1684 Guthrie St · Virginia Beach, VA 23464

$315,000

3 bd · 1.5 ba · 1,388 sqft · Townhouse public records · 13 Days on market

Built 1976 5,052 sqft lot Est $354k · 11% under

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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).

• ARV discount +12.5/15.0
• Cash flow +10.0/30.0
• Schools +6.4/10.0
• Livability +4.2/5.0
• Rent growth +4.1/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 1684 Guthrie St in the Virginia Beach's Kempsville area. This charming 3 bedroom, 1.5 bath home features a functional two story layout, attached garage, and a spacious backyard perfect for relacing or entertaining. Conveniently located near shopping, dining, schools, and major commuter routes, this home offers comfort, value, and everyday convenience in an established neighborhood. Appealing to first time buyers and investors seeking long term value.

Key facts

• Spacious backyard
• Attached garage
• Two story layout

Tags

• TWO STORY LAYOUT
• ATTACHED GARAGE
• SPACIOUS BACKYARD
• ESTABLISHED NEIGHBORHOOD

Property features AI

Finance

• HOA & community: No condo or POA monthly fees reported

Exterior

• Parking: Garage (369 sq ft)
• Utilities: City/County water; City/County sewer; Electric water heater
• Home design: Attached property; Twinhome style; 2 stories; Slab foundation; Simple ownership
• Construction: Asphalt shingle roof
• Exterior features: Wood siding; Back yard fenced

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: One bedroom with ensuite
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Heat pump heating; Central air conditioning with heat pump
• Interior features: Wood-burning fireplace; Attic
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $315k.

Deal economics

• At list price, monthly cash flow is $-189 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $282k (10.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (27.2% below list).
• Recommended offer: $229k (27.2% 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: Thalia Elementary (math 57% / reading 72%, grade B, #416 of 1,108 statewide, top 41%, 593 students, 70% FRL); Tallwood High (math 81% / reading 88%, grade A, #23 of 319 statewide, top 8%, 1,861 students, 44% FRL) — zoned schools average 57% FRL vs 28% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.4%/yr); 225 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 13 days on market — expect competitive offers; lowballing is unlikely to land.

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 $229,298 (27.2% 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. 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: 5.57%
• Cash-on-cash: -2.58%
• DSCR: 0.89
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $353,940
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1663 Dylan Dr	0.11mi	3/2.5	1,388 (0%)	3mo	$365,000	$263	89
5611 Brandon Blvd	0.20mi	3/2.0	1,352 (-3%)	1mo	$369,900	$274	84
5630 Brandon Blvd	0.18mi	3/2.0	1,372 (-1%)	6mo	$350,000	$255	83
1651 Guthrie St	0.13mi	3/1.5	1,260 (-9%)	1mo	$240,000	$190	77
1739 Pompey St	0.42mi	3/1.5	1,388 (0%)	5mo	$355,000	$256	76
1727 Delaney St	0.42mi	3/2.0	1,360 (-2%)	3mo	$260,000	$191	72
1677 Dylan Dr	0.09mi	3/2.0	1,228 (-12%)	3mo	$360,000	$293	72
1743 Dylan Dr	0.27mi	3/1.5	1,251 (-10%)	3mo	$360,000	$288	68
5780 Albright Dr	0.37mi	4/2.0 (+1)	1,450 (+4%)	3mo	$370,000	$255	66
1721 Joplin Ln	0.29mi	3/2.5	1,574 (+13%)	3mo	$375,000	$238	58
1728 Dylan Dr	0.22mi	3/2.5	1,574 (+13%)	8mo	$287,000	$182	56
5810 Edith Ct	0.68mi	3/2.0	1,525 (+10%)	2mo	$340,000	$223	48

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 · 6.36% rent growth · sell at horizon

5-year hold

• IRR: -17.2%
• Equity multiple: 0.37×
• Total profit: $-55,160
• Equity at exit: $46,968

10-year hold

• IRR: -4.3%
• Equity multiple: 0.68×
• Total profit: $-28,621
• Equity at exit: $27,235

Cash invested: $88,200 (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 23464

• Rents YoY: 6.4%
• Active inventory: 225
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,293 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$218 /mo · $2,611/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $-189

Break-even live

Break-even rent $2,533

Max offer price $281,562

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5533 Society Ct Virginia Beach, VA	3.0	2.0	1464	$2,495	$1.70	3d	1	0.36mi
1728 Rueger St Virginia Beach, VA	3.0	2.0	1360	$1,800	$1.32	14d	1	0.42mi
1548 Beachview Dr Virginia Beach, VA	4.0	2.0	1800	$2,800	$1.56	14d	1	0.43mi
1801 Colleen Ct Virginia Beach, VA	3.0	2.0	1474	$2,600	$1.76	23d	1	0.44mi
5742 Simon St Virginia Beach, VA	3.0	2.0	1500	$1,995	$1.33	7d	1	0.47mi
1877 John Brown Ln Virginia Beach, VA	3.0	2.0	1348	$2,400	$1.78	21d	1	0.91mi
5697 Magnolia Run Cir Virginia Beach, VA	2.0–3.0	2.0	1344	$2,797	$2.08	1d	5	1.00mi
1749 Lacrosse Dr Virginia Beach, VA	1.0–2.0	1.0–2.0	905	$2,189	$2.42	1d	7	1.07mi
5657 Infinity Ln Virginia Beach, VA	1.0–2.0	1.0–2.0	967	$2,063	$2.13	1d	13	1.09mi
2229 Bizzone Cir Virginia Beach, VA	3.0	2.5	1700	$2,300	$1.35	7d	1	1.13mi
1422 Deerpond Ln Virginia Beach, VA	2.0	2.0	1015	$1,695	$1.67	21d	1	1.30mi
1420 Deerpond Ln Virginia Beach, VA	2.0	2.0	1014	$1,695	$1.67	23d	1	1.30mi
5104 Settlers Park Dr Virginia Beach, VA	3.0	2.5	1540	$2,200	$1.43	14d	1	1.31mi
5326 Lake Victoria Arch Virginia Beach, VA	2.0	2.5	1202	$1,675	$1.39	19d	1	1.33mi
5326 Lake Victoria Arch Virginia Beach, VA	2.0	2.5	1202	$1,675	$1.39	23d	1	1.33mi
1407 Rand Ct Virginia Beach, VA	2.0	2.0	1014	$1,695	$1.67	23d	1	1.33mi
1563 Jameson Dr Virginia Beach, VA	3.0	2.5	1334	$2,200	$1.65	3d	1	1.34mi
5872 Echingham Dr Virginia Beach, VA	3.0	2.5	1633	$2,595	$1.59	10d	1	1.34mi
1521 Jameson Dr Virginia Beach, VA	3.0	2.5	1496	$1,895	$1.27	23d	1	1.38mi
1520 Oak Knoll Ln Virginia Beach, VA	3.0	2.5	1300	$2,400	$1.85	23d	1	1.47mi

Listing history 8 events

1. 2026-06-13
   statusdays on market $315,000 Under Contract 13 DOM
2. 2026-06-09
   days on market $315,000 Active 11 DOM
3. 2026-06-08
   days on market $315,000 Active 10 DOM
4. 2026-06-07
   days on market $315,000 Active 9 DOM
5. 2026-06-03
   days on market $315,000 Active 5 DOM
6. 2026-06-02
   days on market $315,000 Active 4 DOM
7. 2026-06-01
   days on market $315,000 Active 3 DOM
8. 2026-05-31
   days on market $315,000 Active 2 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: $2,611 · $218/mo
• Projected year-2 tax: $2,611 · $218/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: $27,516
• − Mortgage interest: −$17,645
• − Property taxes: −$2,611
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,201
• − Management: −$2,201
• − Depreciation: −$9,164
• Taxable loss: −$7,881
• Est. tax savings @ 24.0%: +$1,892
• After-tax cash flow: $-380/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

1 event — show timeline

• 2026-05-29 Listed $315,000 REINMLS

Property tax history

+3.5%/yr

Latest (2025): $2,611 · +6.2% YoY. Source: county tax records.