3650 Arthur Ave · Virginia Beach, VA 23452

$285,000

3 bd · 1.5 ba · 1,404 sqft · Townhouse public records · 47 Days on market

Built 1973 Est $285k · at est.

---

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 +12.1/30.0
• ARV discount +7.5/15.0
• Schools +6.4/10.0
• Livability +4.2/5.0
• Rent growth +3.7/5.0
• DSCR +3.6/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Well maintained townhome, end unit located in Pecan Gardens. Has newer master base electric installed. Upgraded gutter with screen protector. Centrally located to shopping centers, restaurants, bases, schools, recreations. Backyard with storage, room for gardening, private fence. Sq ft per tax records.

Key facts

• Centrally located
• Upgraded gutter
• Private fence

Tags

• NEWER MASTER BASE ELECTRIC
• UPGRADED GUTTER
• CENTRALLY LOCATED
• BACKYARD WITH STORAGE
• PRIVATE FENCE

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 $-65 ($-782/yr) — negative.
• To cash-flow at today's rent, offer at most $273k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (22.3% below list).
• Recommended offer: $222k (22.3% 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

• It's been on market 47 days — a 3% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 $160k; list at $285k implies a 78% 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 $221,519 (22.3% 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. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 6.02%
• Cash-on-cash: -0.98%
• DSCR: 0.96
• GRM: 10.7

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	0.00mi	3/1.5	1,404 (0%)	1mo	$285,000	$203	99
724 Lincoln Ave	0.23mi	3/1.5	1,367 (-3%)	2mo	$315,000	$230	84
732 Garfield Ave	0.30mi	3/1.5	1,367 (-3%)	1mo	$304,000	$222	81
725 Garfield Ave	0.26mi	2/2.5 (-1)	1,404 (0%)	1mo	$295,000	$210	78
718 Woodbox Dr	0.39mi	2/2.5 (-1)	1,391 (-1%)	1mo	$275,000	$198	70
3853 Chimney Creek Dr	0.41mi	3/2.5	1,527 (+9%)	1mo	$290,000	$190	62
3321 Boynton Ct	0.62mi	3/2.5	1,368 (-3%)	2mo	$295,000	$216	61
3817 Chimney Creek Dr	0.45mi	3/2.5	1,527 (+9%)	1mo	$285,000	$187	60
3361 Lakecrest Rd	0.67mi	3/2.5	1,360 (-3%)	1mo	$275,000	$202	58
3612 Essex Pond Quay	0.46mi	3/2.5	1,568 (+12%)	1mo	$280,000	$179	54
3608 Essex Pond Quay	0.45mi	3/2.5	1,568 (+12%)	2mo	$287,900	$184	54
3525 Woodburne Dr	0.69mi	2/1.5 (-1)	1,280 (-9%)	1mo	$283,300	$221	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 · 4.92% rent growth · sell at horizon

5-year hold

• IRR: -16.0%
• Equity multiple: 0.42×
• Total profit: $-46,032
• Equity at exit: $42,494

10-year hold

• IRR: -4.8%
• Equity multiple: 0.66×
• Total profit: $-27,065
• 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: 10.7×

Monthly cashflow live

• Estimated rent: $2,215 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$202 /mo · $2,422/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $-65

Break-even live

Break-even rent $2,298

Max offer price $273,490

Occupancy floor 98%

Sensitivity live

Price	-10% $96	-5% $16	+0% $-65	+5% $-146	+10% $-226
Rent	-10% $-240	-5% $-153	+0% $-65	+5% $22	+10% $110
Rate	-1.0pp $78	-0.5pp $7	base $-65	+0.5pp $-139	+1.0pp $-214

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	0.07mi
717 Grant Ave Virginia Beach, VA	3.0	2.5	1248	$2,160	$1.73	25d	1	0.12mi
726 Hayes Ave Virginia Beach, VA	2.0	1.5	1008	$1,700	$1.69	25d	1	0.13mi
3564 Faraday Ln Virginia Beach, VA	4.0	2.5	1700	$2,600	$1.53	25d	1	0.22mi
3841 Forrester Ln Virginia Beach, VA	3.0	2.0	1522	$2,300	$1.51	25d	1	0.35mi
3416 Hollygreen Dr Virginia Beach, VA	2.0	1.0	960	$1,754	$1.83	25d	5	0.46mi
640 Counselor Sq Virginia Beach, VA	3.0	1.5	1320	$2,000	$1.52	16d	1	0.48mi
629 Counselor Sq Virginia Beach, VA	3.0	1.5	1326	$1,995	$1.50	25d	1	0.52mi
724 Harbor Springs Trl Virginia Beach, VA	2.0	2.0	1200	$1,795	$1.50	14d	1	0.54mi
713 Willow Lake Cir Virginia Beach, VA	1.0–2.0	1.0–2.0	1041	$2,475	$2.38	25d	1	0.57mi
3700 Snowdrift Cir Virginia Beach, VA	1.0–3.0	1.0–2.0	887	$2,599	$2.93	25d	1	0.60mi
621 Chancery Sq Virginia Beach, VA	3.0	1.0	1320	$1,970	$1.49	19d	1	0.61mi
3745 Edenberry Ct Virginia Beach, VA	2.0	2.0	1044	$1,899	$1.82	6d	1	0.68mi
3923 Lake Front Cir Virginia Beach, VA	1.0–2.0	1.0	918	$1,845	$2.01	12d	1	0.74mi
3632 Silina Dr Virginia Beach, VA	4.0	2.5	1666	$2,495	$1.50	9d	1	0.76mi
4016 Richard Lee Ct Virginia Beach, VA	3.0	1.5	1470	$2,100	$1.43	4d	1	0.80mi
3816 Banyan Grove Ln Virginia Beach, VA	1.0–3.0	1.0–2.0	945	$2,630	$2.78	3d	15	0.80mi
846 Crashaw St Virginia Beach, VA	2.0	2.0	1346	$1,895	$1.41	16d	1	0.81mi
3424 Rainey Rd Virginia Beach, VA	3.0	1.0	1002	$1,995	$1.99	9d	1	0.85mi
3955 Marina Lake Rd Virginia Beach, VA	1.0–2.0	1.0–2.0	870	$1,960	$2.25	12d	1	0.89mi
3444 Terrazzo Trl Virginia Beach, VA	3.0	2.0	1217	$1,650	$1.36	6d	1	0.94mi
833 Tamarack Ct Virginia Beach, VA	3.0	2.0	1650	$2,100	$1.27	18d	1	1.01mi
412 Lineberry Rd Virginia Beach, VA	4.0	2.5	1014	$2,600	$2.56	23d	1	1.06mi
408 Lineberry Rd Virginia Beach, VA	4.0	2.0	1561	$2,700	$1.73	25d	1	1.07mi
220 S Rosemont Rd Virginia Beach, VA	4.0	2.0	1350	$2,650	$1.96	25d	1	1.13mi
3560 Windmill Dr Virginia Beach, VA	3.0	1.5	1080	$2,100	$1.94	25d	1	1.13mi
4217 S Plaza Trl Virginia Beach, VA	1.0–2.0	1.0–2.0	1450	$2,325	$1.60	12d	1	1.14mi
3504 Shawn Ct Virginia Beach, VA	4.0	2.5	1669	$2,650	$1.59	25d	1	1.18mi
212 Paladin Dr Virginia Beach, VA	3.0	2.0	1456	$2,800	$1.92	25d	1	1.19mi
3638 Windmill Dr Virginia Beach, VA	2.0	1.0	934	$1,695	$1.81	12d	1	1.23mi
643 Orangewood Dr Virginia Beach, VA	3.0	2.0	1571	$2,495	$1.59	25d	1	1.23mi
807 Foxmoore Ct Virginia Beach, VA	2.0	2.5	1125	$2,000	$1.78	4d	1	1.24mi
4133 Shoreline Cir Virginia Beach, VA	1.0–2.0	1.0–2.0	964	$2,000	$2.07	12d	1	1.31mi
3500 Green Garden Cir Virginia Beach, VA	2.0	1.0	980	$1,685	$1.72	25d	1	1.34mi
932 Gossman Dr Virginia Beach, VA	3.0	1.5	1430	$2,300	$1.61	23d	1	1.36mi
344 Dillon Dr Virginia Beach, VA	3.0	1.5	1042	$2,400	$2.30	25d	1	1.36mi
3517 Plum Cres Virginia Beach, VA	3.0	2.0	1450	$2,200	$1.52	14d	1	1.38mi
224 Thalia Trace Dr Virginia Beach, VA	3.0	1.5	1248	$1,800	$1.44	3d	1	1.39mi
1012 Grassland Ct Virginia Beach, VA	3.0	2.0	1021	$2,050	$2.01	25d	1	1.41mi
666 Rivers Reach Virginia Beach, VA	2.0	2.0	1032	$1,600	$1.55	16d	1	1.42mi

Listing history 12 events

1. 2026-04-27
   status Under Contract
2. 2026-04-22
   historical Active Under Contract
3. 2026-03-11
   listed $285,000 Active
4. 2024-05-13
   status Under Contract
5. 2024-04-25
   historical Active Under Contract
6. 2024-04-19
   listed $249,900 Active
7. 2020-03-04
   soldstatus $159,900
8. 2020-02-10
   status Under Contract
9. 2020-01-30
   historical Active Under Contract
10. 2020-01-27
    listed $159,900 Active
11. 2009-12-28
    soldstatus $68,000
12. 2005-12-16
    soldstatus $136,500

ⓘ 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: $2,422 · $202/mo
• Projected year-2 tax: $2,422 · $202/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 ≥104°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: $26,582
• − Mortgage interest: −$15,964
• − Property taxes: −$2,422
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,127
• − Management: −$2,127
• − Depreciation: −$8,291
• Taxable loss: −$5,773
• Est. tax savings @ 24.0%: +$1,386
• After-tax cash flow: $604/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

+108.8% since first listed

12 events — show timeline

• 2026-04-27 Pending — REINMLS
• 2026-04-22 Contingent — REINMLS
• 2026-03-11 Listed $285,000 REINMLS
• 2024-05-13 Pending — REINMLS
• 2024-04-25 Contingent — REINMLS
• 2024-04-19 Listed $249,900 REINMLS
• 2020-03-04 Sold (Public Records) $159,900 Public Records
• 2020-02-10 Pending — REINMLS
• 2020-01-30 Contingent — REINMLS
• 2020-01-27 Listed $159,900 REINMLS
• 2009-12-28 Sold (Public Records) $68,000 Public Records
• 2005-12-16 Sold (Public Records) $136,500 Public Records

Property tax history

+6.7%/yr

Latest (2025): $2,422 · +0.6% YoY. Source: county tax records.