307 Gambrill Ct · Virginia Beach, VA 23462

$279,900

3 bd · 2.0 ba · 1,239 sqft · Townhouse public records · 4 Days on market

Built 1983 Est $286k · at est. $27/mo HOA · 1% 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 +11.7/30.0
• ARV discount +8.5/15.0
• Schools +6.4/10.0
• Livability +4.2/5.0
• Rent growth +3.9/5.0
• DSCR +3.5/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully maintained end-unit townhome tucked away on a quiet cul-de-sac in the sought-after Kempsville Lake community! Price well below value!!! Featuring soaring vaulted ceilings, this home offers a bright, open layout perfect for everyday living and entertaining. The wood-burning fireplace adds charm, while the kitchen flows seamlessly into the dining and living areas with a convenient bar and pantry. The spacious primary suite includes a full bath and a large walk-in closet. Enjoy added storage with multiple closets and a utility room with washer/dryer. Step outside to a private, fenced backyard with patio and shed—ideal for relaxing or hosting. Double driveway p

Key facts

• Quiet cul-de-sac
• End-unit townhome
• Patio and shed

Tags

• END-UNIT TOWNHOME
• QUIET CUL-DE-SAC
• KEMPSVILLE LAKE COMMUNITY
• WOOD-BURNING FIREPLACE
• PRIVATE FENCED BACKYARD
• PATIO AND SHED

Property features AI

Finance

• HOA & community: Community amenities include clubhouse, playgrounds, pool, and tennis courts; HOA fee $27 per month (monthly frequency); Kempsville Lake Community Association

Exterior

• Parking: Multiple off-street spaces; Driveway spaces; Street parking
• Utilities: City/County water; City/County sewer; Electric water heater; Electric power
• Home design: Attached townhouse; Single-story (1 living level); Simple ownership
• Construction: Vinyl siding; Asphalt shingle roof; Slab foundation; Built with typical townhouse construction
• Exterior features: Located on a cul-de-sac; Back privacy wood fence; Storage shed

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Garbage disposal; Refrigerator; Pantry
• Bedrooms: Main-level master bedroom (first floor); One bedroom with ensuite
• Flooring: Carpet; Ceramic; Laminate
• Bathrooms: Two full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fan; Wood-burning fireplace; Walk-in closet
• Laundry & utility: Washer hookup; Dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $280k.

Deal economics

• At list price, monthly cash flow is $-79 ($-952/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (22.0% below list).
• Recommended offer: $218k (22.0% 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; 26 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 38% 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 $167k; list at $280k implies a 68% gain — meaningful room to come down on a strong offer.

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 $218,267 (22.0% 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: 0.78% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.22%
• DSCR: 0.95
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $286,209
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
307 Gambrill Ct	0.00mi	3/2.0	1,239 (0%)	1mo	$290,000	$234	99
4801 Bayshire Ct	0.16mi	3/2.0	1,239 (0%)	6mo	$300,000	$242	88
5030 Kemps Lake Dr	0.19mi	3/2.5	1,288 (+4%)	3mo	$325,160	$252	80
4810 Tunlaw Ct	0.20mi	2/2.5 (-1)	1,330 (+7%)	4mo	$307,500	$231	68
4606 Stonebridge Ln	0.21mi	3/2.5	1,386 (+12%)	2mo	$320,000	$231	67
4987 Kemps Lake Dr	0.23mi	3/2.5	1,399 (+13%)	4mo	$315,000	$225	63
4884 Woods Edge Rd	0.27mi	2/2.5 (-1)	1,350 (+9%)	4mo	$298,000	$221	62
457 Troon Chase	0.39mi	2/2.0 (-1)	1,336 (+8%)	4mo	$275,000	$206	60
435 Greenview Dr	0.30mi	3/2.5	1,392 (+12%)	4mo	$310,000	$223	60
4805 Haymarket Dr	0.60mi	3/2.5	1,416 (+14%)	0mo	$327,000	$231	46
4724 Kempsville Greens Pkwy	0.59mi	3/2.5	1,416 (+14%)	5mo	$315,900	$223	43
4857 Haymarket Dr	0.60mi	2/2.5 (-1)	1,416 (+14%)	4mo	$320,000	$226	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 · 5.61% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.43×
• Total profit: $-44,577
• Equity at exit: $41,734

10-year hold

• IRR: -3.5%
• Equity multiple: 0.74×
• Total profit: $-20,057
• Equity at exit: $24,201

Cash invested: $78,372 (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: 10.7×

Monthly cashflow live

• Estimated rent: $2,183 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$192 /mo · $2,307/yr
• Insurance: −$117
• HOA: −$27
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $-79

Break-even live

Break-even rent $2,283

Max offer price $265,880

Occupancy floor 99%

Sensitivity live

Price	-10% $79	-5% $0	+0% $-79	+5% $-159	+10% $-238
Rent	-10% $-252	-5% $-166	+0% $-79	+5% $7	+10% $93
Rate	-1.0pp $62	-0.5pp $-8	base $-79	+0.5pp $-152	+1.0pp $-226

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4800 Deming Ct Virginia Beach, VA	3.0	2.0	1239	$2,200	$1.78	23d	1	0.16mi
412 Kenley Rd Virginia Beach, VA	3.0	3.0	1424	$2,400	$1.69	14d	1	0.21mi
4863 Woods Edge Rd Virginia Beach, VA	3.0	2.0	1239	$2,100	$1.69	6d	1	0.25mi
4801 Afton Ct Virginia Beach, VA	3.0	2.0	1240	$2,000	$1.61	19d	1	0.32mi
226 Larimar Ave Unit 47C Virginia Beach, VA	2.0	2.5	1480	$2,395	$1.62	9d	1	0.33mi
535 Mulligan Dr Virginia Beach, VA	2.0	2.5	1409	$2,195	$1.56	16d	1	0.40mi
4884 Travertine Ave Unit 00 216304M Virginia Beach, VA	3.0	2.0	1254	$2,250	$1.79	19d	1	0.43mi
4884 Travertine Ave Unit 00 208203O Virginia Beach, VA	3.0	2.0	1254	$2,100	$1.67	25d	1	0.43mi
307 Ferdinand Cir Virginia Beach, VA	2.0	2.5	1254	$1,775	$1.42	25d	1	1.08mi
315 Ferdinand Cir Virginia Beach, VA	2.0	2.5	1254	$1,950	$1.56	25d	1	1.09mi
337 Dorset Ave Virginia Beach, VA	3.0	1.0	1180	$1,700	$1.44	9d	1	1.20mi
5363 Leicester Ct Unit 1 Virginia Beach, VA	3.0	1.5	1330	$2,000	$1.50	25d	1	1.20mi
4556 Columbus St Virginia Beach, VA	2.0	1.0–2.0	763	$2,626	$3.44	5d	14	1.21mi
611 Oleander Cir Virginia Beach, VA	2.0	2.0	1250	$1,900	$1.52	16d	1	1.21mi
5382 Leicester Ct Virginia Beach, VA	3.0	1.5	1320	$1,900	$1.44	25d	1	1.25mi
658 Oleander Cir Virginia Beach, VA	2.0	2.5	1254	$2,050	$1.63	25d	1	1.33mi
111 Castilian Dr Virginia Beach, VA	2.0	2.5	1254	$1,900	$1.52	9d	1	1.34mi
111 Castilian Dr Virginia Beach, VA	2.0	2.5	1254	$1,900	$1.52	14d	1	1.34mi
5441 Greenwich Rd Virginia Beach, VA	2.0	2.0	1265	$2,974	$2.35	0d	11	1.38mi
4226 Beasley Ct Virginia Beach, VA	2.0	1.5	884	$1,595	$1.80	16d	1	1.45mi
4226 Beasley Ct Virginia Beach, VA	2.0	1.5	884	$1,595	$1.80	25d	1	1.45mi
5161 Weaver Dr Virginia Beach, VA	2.0–3.0	1.0	971	$1,675	$1.73	6d	4	1.47mi
5206 Richard Rd Virginia Beach, VA	3.0	1.5	1240	$1,795	$1.45	23d	1	1.48mi
150 Loflin Way Virginia Beach, VA	2.0	2.0	1197	$1,775	$1.48	25d	1	1.48mi
1409 Northface Ct Virginia Beach, VA	2.0	1.5	1178	$1,750	$1.49	9d	1	1.48mi
5212 Richard Rd Virginia Beach, VA	3.0	2.5	1372	$2,100	$1.53	23d	1	1.49mi

HOA detail

• Monthly dues: $27 · $324/yr

Listing history 12 events

1. 2026-04-29
   status Under Contract
2. 2026-04-24
   listed $279,900 Active
3. 2020-10-07
   status Under Contract
4. 2020-09-16
   historical Active Under Contract
5. 2020-09-11
   listed $199,000 Active
6. 2016-05-26
   soldstatus $167,000
7. 2016-05-25
   status Under Contract
8. 2016-05-24
   historical
9. 2016-04-06
   price $166,000
10. 2016-03-22
    listed $170,000 Active
11. 2014-11-18
    price $169,000
12. 2004-04-05
    soldstatus $118,500

ⓘ 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: $2,307 · $192/mo
• Projected year-2 tax: $2,307 · $192/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 94% 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: $26,192
• − Mortgage interest: −$15,679
• − Property taxes: −$2,307
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,095
• − Management: −$2,095
• − HOA: −$324
• − Depreciation: −$8,143
• Taxable loss: −$5,850
• Est. tax savings @ 24.0%: +$1,404
• After-tax cash flow: $452/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

+136.2% since first listed

12 events — show timeline

• 2026-04-29 Pending — REINMLS
• 2026-04-24 Listed $279,900 REINMLS
• 2020-10-07 Pending — REINMLS
• 2020-09-16 Contingent — REINMLS
• 2020-09-11 Listed $199,000 REINMLS
• 2016-05-26 Sold (Public Records) $167,000 Public Records
• 2016-05-25 Pending — REINMLS
• 2016-05-24 Listing Removed — REINMLS
• 2016-04-06 Price Changed $166,000 REINMLS
• 2016-03-22 Listed $170,000 REINMLS
• 2014-11-18 Price Changed $169,000 REINMLS
• 2004-04-05 Sold (Public Records) $118,500 Public Records

Property tax history

+4.3%/yr

Latest (2025): $2,307 · +5.1% YoY. Source: county tax records.