450	$1.77	3d	1	0.97mi
5500 Baccalaureate Dr Virginia Beach, VA	3.0	2.5	1400	$1,995	$1.43	15d	1	0.99mi
913 Ewell Rd Virginia Beach, VA	3.0	2.5	1458	$2,000	$1.37	4d	1	1.01mi
724 Hezekiah Little Dr Virginia Beach, VA	3.0	2.5	1748	$2,900	$1.66	2d	1	1.04mi
969 Turtle Pond Ln Virginia Beach, VA	2.0	2.5	1383	$2,150	$1.55	24d	1	1.07mi
5433 Campus Dr Virginia Beach, VA	2.0	2.0	1000	$1,700	$1.70	3d	1	1.08mi
813 S Grosvenor Ct Virginia Beach, VA	3.0	2.5	1476	$2,300	$1.56	4d	1	1.09mi
4606 Merrimac Ln Virginia Beach, VA	2.0	2.5	1240	$2,150	$1.73	24d	1	1.09mi
4608 Albert Ct Unit 201 Virginia Beach, VA	2.0	1.0	875	$1,250	$1.43	24d	1	1.11mi
616 Aubrey Dr Virginia Beach, VA	3.0	1.5	1266	$1,995	$1.58	24d	1	1.16mi
814 Gable Way Virginia Beach, VA	3.0	2.5	1452	$2,200	$1.52	24d	1	1.17mi
5545 Old Guard Cres Virginia Beach, VA	3.0	2.5	1581	$2,350	$1.49	21d	1	1.17mi
825 Crossing Ct Virginia Beach, VA	1.0–3.0	1.0–2.0	937	$2,114	$2.25	24d	1	1.19mi

HOA detail condo

• Monthly dues: $330 · $3,960/yr
• Likely covers: watersewertrashpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-06-07
   statusdays on market $239,500 Under Contract 35 DOM
2. 2026-06-03
   days on market $239,500 Active Under Contract 34 DOM
3. 2026-06-02
   days on market $239,500 Active Under Contract 33 DOM
4. 2026-06-01
   days on market $239,500 Active Under Contract 32 DOM
5. 2026-05-31
   days on market $239,500 Active Under Contract 31 DOM
6. 2026-05-17
   historical Active Under Contract
7. 2026-05-14
   price $239,500
8. 2026-05-07
   status Active
9. 2026-05-05
   historical Active Under Contract
10. 2026-04-30
    listed $240,000 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: $2,249 · $187/mo
• Projected year-2 tax: $2,249 · $187/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: $25,332
• − Mortgage interest: −$13,416
• − Property taxes: −$2,249
• − Insurance: −$1,198
• − Repairs & maintenance: −$2,027
• − Management: −$2,027
• − HOA: −$3,960
• − Depreciation: −$6,967
• Taxable loss: −$6,511
• Est. tax savings @ 24.0%: +$1,563
• After-tax cash flow: $-904/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): 49,977
• Household income: $94,069
• Rent vs Own: 38.4% rent · 61.6% own
• Severe rent burden: 1820.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Black 14% Two or more races 7% Hispanic / Latino 7% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Romanian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 90% English-only · Spanish 3% Tagalog/Filipino 2% Other Indo-European 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: ▼ -347.34%
• Current HPI: 296.3753
• Rent YoY: ▲ 5.93%
• 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

-0.2% since first listed

5 events — show timeline

• 2026-05-17 Contingent — REINMLS
• 2026-05-14 Price Changed $239,500 REINMLS
• 2026-05-07 Relisted — REINMLS
• 2026-05-05 Contingent — REINMLS
• 2026-04-30 Listed $240,000 REINMLS

Property tax history

+3.6%/yr

Latest (2025): $2,249 · +5.4% YoY. Source: county tax records.