405 Taldan Ave · Virginia Beach, VA 23462

$305,178

4 bd · 1.5 ba · 1,403 sqft · SingleFamily public records · 22 Days on market

Built 1959 Est $391k · 22% 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 +15.0/15.0
• Cash flow +11.3/30.0
• Schools +6.4/10.0
• Livability +4.2/5.0
• Rent growth +3.9/5.0
• DSCR +3.3/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Sweat equity opportunity in highly sought-after Aragona! Priced well under market, this 4-bedroom, 2-bath tri-level sits on an oversized double lot (0.27 acres) in one of Virginia Beach's most established and desirable neighborhoods. At 1,403 sqft with a 1st-floor primary suite, cathedral ceilings, attached garage, and a storage shed, the bones are solid - bring your vision and build real equity from day one. Generous backyard, breakfast area, and a flexible tri-level layout offer room to grow. Sold AS-IS. Ideal for buyers willing to put in a little work, investors, or anyone using a renovation loan. Minutes to Pembroke, Town Center, I-264, and zoned for Bayside schools. Homes in Aragona do

Key facts

• Oversized double lot
• Generous backyard
• Garage

Tags

• OVERSIZED DOUBLE LOT
• 1ST-FLOOR PRIMARY SUITE
• GENEROUS BACKYARD
• FLEXIBLE TRI-LEVEL LAYOUT
• ZONED FOR BAYSIDE SCHOOLS

Property features AI

Finance

• HOA & community: No HOA fees reported

Exterior

• Parking: Attached 1-car garage (264 sq ft) with 1 parking space
• Utilities: City/County water; City/County sewer; Gas water heater; Electric service (standard)
• Home design: Detached property; Tri-level style; 3 stories / 3 living levels; Crawl foundation
• Construction: Asphalt shingle roof
• Exterior features: Shingle siding; Decorative fenced yard; Storage shed

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric range
• Bedrooms: First-floor master bedroom; Master bedroom with bath
• Flooring: Carpet; Ceramic; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced hot air heating; Central air conditioning
• Interior features: Cathedral ceiling; Pull-down attic stairs; Cable hookup; Ceiling fan
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $-110 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $286k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (24.0% below list).
• Recommended offer: $232k (24.0% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: Pembroke Elementary (math 68% / reading 70%, grade A-, #351 of 1,108 statewide, top 32%, 522 students, 71% FRL); Bayside High (math 63% / reading 75%, grade B, #170 of 319 statewide, top 55%, 1,983 students, 65% FRL) — zoned schools average 68% FRL vs 28% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.6%/yr); 220 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 666 units permitted in Virginia Beach city in 2024 (347 in 5+ unit buildings).
• This rent runs 40% of the median local income ($69k/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 22 days — a 2% lower offer ($301k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $13k; list at $305k implies a 2162% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 94% 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 $231,927 (24.0% 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 1959 — 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: 0.76% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.55%
• DSCR: 0.93
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $391,437
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4917 Carnation Ave	0.35mi	4/2.0	1,440 (+3%)	2mo	$390,000	$271	76
529 Longfellow Ave	0.61mi	4/1.5	1,403 (0%)	2mo	$250,000	$178	70
624 Cunningham Rd	0.54mi	4/2.0	1,380 (-2%)	1mo	$405,000	$293	69
404 Ticonderoga Rd	0.20mi	4/1.5	1,600 (+14%)	0mo	$385,000	$241	67
4504 Constitution Ct	0.68mi	4/2.0	1,403 (0%)	1mo	$429,900	$306	66
4516 Jeanne St	0.61mi	4/2.0	1,353 (-4%)	2mo	$395,000	$292	62
4900 Klamath Rd	0.69mi	4/1.0	1,338 (-5%)	2mo	$340,000	$254	57
509 Chownings Dr	0.73mi	3/2.0 (-1)	1,365 (-3%)	1mo	$330,000	$242	54
4613 Hinsdale St	0.51mi	3/2.0 (-1)	1,273 (-9%)	2mo	$385,000	$302	52
4505 William Pitt Ln	0.64mi	4/2.0	1,550 (+10%)	2mo	$450,000	$290	49
500 Southgate Ave	0.50mi	3/2.0 (-1)	1,610 (+15%)	1mo	$369,900	$230	44
412 Lord North Rd	0.62mi	3/1.5 (-1)	1,200 (-14%)	1mo	$335,000	$279	41

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 · 5.61% rent growth · sell at horizon

5-year hold

• IRR: -16.2%
• Equity multiple: 0.41×
• Total profit: $-50,308
• Equity at exit: $45,503

10-year hold

• IRR: -4.2%
• Equity multiple: 0.69×
• Total profit: $-26,088
• Equity at exit: $26,386

Cash invested: $85,450 (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 23462

• Rents YoY: 5.6%
• Active inventory: 220
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,319 high
• Mortgage (P&I): −$1,600
• Tax from tax record: −$215 /mo · $2,582/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $-110

Break-even live

Break-even rent $2,459

Max offer price $285,658

Occupancy floor 100%

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: $76,294
• Closing costs: $9,155
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4733 Adler Ave Virginia Beach, VA	3.0	1.0	1150	$1,995	$1.73	21d	1	0.33mi
337 Dorset Ave Virginia Beach, VA	3.0	1.0	1180	$1,700	$1.44	7d	1	0.40mi
5161 Weaver Dr Virginia Beach, VA	2.0–3.0	1.0	971	$1,675	$1.73	4d	4	0.70mi
512 Featherstone Ct Unit 573F Virginia Beach, VA	3.0	1.0	1047	$1,675	$1.60	23d	1	0.76mi
5206 Richard Rd Virginia Beach, VA	3.0	1.5	1240	$1,795	$1.45	21d	1	0.78mi
5212 Richard Rd Virginia Beach, VA	3.0	2.5	1372	$2,100	$1.53	21d	1	0.79mi
4409 Articles Ln Virginia Beach, VA	3.0	1.5	1332	$2,650	$1.99	2d	1	0.81mi
449 Peregrine St Virginia Beach, VA	3.0	2.0	1400	$1,995	$1.43	16d	1	0.91mi
326 Harrier St Virginia Beach, VA	3.0	1.5	1178	$1,995	$1.69	16d	1	0.91mi
4884 Travertine Ave Unit 00 208203O Virginia Beach, VA	3.0	2.0	1254	$2,100	$1.67	23d	1	0.95mi
4884 Travertine Ave Unit 00 216304M Virginia Beach, VA	3.0	2.0	1254	$2,250	$1.79	17d	1	0.95mi
4968 Limestone Ave Unit 1 Virginia Beach, VA	4.0	3.5	1815	$3,000	$1.65	23d	1	1.03mi
5509 Bulls Bay Dr Virginia Beach, VA	3.0	2.5	1694	$2,599	$1.53	12d	1	1.11mi
5509 Bulls Bay Dr Unit 1 Virginia Beach, VA	3.0	2.0	1694	$2,599	$1.53	4d	1	1.11mi
814 Gable Way Virginia Beach, VA	3.0	2.5	1452	$2,200	$1.52	23d	1	1.20mi
5416 Sweetwater Ct Virginia Beach, VA	4.0	2.5	1704	$2,495	$1.46	23d	1	1.21mi
5421 Sweetwater Ct Virginia Beach, VA	3.0	2.5	1704	$2,500	$1.47	2d	1	1.22mi
825 Crossing Ct Virginia Beach, VA	1.0–3.0	1.0–2.0	937	$2,499	$2.67	23d	1	1.26mi
412 Kenley Rd Virginia Beach, VA	3.0	3.0	1424	$2,400	$1.69	12d	1	1.32mi
113 S Parliament Dr Virginia Beach, VA	3.0	2.0	1770	$2,600	$1.47	23d	1	1.33mi
104 S Palm Ave Virginia Beach, VA	3.0	2.5	1700	$2,900	$1.71	23d	1	1.33mi
4905 Windbrooke Ct Virginia Beach, VA	3.0	2.5	1600	$2,000	$1.25	14d	1	1.36mi
5416 Safe Harbour Way Virginia Beach, VA	3.0	2.5	1686	$2,500	$1.48	1d	1	1.36mi
202 Stonehall Ct Virginia Beach, VA	3.0	2.5	1614	$2,200	$1.36	17d	1	1.37mi
202 Stonehall Ct Virginia Beach, VA	3.0	2.5	1614	$2,200	$1.36	4d	1	1.37mi
800 Saint Denis Ct Virginia Beach, VA	3.0	2.5	1750	$1,950	$1.11	23d	1	1.40mi
4863 Woods Edge Rd Virginia Beach, VA	3.0	2.0	1239	$2,100	$1.69	4d	1	1.41mi
4800 Deming Ct Virginia Beach, VA	3.0	2.0	1239	$2,200	$1.78	21d	1	1.43mi
616 Aubrey Dr Virginia Beach, VA	3.0	1.5	1266	$1,995	$1.58	23d	1	1.44mi
317 Elderwood Ct Virginia Beach, VA	3.0	2.5	1668	$2,000	$1.20	23d	1	1.46mi
4932 Westgrove Rd Virginia Beach, VA	4.0	2.5	1400	$2,450	$1.75	23d	1	1.47mi

Listing history 12 events

1. 2026-06-08
   days on market $305,178 Active 22 DOM
2. 2026-06-07
   days on market $305,178 Active 21 DOM
3. 2026-06-03
   days on market $305,178 Active 17 DOM
4. 2026-06-02
   days on market $305,178 Active 16 DOM
5. 2026-06-01
   days on market $305,178 Active 15 DOM
6. 2026-05-31
   days on market $305,178 Active 14 DOM
7. 2026-05-24
   status Active
8. 2026-05-11
   status Under Contract
9. 2026-05-08
   price $285,000
10. 2026-05-08
    price $305,178
11. 2026-05-04
    listed $299,999 Active
12. 1959-05-28
    soldstatus $13,490

ⓘ 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: $2,582 · $215/mo
• Projected year-2 tax: $2,582 · $215/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 ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 94% 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: $27,831
• − Mortgage interest: −$17,095
• − Property taxes: −$2,582
• − Insurance: −$1,526
• − Repairs & maintenance: −$2,226
• − Management: −$2,226
• − Depreciation: −$8,878
• Taxable loss: −$6,702
• Est. tax savings @ 24.0%: +$1,609
• After-tax cash flow: $283/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): 66,151
• Household income: $69,040
• Rent vs Own: 46.3% rent · 53.7% own
• Severe rent burden: 3906.0

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 45% Black 32% Hispanic / Latino 12% Two or more races 10% Asian 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Romanian 2% Italian 1% Slovak 1%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 87% 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: ▼ -269.19%
• Current HPI: 333.1908
• Rent YoY: ▲ 5.61%
• 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

+2012.7% since first listed

6 events — show timeline

• 2026-05-24 Relisted — REINMLS
• 2026-05-11 Pending — REINMLS
• 2026-05-08 Price Changed $285,000 REINMLS
• 2026-05-08 Price Changed $305,178 REINMLS
• 2026-05-04 Listed $299,999 REINMLS
• 1959-05-28 Sold (Public Records) $13,490 Public Records

Property tax history

+3.5%/yr

Latest (2025): $2,582 · +2.7% YoY. Source: county tax records.