3701 Arthur Ave · Virginia Beach, VA 23452

$285,000

3 bd · 1.5 ba · 1,404 sqft · Townhouse public records · 4 Days on market

Built 1973 Est $285k · at est.

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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 +11.9/30.0
• ARV discount +7.5/15.0
• Schools +6.4/10.0
• Livability +4.2/5.0
• Rent growth +3.7/5.0
• DSCR +3.5/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this beautifully updated 3 bedroom end unit townhouse. The spacious kitchen is a true showstopper, featuring soft-close cabinetry, sleek stainless-steel appliances, elegant granite countertops, and a stylish tile backsplash great for everyday living and entertaining alike. Both bathrooms was completely remodeled in 2021 with modern fixtures, updated vanities, and granite countertops, creating a fresh feel throughout. The home showcases durable luxury vinyl plank flooring on the main level, complemented by plush carpeting upstairs. Step outside to your private, fenced backyard an ideal space for relaxing, gardening, or hosting friends and family. Conveniently located with eas

Key facts

• Updated townhouse
• Spacious kitchen
• Soft-close cabinetry

Tags

• UPDATED TOWNHOUSE
• SPACIOUS KITCHEN
• SOFT-CLOSE CABINETRY
• STAINLESS-STEEL APPLIANCES
• GRANITE COUNTERTOPS
• TILE BACKSPLASH

Property features AI

Finance

• Other: City view
• HOA & community: No HOA or condo fees

Exterior

• Parking: 2 parking spaces; Driveway spaces; Street parking
• Utilities: City/County water; City/County sewer; Electric water heater; Electric power
• Home design: Attached townhouse; 2 stories; Simple ownership
• Construction: Brick and vinyl siding; Composite roof; Slab foundation; Built as attached construction
• Exterior features: Corner lot; Patio; Back privacy fence; Storage shed

Interior

• Kitchen: Electric range; Dishwasher; Disposal; Refrigerator; Breakfast area
• Bedrooms: Master bedroom; Additional bedroom; No bedroom and full bathroom on first floor
• Flooring: Carpet; Ceramic; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Ceiling fan; Scuttle access
• Laundry & utility: Washer hookup; Dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $285k.

Deal economics

• At list price, monthly cash flow is $-74 ($-886/yr) — negative.
• To cash-flow at today's rent, offer at most $272k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (22.5% below list).
• Recommended offer: $221k (22.5% 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: Windsor Oaks Elementary (math 62% / reading 77%, grade A-, #313 of 1,108 statewide, top 32%, 509 students, 75% FRL); Plaza Middle (math 76% / reading 84%, grade A+, #24 of 342 statewide, top 8%, 1,036 students, 46% FRL); Green Run High (math 64% / reading 69%, grade B, #195 of 319 statewide, top 62%, 1,517 students, 69% FRL) — zoned schools average 63% FRL vs 28% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.9%/yr); 232 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).
• This rent runs 34% of the median local income ($79k/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 $9k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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 $126k; list at $285k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% 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 $220,810 (22.5% 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. Built in 1973 — 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: 5.98%
• Cash-on-cash: -1.11%
• DSCR: 0.95
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $285,012
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3650 Arthur Ave	0.06mi	3/1.5	1,404 (0%)	1mo	$285,000	$203	97
724 Lincoln Ave	0.27mi	3/1.5	1,367 (-3%)	2mo	$315,000	$230	82
732 Garfield Ave	0.33mi	3/1.5	1,367 (-3%)	1mo	$304,000	$222	79
725 Garfield Ave	0.30mi	2/2.5 (-1)	1,404 (0%)	1mo	$295,000	$210	76
718 Woodbox Dr	0.34mi	2/2.5 (-1)	1,391 (-1%)	1mo	$275,000	$198	73
3853 Chimney Creek Dr	0.36mi	3/2.5	1,527 (+9%)	1mo	$290,000	$190	64
3817 Chimney Creek Dr	0.40mi	3/2.5	1,527 (+9%)	1mo	$285,000	$187	62
3321 Boynton Ct	0.66mi	3/2.5	1,368 (-3%)	2mo	$295,000	$216	60
3612 Essex Pond Quay	0.42mi	3/2.5	1,568 (+12%)	1mo	$280,000	$179	56
3361 Lakecrest Rd	0.72mi	3/2.5	1,360 (-3%)	1mo	$275,000	$202	56
3608 Essex Pond Quay	0.42mi	3/2.5	1,568 (+12%)	2mo	$287,900	$184	56
3525 Woodburne Dr	0.72mi	2/1.5 (-1)	1,280 (-9%)	1mo	$283,300	$221	46

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 · 4.92% rent growth · sell at horizon

5-year hold

• IRR: -16.2%
• Equity multiple: 0.42×
• Total profit: $-46,597
• Equity at exit: $42,494

10-year hold

• IRR: -5.0%
• Equity multiple: 0.65×
• Total profit: $-28,321
• Equity at exit: $24,642

Cash invested: $79,800 (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 23452

• Rents YoY: 4.9%
• Active inventory: 232
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,208 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$205 /mo · $2,459/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $-74

Break-even live

Break-even rent $2,302

Max offer price $271,957

Occupancy floor 98%

Sensitivity live

Price	-10% $87	-5% $7	+0% $-74	+5% $-155	+10% $-235
Rent	-10% $-248	-5% $-161	+0% $-74	+5% $13	+10% $101
Rate	-1.0pp $70	-0.5pp $-1	base $-74	+0.5pp $-148	+1.0pp $-223

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
701 Arthur Ave Virginia Beach, VA	4.0	1.5	1404	$2,500	$1.78	19d	1	0.08mi
726 Hayes Ave Virginia Beach, VA	2.0	1.5	1008	$1,700	$1.69	25d	1	0.13mi
717 Grant Ave Virginia Beach, VA	3.0	2.5	1248	$2,160	$1.73	25d	1	0.15mi
3564 Faraday Ln Virginia Beach, VA	4.0	2.5	1700	$2,600	$1.53	25d	1	0.26mi
3841 Forrester Ln Virginia Beach, VA	3.0	2.0	1522	$2,300	$1.51	25d	1	0.29mi
640 Counselor Sq Virginia Beach, VA	3.0	1.5	1320	$2,000	$1.52	16d	1	0.42mi
629 Counselor Sq Virginia Beach, VA	3.0	1.5	1326	$1,995	$1.50	25d	1	0.47mi
3416 Hollygreen Dr Virginia Beach, VA	2.0	1.0	960	$1,754	$1.83	25d	5	0.50mi
724 Harbor Springs Trl Virginia Beach, VA	2.0	2.0	1200	$1,795	$1.50	14d	1	0.51mi
3700 Snowdrift Cir Virginia Beach, VA	1.0–3.0	1.0–2.0	887	$2,599	$2.93	25d	1	0.55mi
621 Chancery Sq Virginia Beach, VA	3.0	1.0	1320	$1,970	$1.49	19d	1	0.56mi
713 Willow Lake Cir Virginia Beach, VA	1.0–2.0	1.0–2.0	1041	$2,475	$2.38	25d	1	0.58mi
3923 Lake Front Cir Virginia Beach, VA	1.0–2.0	1.0	918	$1,845	$2.01	12d	1	0.69mi
3745 Edenberry Ct Virginia Beach, VA	2.0	2.0	1044	$1,899	$1.82	6d	1	0.71mi
4016 Richard Lee Ct Virginia Beach, VA	3.0	1.5	1470	$2,100	$1.43	4d	1	0.74mi
3816 Banyan Grove Ln Virginia Beach, VA	1.0–3.0	1.0–2.0	945	$2,630	$2.78	3d	15	0.75mi
3632 Silina Dr Virginia Beach, VA	4.0	2.5	1666	$2,495	$1.50	9d	1	0.77mi
846 Crashaw St Virginia Beach, VA	2.0	2.0	1346	$1,895	$1.41	16d	1	0.77mi
3955 Marina Lake Rd Virginia Beach, VA	1.0–2.0	1.0–2.0	870	$1,960	$2.25	12d	1	0.84mi
3424 Rainey Rd Virginia Beach, VA	3.0	1.0	1002	$1,995	$1.99	9d	1	0.88mi
833 Tamarack Ct Virginia Beach, VA	3.0	2.0	1650	$2,100	$1.27	18d	1	0.96mi
3444 Terrazzo Trl Virginia Beach, VA	3.0	2.0	1217	$1,650	$1.36	6d	1	0.98mi
4217 S Plaza Trl Virginia Beach, VA	1.0–2.0	1.0–2.0	1450	$2,325	$1.60	12d	1	1.09mi
412 Lineberry Rd Virginia Beach, VA	4.0	2.5	1014	$2,600	$2.56	23d	1	1.10mi
408 Lineberry Rd Virginia Beach, VA	4.0	2.0	1561	$2,700	$1.73	25d	1	1.11mi
3560 Windmill Dr Virginia Beach, VA	3.0	1.5	1080	$2,100	$1.94	25d	1	1.12mi
220 S Rosemont Rd Virginia Beach, VA	4.0	2.0	1350	$2,650	$1.96	25d	1	1.14mi
3504 Shawn Ct Virginia Beach, VA	4.0	2.5	1669	$2,650	$1.59	25d	1	1.19mi
807 Foxmoore Ct Virginia Beach, VA	2.0	2.5	1125	$2,000	$1.78	4d	1	1.20mi
643 Orangewood Dr Virginia Beach, VA	3.0	2.0	1571	$2,495	$1.59	25d	1	1.21mi
212 Paladin Dr Virginia Beach, VA	3.0	2.0	1456	$2,800	$1.92	25d	1	1.21mi
3638 Windmill Dr Virginia Beach, VA	2.0	1.0	934	$1,695	$1.81	12d	1	1.22mi
4133 Shoreline Cir Virginia Beach, VA	1.0–2.0	1.0–2.0	964	$2,000	$2.07	12d	1	1.26mi
3500 Green Garden Cir Virginia Beach, VA	2.0	1.0	980	$1,685	$1.72	25d	1	1.36mi
1012 Grassland Ct Virginia Beach, VA	3.0	2.0	1021	$2,050	$2.01	25d	1	1.36mi
224 Thalia Trace Dr Virginia Beach, VA	3.0	1.5	1248	$1,800	$1.44	3d	1	1.37mi
1409 Northface Ct Virginia Beach, VA	2.0	1.5	1178	$1,750	$1.49	9d	1	1.39mi
3517 Plum Cres Virginia Beach, VA	3.0	2.0	1450	$2,200	$1.52	14d	1	1.39mi
278 Thalia Trace Dr Virginia Beach, VA	3.0	1.5	1178	$1,900	$1.61	19d	1	1.40mi
344 Dillon Dr Virginia Beach, VA	3.0	1.5	1042	$2,400	$2.30	25d	1	1.41mi

Listing history 3 events

1. 2026-06-21
   days on market $285,000 Active 4 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $285,000 Active 1 DOM

ⓘ 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: $2,459 · $205/mo
• Projected year-2 tax: $2,459 · $205/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 98% 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: $26,497
• − Mortgage interest: −$15,964
• − Property taxes: −$2,459
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,120
• − Management: −$2,120
• − Depreciation: −$8,291
• Taxable loss: −$5,882
• Est. tax savings @ 24.0%: +$1,412
• After-tax cash flow: $526/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): 58,455
• Household income: $79,085
• Rent vs Own: 37.3% rent · 62.7% own
• Severe rent burden: 2293.0

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 0.59)
• Race & ethnicity: White 60% Black 20% Two or more races 10% Hispanic / Latino 9% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 2% Italian 2% Lithuanian 2%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 88% 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: ▼ -363.80%
• Current HPI: 328.5435
• Rent YoY: ▲ 4.92%
• 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

+185.0% since first listed

8 events — show timeline

• 2026-06-17 Listed $285,000 REINMLS
• 2021-04-14 Pending — REINMLS
• 2021-03-29 Price Changed $207,000 REINMLS
• 2021-03-29 Contingent — REINMLS
• 2021-03-25 Listed $192,000 REINMLS
• 2021-02-05 Sold (Public Records) $125,500 Public Records
• 2021-01-27 Pending — REINMLS
• 2021-01-25 Listed $100,000 REINMLS

Property tax history

+13.0%/yr

Latest (2025): $2,459 · +0.2% YoY. Source: county tax records.