1432 Deerpond Ln · Virginia Beach, VA 23464

$209,900

2 bd · 1.0 ba · 977 sqft · Condo public records · 16 Days on market

Built 1986 $207/mo HOA · 11% of rent

---

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 +10.5/30.0
• ARV discount +7.5/15.0
• Schools +6.4/10.0
• Livability +4.2/5.0
• Rent growth +4.1/5.0
• 1% rule +3.7/10.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Recently renovated 2 bedroom 1 bath condo; new installed items include HVAC, Windows, Hot Water Heater; Vinyl plank flooring throughout; kitchen has white cabinets, granite countertops and stainless steel appliances; fireplace in the living room which has a vaulted ceiling and access to the back deck; new front door; freshly painted throughout; located on second floor with balcony on the backside; small storage shed off the balcony; reserved parking and guest packing; property is located in the Indian Lakes HOA; front bedroom has separate vanity area; utility closet with full size washer and dryer that convey "as is";

Key facts

• White cabinets
• Recently renovated
• Granite countertops

Tags

• RECENTLY RENOVATED
• VINYL PLANK FLOORING
• WHITE CABINETS
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• FIREPLACE

Property features AI

Finance

• Other: Rehabilitated
• HOA & community: HOA (Indian Lakes Association) with professional management (United Property Associates); Condo association fees approximately $177 monthly; POA fees approximately $30 monthly

Exterior

• Parking: Assigned/reserved parking; 1 space (street/lot)
• Utilities: City/County water; City/County sewer; Electric water heater
• Home design: Attached condominium; Low-rise style; Condo unit on level 2 with 1 living level; Single-story living level; Facing city
• Construction: Asphalt shingle roof; Slab foundation
• Exterior features: Vinyl siding; City view; Pool; Clubhouse; Ground maintenance included

Interior

• Kitchen: Electric range; Dishwasher; Garbage disposal
• Bedrooms: Bedroom on the first floor
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Ceiling fan; Wood-burning fireplace
• Laundry & utility: Washer hookup; Dryer hookup; Utility closet; Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $210k.

Deal economics

• At list price, monthly cash flow is $-108 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (9.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (13.2% below list).
• Recommended offer: $182k (13.2% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: Providence Elementary (math 53% / reading 62%, grade C+, #588 of 1,108 statewide, top 54%, 530 students, 41% FRL); Salem Middle (math 70% / reading 82%, grade A, #42 of 342 statewide, top 13%, 1,073 students, 39% FRL); Salem High (math 79% / reading 90%, grade A, #23 of 319 statewide, top 8%, 1,650 students, 36% FRL).
• Market conditions: Rents rising fast (+6.4%/yr); 234 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $1k of loan paydown is wiped out by about $6k 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 16 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $163k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $182,262 (13.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.87% ✗
• Cap rate: 5.67%
• Cash-on-cash: -2.21%
• DSCR: 0.90
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.36% rent growth · sell at horizon

5-year hold

• IRR: -16.0%
• Equity multiple: 0.41×
• Total profit: $-34,452
• Equity at exit: $31,297

10-year hold

• IRR: -2.3%
• Equity multiple: 0.82×
• Total profit: $-10,517
• Equity at exit: $18,148

Cash invested: $58,772 (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 23464

• Rents YoY: 6.4%
• Active inventory: 234
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,823 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$153 /mo · $1,835/yr
• Insurance: −$87
• HOA: −$207
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $-108

Break-even live

Break-even rent $1,960

Max offer price $190,775

Occupancy floor —

Sensitivity live

Price	-10% $11	-5% $-49	+0% $-108	+5% $-168	+10% $-227
Rent	-10% $-252	-5% $-180	+0% $-108	+5% $-36	+10% $36
Rate	-1.0pp $-3	-0.5pp $-55	base $-108	+0.5pp $-163	+1.0pp $-218

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1422 Deerpond Ln Virginia Beach, VA	2.0	2.0	1015	$1,695	$1.67	23d	1	0.01mi
1420 Deerpond Ln Virginia Beach, VA	2.0	2.0	1014	$1,695	$1.67	26d	1	0.02mi
1407 Rand Ct Virginia Beach, VA	2.0	2.0	1014	$1,695	$1.67	26d	1	0.08mi
1749 Lacrosse Dr Virginia Beach, VA	1.0–2.0	1.0–2.0	905	$2,253	$2.49	0d	8	0.23mi

HOA detail condo

• Monthly dues: $207 · $2,484/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-05-17
   status Under Contract
2. 2026-05-07
   historical Active Under Contract
3. 2026-05-01
   listed $209,900 Active
4. 2022-09-29
   soldstatus $163,000
5. 2022-09-19
   status Under Contract
6. 2022-08-25
   historical Active Under Contract
7. 2022-08-16
   listed $160,000 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: $1,835 · $153/mo
• Projected year-2 tax: $1,835 · $153/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°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 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,871
• − Mortgage interest: −$11,758
• − Property taxes: −$1,835
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,750
• − Management: −$1,750
• − HOA: −$2,484
• − Depreciation: −$6,106
• Taxable loss: −$4,861
• Est. tax savings @ 24.0%: +$1,167
• After-tax cash flow: $-133/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): 75,061
• Household income: $92,468
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 1929.0

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 50% Black 23% Asian 10% Two or more races 9% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 11% · Canada, Vietnam, China
• Languages at home: 85% English-only · Tagalog/Filipino 5% Spanish 5% 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: ▼ -271.27%
• Current HPI: 324.1854
• Rent YoY: ▲ 6.36%
• 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

+31.2% since first listed

7 events — show timeline

• 2026-05-17 Pending — REINMLS
• 2026-05-07 Contingent — REINMLS
• 2026-05-01 Listed $209,900 REINMLS
• 2022-09-29 Sold (Public Records) $163,000 Public Records
• 2022-09-19 Pending — REINMLS
• 2022-08-25 Contingent — REINMLS
• 2022-08-16 Listed $160,000 REINMLS

Property tax history

+5.7%/yr

Latest (2025): $1,835 · +10.9% YoY. Source: county tax records.