1314 20th St · Chesapeake, VA 23324

$210,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 39 Days on market

Built 1920 Est $228k · 8% under

---

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 +13.9/30.0
• ARV discount +11.1/15.0
• Schools +5.8/10.0
• DSCR +4.2/10.0
• Livability +3.5/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Well kept & maintained three bedroom ranch with central air, spacious kitchen, living room and dining room. Covered front porch and patio in the rear. Fenced yard. New carpet and flooring, HVAC updated in 2022. Property is ready for new owner occupant or landlord looking to increase their rental portfolio.

Key facts

• Built 1920
• Listed 38 days

Property features AI

Finance

• Other: Neighborhood: JOHNSTOWN ESTATES
• HOA & community: No HOA fees

Exterior

• Parking: Street parking
• Utilities: City/County water; City/County sewer; Electric water heater; Electric power
• Home design: Detached single-family home; Ranch style; One story; Crawl foundation
• Construction: Wood siding; Asphalt shingle roof
• Exterior features: Patio; Partial chain link fence

Interior

• Kitchen: Electric range; Dishwasher
• Bedrooms: Bedroom and full bathroom on first floor
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump; Central air
• Interior features: Ceiling fan; Cedar closet; Pull-down attic stairs
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $24 ($289/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 $170k (18.8% below list).
• Recommended offer: $170k (18.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Rena B. Wright Primary (271 students, 96% FRL); Oscar F. Smith High (math 63% / reading 75%, grade B, #170 of 319 statewide, top 55%, 2,291 students, 70% FRL) — zoned schools average 83% FRL vs 28% district-wide (55 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 118 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 597 units permitted in Chesapeake city in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($57k/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 $1k of loan paydown is wiped out by about $6k 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

• It's been on market 39 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 10y 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 $95k; list at $210k implies a 121% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• 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 $170,478 (18.8% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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: 0.81% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.49%
• DSCR: 1.02
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $228,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
914 Decatur St	0.10mi	2/1.0 (-1)	900 (-6%)	3mo	$201,500	$224	78
1329 Porter St	0.59mi	2/1.0 (-1)	967 (+1%)	1mo	$230,000	$238	65
1535 Vine St	0.65mi	3/1.5	992 (+3%)	3mo	$245,000	$247	60
1012 Nelson St	0.39mi	3/1.5	1,075 (+12%)	1mo	$260,000	$242	59
1319 Decatur St	0.47mi	3/1.0	1,056 (+10%)	4mo	$230,000	$218	58
937 Stewart St	0.16mi	3/2.0	1,104 (+15%)	8mo	$290,000	$263	57
1119 Decatur St	0.26mi	2/1.0 (-1)	818 (-15%)	2mo	$164,000	$200	56
708 Lancaster St	0.68mi	3/1.0	1,000 (+4%)	7mo	$62,000	$62	55
1236 Old Atlantic Ave	0.62mi	2/1.5 (-1)	984 (+2%)	6mo	$173,298	$176	55
1302 Park Ave	0.54mi	2/1.0 (-1)	875 (-9%)	4mo	$235,000	$269	52
1415 Hibie St	0.68mi	3/1.5	1,056 (+10%)	1mo	$247,000	$234	49
1317 Old Atlantic Ave	0.68mi	3/2.0	1,085 (+13%)	6mo	$298,500	$275	37

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.45×
• Total profit: $-32,547
• Equity at exit: $31,312

10-year hold

• IRR: -7.1%
• Equity multiple: 0.55×
• Total profit: $-26,581
• Equity at exit: $18,157

Cash invested: $58,800 (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 23324

• Home prices YoY: -17.3%
• Active inventory: 118
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,705 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$134 /mo · $1,607/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $24

Break-even live

Break-even rent $1,674

Max offer price $210,000

Occupancy floor 94%

Sensitivity live

Price	-10% $143	-5% $84	+0% $24	+5% $-35	+10% $-95
Rent	-10% $-111	-5% $-43	+0% $24	+5% $91	+10% $159
Rate	-1.0pp $130	-0.5pp $78	base $24	+0.5pp $-30	+1.0pp $-86

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
903 Sherman Ln Norfolk, VA	3.0	1.0	1031	$1,850	$1.79	44d	1	0.42mi
1321 Chesapeake Ave Unit B Chesapeake, VA	3.0	1.0	1000	$1,695	$1.70	24d	1	0.48mi
900 Partridge Ave Chesapeake, VA	3.0	1.5	1000	$1,900	$1.90	5d	1	0.49mi
1201 Transylvania Ave Chesapeake, VA	2.0	1.0	750	$1,350	$1.80	24d	1	0.52mi
1009 Middlesex St Norfolk, VA	2.0	2.0	844	$1,189	$1.41	24d	3	0.53mi
909 E Liberty St Norfolk, VA	3.0	1.0	1030	$1,495	$1.45	44d	1	0.53mi
1333 Perry St Chesapeake, VA	2.0	1.0	1048	$1,525	$1.46	24d	1	0.57mi
1333 Perry St Chesapeake, VA	2.0	1.0	1048	$1,495	$1.43	15d	1	0.58mi
1415 Commerce Ave Apt 1 Chesapeake, VA	2.0	1.0	800	$1,450	$1.81	8d	1	0.61mi
1535 Vine St Norfolk, VA	3.0	1.5	992	$2,100	$2.12	44d	1	0.64mi
1510 Wilson Rd Unit 1 Norfolk, VA	3.0	1.0	1100	$1,325	$1.20	24d	1	0.73mi
1510 Wilson Rd #5 Norfolk, VA	2.0	1.0	900	$1,200	$1.33	24d	1	0.73mi
1510 Wilson Rd Norfolk, VA	3.0	1.0	815	$1,375	$1.69	44d	1	0.73mi
711 Grayson St Unit 712-04 Norfolk, VA	2.0	1.0	860	$1,200	$1.40	13d	1	0.80mi
1712 Bainbridge Blvd Unit 4 Chesapeake, VA	2.0	1.0	750	$1,300	$1.73	24d	1	0.85mi
1100 Wilson Rd Norfolk, VA	3.0	1.0	900	$1,550	$1.72	5d	1	0.93mi
1100 Wilson Rd Unit 7 Norfolk, VA	3.0	1.5	900	$1,550	$1.72	8d	1	0.93mi
701 S Main St Norfolk, VA	3.0	2.0	1076	$1,349	$1.25	2d	2	0.99mi
2129 Chesapeake Dr Unit C3 Chesapeake, VA	2.0	1.0	800	$1,175	$1.47	24d	1	1.10mi
405 Clifton St Unit A Norfolk, VA	2.0	2.0	787	$1,245	$1.58	18d	1	1.19mi
405 Clifton St Unit A Norfolk, VA	2.0	1.0	700	$1,245	$1.78	24d	1	1.19mi
548 Madison St Unit 542-21-C Portsmouth, VA	2.0	1.0	900	$1,349	$1.50	24d	1	1.43mi
548 Madison St Portsmouth, VA	2.0	1.0	900	$1,349	$1.50	17d	3	1.43mi

Listing history 42 events

1. 2026-06-21
   days on market $210,000 Active 39 DOM
2. 2026-06-18
   days on market $210,000 Active 36 DOM
3. 2026-06-17
   days on market $210,000 Active 35 DOM
4. 2026-06-16
   days on market $210,000 Active 34 DOM
5. 2026-06-15
   days on market $210,000 Active 33 DOM
6. 2026-06-13
   days on market $210,000 Active 31 DOM
7. 2026-06-09
   days on market $210,000 Active 27 DOM
8. 2026-06-08
   days on market $210,000 Active 26 DOM
9. 2026-06-07
   days on market $210,000 Active 25 DOM
10. 2026-06-03
    days on market $210,000 Active 21 DOM
11. 2026-06-02
    days on market $210,000 Active 20 DOM
12. 2026-06-01
    days on market $210,000 Active 19 DOM
13. 2026-05-31
    days on market $210,000 Active 18 DOM
14. 2026-05-14
    listed $210,000 Active
15. 2026-05-09
    listed $210,000
16. 2026-02-21
    historical $1,750
17. 2025-11-25
    listed $1,750
18. 2025-10-17
    historical $1,750
19. 2025-06-19
    listed $1,750
20. 2025-06-12
    historical $1,750
21. 2024-12-20
    listed $1,750
22. 2024-03-14
    historical $1,650
23. 2023-10-02
    price $1,650
24. 2023-09-28
    listed $1,500
25. 2021-06-21
    soldstatus $95,000
26. 2021-06-02
    status Under Contract
27. 2021-05-24
    price $100,000
28. 2021-05-06
    status Active
29. 2021-03-15
    status Under Contract
30. 2021-03-03
    historical Active Under Contract
31. 2021-02-22
    listed $132,750 Active
32. 2019-09-03
    historical
33. 2019-04-03
    listed $100,000 Active
34. 2018-11-27
    historical
35. 2018-07-25
    listed $95,000 Active
36. 2018-06-30
    historical
37. 2018-03-19
    price $95,000
38. 2017-12-19
    listed $100,000 Active
39. 2016-05-04
    historical
40. 2016-04-06
    listed $124,900 Active
41. 2007-04-04
    soldstatus $149,000
42. 2006-01-17
    soldstatus $108,000

ⓘ 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: $1,607 · $134/mo
• Projected year-2 tax: $1,722 · $144/mo
• Expected delta: +$115/yr (+$10/mo · 7.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°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 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,457
• − Mortgage interest: −$11,763
• − Property taxes: −$1,607
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,637
• − Management: −$1,637
• − Depreciation: −$6,109
• Taxable loss: −$3,345
• Est. tax savings @ 24.0%: +$803
• After-tax cash flow: $1,092/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): 24,670
• Household income: $57,045
• Rent vs Own: 47.4% rent · 52.6% own
• Severe rent burden: 1301.0

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 0.59)
• Race & ethnicity: Black 58% White 27% Two or more races 9% Hispanic / Latino 9% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4%
• Common ancestry: Slovak 2% Italian 2% Romanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 6% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -66.73%
• Current HPI: 319.2653
• Rent YoY: —
• 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

+94.4% since first listed

29 events — show timeline

• 2026-05-14 Listed $210,000 REINMLS
• 2026-05-09 Listed $210,000 REINMLS
• 2026-02-21 Rental Removed $1,750 APPFOLIO
• 2025-11-25 Listed for Rent $1,750 APPFOLIO
• 2025-10-17 Rental Removed $1,750 APPFOLIO
• 2025-06-19 Listed for Rent $1,750 APPFOLIO
• 2025-06-12 Rental Removed $1,750 APPFOLIO
• 2024-12-20 Listed for Rent $1,750 APPFOLIO
• 2024-03-14 Rental Removed $1,650 APPFOLIO
• 2023-10-02 Price Changed $1,650 APPFOLIO
• 2023-09-28 Listed for Rent $1,500 APPFOLIO
• 2021-06-21 Sold (Public Records) $95,000 Public Records
• 2021-06-02 Pending — REINMLS
• 2021-05-24 Price Changed $100,000 REINMLS
• 2021-05-06 Relisted — REINMLS
• 2021-03-15 Pending — REINMLS
• 2021-03-03 Contingent — REINMLS
• 2021-02-22 Listed $132,750 REINMLS
• 2019-09-03 Listing Removed — REINMLS
• 2019-04-03 Listed $100,000 REINMLS
• 2018-11-27 Listing Removed — REINMLS
• 2018-07-25 Listed $95,000 REINMLS
• 2018-06-30 Listing Removed — REINMLS
• 2018-03-19 Price Changed $95,000 REINMLS
• 2017-12-19 Listed $100,000 REINMLS
• 2016-05-04 Listing Removed — REINMLS
• 2016-04-06 Listed $124,900 REINMLS
• 2007-04-04 Sold (Public Records) $149,000 Public Records
• 2006-01-17 Sold (Public Records) $108,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,607 · +2.8% YoY. Source: county tax records.