3238 Manor Glenn Ct · Virginia Beach, VA 23453

$290,000

3 bd · 2.5 ba · 1,392 sqft · Townhouse public records · 9 Days on market

Built 1976 Est $278k · 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 +10.0/30.0
• Schools +6.4/10.0
• ARV discount +5.6/15.0
• Rent growth +4.9/5.0
• Livability +4.2/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 3238 Manor Glenn Ct. This 3-bedroom, 2.5-bath townhome is tucked away on a cul-de-sac and offers a functional layout designed for easy, low-maintenance living. Out back, a private fenced yard provides just the right amount of space to relax or entertain. Move-in ready and well-located in Virginia Beach, with convenient access to everything you need. Schedule your showing today!

Key facts

• Well-located
• Private fenced yard
• Functional layout

Tags

• PRIVATE FENCED YARD
• CUL-DE-SAC
• FUNCTIONAL LAYOUT
• LOW-MAINTENANCE LIVING
• WELL-LOCATED

Property features AI

Finance

• HOA & community: No HOA/POA fees indicated

Exterior

• Parking: Driveway parking; Street parking
• Utilities: City/County water; City/County sewer; Electric water heater
• Home design: Attached townhouse; 2 stories; Simple ownership; Slab foundation
• Construction: Brick and vinyl siding; Asphalt shingle roof
• Exterior features: Located on a cul-de-sac; Back yard is fenced

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Master bedroom; Additional bedroom; No bedroom with full bathroom on first floor
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Ceiling fan
• Laundry & utility: Washer hookup; Dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $290k.

Deal economics

• At list price, monthly cash flow is $-177 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (10.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (27.3% below list).
• Recommended offer: $211k (27.3% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: Holland Elementary (math 57% / reading 67%, grade B, #480 of 1,108 statewide, top 46%, 460 students, 95% FRL); Landstown High (math 67% / reading 86%, grade A-, #99 of 319 statewide, top 31%, 2,226 students, 38% FRL) — zoned schools average 67% FRL vs 28% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+9.7%/yr); 99 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $210,796 (27.3% 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 1976 — 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: 0.73% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.61%
• DSCR: 0.88
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $278,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3244 Yorkborough Way	0.21mi	3/2.5	1,386 (-0%)	0mo	$300,000	$216	89
3300 Waterman Rd	0.26mi	3/2.0	1,368 (-2%)	2mo	$340,000	$249	82
3152 Ashaway Rd	0.39mi	3/2.0	1,356 (-3%)	2mo	$342,000	$252	74
891 Old Clubhouse Rd	0.23mi	3/2.0	1,500 (+8%)	1mo	$300,000	$200	73
965 Clubhouse Rd S	0.31mi	3/1.5	1,320 (-5%)	2mo	$250,000	$189	71
3070 Breslaw Ct	0.45mi	4/2.5 (+1)	1,408 (+1%)	2mo	$243,000	$173	70
1010 Scarborough Ct	0.17mi	3/1.5	1,250 (-10%)	1mo	$235,000	$188	70
3218 Scarborough Way	0.21mi	3/1.5	1,258 (-10%)	2mo	$245,000	$195	69
1232 White Birch Ln	0.40mi	3/1.5	1,254 (-10%)	2mo	$241,500	$193	59
3176 Ashaway Rd	0.53mi	3/2.0	1,256 (-10%)	1mo	$345,000	$275	56
917 Matunuck Ct	0.62mi	3/2.5	1,260 (-10%)	1mo	$315,000	$250	55
2913 Old Glory Rd	0.59mi	4/2.5 (+1)	1,511 (+8%)	2mo	$300,000	$199	52

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -15.7%
• Equity multiple: 0.42×
• Total profit: $-47,186
• Equity at exit: $43,240

10-year hold

• IRR: -0.8%
• Equity multiple: 0.94×
• Total profit: $-5,167
• Equity at exit: $25,074

Cash invested: $81,200 (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 23453

• Home prices YoY: -13.4%
• Rents YoY: 9.7%
• Active inventory: 99
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,108 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$201 /mo · $2,407/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $-177

Break-even live

Break-even rent $2,332

Max offer price $258,753

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1232 White Birch Ln Virginia Beach, VA	3.0	2.0	1254	$2,095	$1.67	23d	1	0.36mi
1240 White Birch Ln Virginia Beach, VA	3.0	1.5	1254	$1,950	$1.56	17d	1	0.37mi
3304 Weeping Willow Ln Virginia Beach, VA	3.0	1.5	1254	$1,750	$1.40	23d	1	0.37mi
932 Gossman Dr Virginia Beach, VA	3.0	1.5	1430	$2,300	$1.61	21d	1	0.42mi
1257 Green Cedar Ln Virginia Beach, VA	2.0	1.5	950	$1,725	$1.82	7d	1	0.48mi
1301 Pine Cone Cir Virginia Beach, VA	1.0–3.0	1.0–2.0	827	$2,170	$2.62	1d	13	0.66mi
3500 Green Garden Cir Virginia Beach, VA	2.0	1.0	980	$1,685	$1.72	23d	1	0.66mi
2925 Theodorus Ct Virginia Beach, VA	3.0	1.5	1120	$2,000	$1.79	4d	1	0.70mi
2908 Peppercorn Ct Virginia Beach, VA	4.0	1.5	1381	$2,295	$1.66	23d	1	0.74mi
3517 Plum Cres Virginia Beach, VA	3.0	2.0	1450	$2,200	$1.52	12d	1	0.76mi
3745 Edenberry Ct Virginia Beach, VA	2.0	2.0	1044	$1,899	$1.82	4d	1	0.86mi
3504 Shawn Ct Virginia Beach, VA	4.0	2.5	1669	$2,650	$1.59	23d	1	0.93mi
1434 Peony Arch Virginia Beach, VA	3.0	2.0	1407	$2,600	$1.85	23d	1	0.98mi
3416 Hollygreen Dr Virginia Beach, VA	2.0	1.0	960	$1,754	$1.83	23d	5	1.02mi
3521 Sierra Arch Virginia Beach, VA	3.0	1.5	1420	$1,650	$1.16	23d	1	1.03mi
713 Willow Lake Cir Virginia Beach, VA	1.0–2.0	1.0–2.0	1041	$2,475	$2.38	23d	1	1.06mi
1404 Wendfield Dr Virginia Beach, VA	3.0	1.5	1344	$2,000	$1.49	4d	1	1.17mi
1404 Wendfield Dr #102 Virginia Beach, VA	3.0	1.5	1344	$2,000	$1.49	4d	1	1.17mi
1404 Wendfield Dr #102 Virginia Beach, VA	3.0	1.5	1344	$2,000	$1.49	23d	1	1.17mi
1401 Wendfield Dr #103 Virginia Beach, VA	3.0	1.5	1344	$1,850	$1.38	20d	1	1.22mi
3638 Windmill Dr Virginia Beach, VA	2.0	1.0	934	$1,695	$1.81	10d	1	1.33mi
3560 Windmill Dr Virginia Beach, VA	3.0	1.5	1080	$2,100	$1.94	23d	1	1.35mi
717 Grant Ave Virginia Beach, VA	3.0	2.5	1248	$2,160	$1.73	23d	1	1.37mi
726 Hayes Ave Virginia Beach, VA	2.0	1.5	1008	$1,700	$1.69	23d	1	1.41mi
701 Arthur Ave Virginia Beach, VA	4.0	1.5	1404	$2,500	$1.78	17d	1	1.43mi
3564 Faraday Ln Virginia Beach, VA	4.0	2.5	1700	$2,600	$1.53	23d	1	1.47mi
3702 Canadian Arch Virginia Beach, VA	2.0	1.5	1100	$1,700	$1.55	4d	1	1.50mi
724 Harbor Springs Trl Virginia Beach, VA	2.0	2.0	1200	$1,795	$1.50	12d	1	1.50mi

Listing history 7 events

1. 2026-06-18
   days on market $290,000 Active 9 DOM
2. 2026-06-17
   days on market $290,000 Active 8 DOM
3. 2026-06-16
   days on market $290,000 Active 7 DOM
4. 2026-06-15
   days on market $290,000 Active 6 DOM
5. 2026-06-13
   days on market $290,000 Active 4 DOM
6. 2026-06-10
   remarks 391-char remark
7. 2026-06-10
   listed $290,000 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: $2,407 · $201/mo
• Projected year-2 tax: $2,407 · $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 3/10 Moderate FEMA zone X (shaded) · 12% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 17 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: $25,296
• − Mortgage interest: −$16,245
• − Property taxes: −$2,407
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,024
• − Management: −$2,024
• − Depreciation: −$8,436
• Taxable loss: −$7,289
• Est. tax savings @ 24.0%: +$1,749
• After-tax cash flow: $-373/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): 34,482
• Household income: $93,838
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 799.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 46% Black 22% Two or more races 14% Asian 12% Hispanic / Latino 10%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Slovak 2% Romanian 2% Italian 1%
• Foreign-born: 11% · Canada, China, Vietnam
• Languages at home: 84% English-only · Tagalog/Filipino 6% Spanish 5% 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: ▼ -52.96%
• Current HPI: 341.8757
• Rent YoY: ▲ 9.69%
• 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

+65.7% since first listed

12 events — show timeline

• 2026-06-09 Listed $290,000 REINMLS
• 2024-07-26 Sold (Public Records) $260,000 Public Records
• 2024-07-06 Pending — REINMLS
• 2024-06-28 Contingent — REINMLS
• 2024-06-24 Price Changed $265,000 REINMLS
• 2024-06-10 Price Changed $275,000 REINMLS
• 2024-06-05 Listed $290,000 REINMLS
• 2023-09-08 Sold (Public Records) $250,000 Public Records
• 2023-07-28 Pending — REINMLS
• 2023-07-24 Contingent — REINMLS
• 2023-07-21 Listed $250,000 REINMLS
• 2023-05-23 Sold (Public Records) $175,000 Public Records

Property tax history

+6.6%/yr

Latest (2024): $2,407 · +29.5% YoY. Source: county tax records.