1383 Battleford Dr · Virginia Beach, VA 23464

$305,000

3 bd · 2.5 ba · 1,327 sqft · Townhouse public records · 16 Days on market

Built 1987 Est $287k · 6% over

---

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 +10.8/30.0
• Schools +6.4/10.0
• ARV discount +4.6/15.0
• Livability +4.2/5.0
• Rent growth +4.1/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Lakefront end-unit living with fresh 2026 renovations throughout! Enjoy beautiful water views from this updated home featuring a brand-new kitchen, granite countertops, all new flooring, renovated bathrooms, new windows, and new hot water heater. Major updates continue with a new roof installed in 2025 for added peace of mind. Move-in ready and packed with modern upgrades—don’t miss this one!

Key facts

• 2 parking spots
• Built 1987
• Listed 16 days

Property features AI

Finance

• HOA & community: No HOA fees listed

Exterior

• Parking: Driveway with 2 parking spaces
• Utilities: City/County water; City/County sewer; Electric water heater; Electric service
• Home design: Attached townhouse; End unit; 2 stories; Slab foundation
• Construction: Vinyl siding; Asphalt shingle roof
• Exterior features: Deck; Patio; Back yard with picket fence; Waterfront on a lake

Interior

• Kitchen: Dishwasher; Microwave; Electric range; Refrigerator
• Bedrooms: No bedroom with full bathroom on first floor
• Flooring: Carpet; Ceramic; Laminate
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Cable hookup; Ceiling fan; Wood-burning fireplace; Scuttle access; Walk-in closet
• Laundry & utility: Washer; Utility closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $305k.

Deal economics

• At list price, monthly cash flow is $-139 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $280k (8.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (25.7% below list).
• Recommended offer: $227k (25.7% 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: Glenwood Elementary (math 72% / reading 81%, grade A, #195 of 1,108 statewide, top 18%, 986 students, 44% 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); 225 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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

• It's been on market 16 days — a 2% lower offer ($300k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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 $110k; list at $305k implies a 177% gain — meaningful room to come down on a strong offer.

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 $226,509 (25.7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
8. 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.
9. 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.
10. 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: 0.74% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.96%
• DSCR: 0.91
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $286,632
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1336 Hafford Rd	0.10mi	3/2.5	1,418 (+7%)	1mo	$276,000	$195	83
1375 Longlac Rd	0.10mi	3/2.5	1,230 (-7%)	2mo	$279,900	$228	81
1360 Battleford Dr	0.06mi	3/1.5	1,247 (-6%)	4mo	$275,000	$221	80
4920 April Ave	0.32mi	2/2.5 (-1)	1,356 (+2%)	5mo	$230,000	$170	72
1374 Orillia Rd	0.17mi	3/2.5	1,480 (+12%)	6mo	$260,000	$176	67
2122 Lyndora Rd	0.45mi	3/2.5	1,440 (+8%)	2mo	$310,000	$215	63
5200 Settlers Park Dr	0.60mi	2/2.5 (-1)	1,360 (+2%)	4mo	$294,000	$216	59
5226 Westhaven Cres	0.66mi	2/2.5 (-1)	1,360 (+2%)	2mo	$294,900	$217	59
1558 Jameson Dr	0.69mi	3/2.5	1,376 (+4%)	5mo	$310,000	$225	58
5210 Westhaven Cres	0.63mi	2/2.5 (-1)	1,400 (+6%)	0mo	$290,000	$207	56
2081 Lyndora Rd	0.39mi	3/2.0	1,160 (-13%)	7mo	$272,000	$234	53
5276 Settlers Park Dr	0.74mi	2/2.5 (-1)	1,510 (+14%)	6mo	$285,000	$189	32

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: -16.2%
• Equity multiple: 0.41×
• Total profit: $-50,465
• Equity at exit: $45,476

10-year hold

• IRR: -3.2%
• Equity multiple: 0.76×
• Total profit: $-20,882
• Equity at exit: $26,371

Cash invested: $85,400 (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: 11.2×

Monthly cashflow live

• Estimated rent: $2,265 high
• Mortgage (P&I): −$1,599
• Tax from tax record: −$202 /mo · $2,428/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $-139

Break-even live

Break-even rent $2,442

Max offer price $280,367

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1355 Battleford Dr Virginia Beach, VA	2.0	2.5	1335	$1,875	$1.40	23d	1	0.06mi
1332 Gravenhurst Cir Virginia Beach, VA	3.0	2.5	1505	$2,295	$1.52	1d	1	0.11mi
1424 Marmora Rd Virginia Beach, VA	3.0	2.0	1300	$2,650	$2.04	4d	1	0.13mi
1547 Heritage Ave Virginia Beach, VA	3.0	2.5	1665	$2,295	$1.38	23d	1	0.38mi
1520 Oak Knoll Ln Virginia Beach, VA	3.0	2.5	1300	$2,400	$1.85	23d	1	0.46mi
5104 Settlers Park Dr Virginia Beach, VA	3.0	2.5	1540	$2,200	$1.43	14d	1	0.59mi
1521 Jameson Dr Virginia Beach, VA	3.0	2.5	1496	$1,895	$1.27	23d	1	0.75mi
1563 Jameson Dr Virginia Beach, VA	3.0	2.5	1334	$2,200	$1.65	3d	1	0.75mi
1407 Rand Ct Virginia Beach, VA	2.0	2.0	1014	$1,695	$1.67	23d	1	0.84mi
1422 Deerpond Ln Virginia Beach, VA	2.0	2.0	1015	$1,695	$1.67	21d	1	0.91mi
1420 Deerpond Ln Virginia Beach, VA	2.0	2.0	1014	$1,695	$1.67	23d	1	0.92mi
4708 Glencoe Ln Virginia Beach, VA	3.0	2.5	1760	$2,400	$1.36	23d	1	0.95mi
5326 Lake Victoria Arch Virginia Beach, VA	2.0	2.5	1202	$1,675	$1.39	23d	1	0.95mi
5326 Lake Victoria Arch Virginia Beach, VA	2.0	2.5	1202	$1,675	$1.39	19d	1	0.95mi
4718 Greenlaw Dr Virginia Beach, VA	3.0	2.5	1760	$2,150	$1.22	17d	1	1.00mi
5112 Edon Hall Ln Virginia Beach, VA	3.0	2.5	1445	$2,295	$1.59	14d	1	1.02mi
1749 Lacrosse Dr Virginia Beach, VA	1.0–2.0	1.0–2.0	905	$2,189	$2.42	1d	7	1.09mi
5129 Earlston Ln Virginia Beach, VA	4.0	2.0	1200	$800	$0.67	17d	1	1.12mi
5140 Glenwood Way Virginia Beach, VA	3.0	2.5	1450	$2,195	$1.51	21d	1	1.17mi
4220 Derby Wharf Dr Virginia Beach, VA	3.0	2.0	1503	$2,395	$1.59	23d	1	1.27mi
5036 Glenwood Way Virginia Beach, VA	3.0	2.5	1455	$2,495	$1.71	7d	1	1.28mi
4244 Spruce Knob Rd Virginia Beach, VA	3.0	3.0	1710	$2,700	$1.58	14d	1	1.31mi
4353 Cattail Ln #28 Virginia Beach, VA	3.0	2.5	1695	$2,600	$1.53	10d	1	1.46mi
1548 Beachview Dr Virginia Beach, VA	4.0	2.0	1800	$2,800	$1.56	14d	1	1.49mi

Listing history 21 events

1. 2026-06-10
   status $305,000 Under Contract 16 DOM
2. 2026-06-09
   days on market $305,000 Active 16 DOM
3. 2026-06-08
   days on market $305,000 Active 15 DOM
4. 2026-06-07
   days on market $305,000 Active 14 DOM
5. 2026-06-03
   days on market $305,000 Active 10 DOM
6. 2026-06-02
   days on market $305,000 Active 9 DOM
7. 2026-06-01
   days on market $305,000 Active 8 DOM
8. 2026-05-31
   days on market $305,000 Active 7 DOM
9. 2026-05-25
   listed $305,000 Active
10. 2026-05-22
    listed $305,000
11. 2018-02-16
    soldstatus $110,000
12. 2018-02-06
    status Under Contract
13. 2017-06-19
    price $125,000
14. 2017-06-19
    listed $125,000 Active
15. 2017-06-19
    historical
16. 2017-02-23
    price $100,000
17. 2017-02-17
    price $120,000
18. 2017-02-02
    price $130,000
19. 2017-01-23
    price $150,000
20. 2017-01-12
    listed $160,000 Active
21. 2002-05-29
    soldstatus $81,000

ⓘ 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: $2,428 · $202/mo
• Projected year-2 tax: $2,501 · $208/mo
• Expected delta: +$73/yr (+$6/mo · 3.0%)

ⓘ 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: $27,181
• − Mortgage interest: −$17,085
• − Property taxes: −$2,428
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,174
• − Management: −$2,174
• − Depreciation: −$8,873
• Taxable loss: −$7,078
• Est. tax savings @ 24.0%: +$1,699
• After-tax cash flow: $25/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

+276.5% since first listed

13 events — show timeline

• 2026-05-25 Listed $305,000 REINMLS
• 2026-05-22 Listed $305,000 REINMLS
• 2018-02-16 Sold (Public Records) $110,000 Public Records
• 2018-02-06 Pending — REINMLS
• 2017-06-19 Price Changed $125,000 REINMLS
• 2017-06-19 Listed $125,000 REINMLS
• 2017-06-19 Listing Removed — REINMLS
• 2017-02-23 Price Changed $100,000 REINMLS
• 2017-02-17 Price Changed $120,000 REINMLS
• 2017-02-02 Price Changed $130,000 REINMLS
• 2017-01-23 Price Changed $150,000 REINMLS
• 2017-01-12 Listed $160,000 REINMLS
• 2002-05-29 Sold (Public Records) $81,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $2,428 · +9.3% YoY. Source: county tax records.