609 Hustings Court Ln · Virginia Beach, VA 23452

$279,900

3 bd · 1.5 ba · 1,320 sqft · Townhouse public records · 23 Days on market

Built 1979 2,034 sqft lot Est $261k · 7% 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 +11.8/30.0
• Schools +6.4/10.0
• ARV discount +4.3/15.0
• Livability +4.2/5.0
• Rent growth +3.7/5.0
• DSCR +3.5/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this charming 3-bedroom, 1.5-bath townhome conveniently located in the heart of Virginia Beach! Nestled near shopping, dining, schools, and major interstates, this home offers both comfort and convenience. Enjoy a functional layout with spacious living areas, great natural light, and plenty of potential to make it your own. Easy to show and ready for its next owner — don’t miss this fantastic opportunity in a central location near everything Virginia Beach has to offer!

Key facts

• 2 parking spots
• Built 1979
• Listed 23 days

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: 2 parking spaces
• Utilities: City/County water; City/County sewer; Electric power
• Home design: Attached townhouse; 2 stories; Slab foundation; Simple ownership
• Construction: Asphalt shingle roof
• Exterior features: Vinyl siding; Wood fence

Interior

• Kitchen: Electric range; Dishwasher
• Bedrooms: No bedroom and full bathroom on first floor
• Flooring: Carpet
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Carpet flooring; 6 total rooms
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $280k.

Deal economics

• At list price, monthly cash flow is $-77 ($-921/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (23.8% below list).
• Recommended offer: $213k (23.8% 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 17d 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 32% 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 $8k 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 23 days — a 2% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $78k; list at $280k implies a 259% 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 $213,417 (23.8% 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 1979 — 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: 5.96%
• Cash-on-cash: -1.18%
• DSCR: 0.95
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $261,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
629 Counselor Sq	0.06mi	3/1.5	1,326 (+0%)	3mo	$230,000	$173	94
3832 Chancery Ln	0.10mi	3/1.5	1,320 (0%)	2mo	$280,000	$212	93
3768 Governors Way	0.13mi	3/1.5	1,362 (+3%)	2mo	$280,000	$206	87
3630 Chimney Creek Dr	0.33mi	2/1.5 (-1)	1,368 (+4%)	2mo	$260,000	$190	72
4060 Thomas Jefferson Dr	0.20mi	3/1.5	1,470 (+11%)	4mo	$315,000	$214	69
718 Woodbox Dr	0.34mi	2/2.5 (-1)	1,391 (+5%)	1mo	$275,000	$198	65
640 Governors Way	0.15mi	3/2.5	1,496 (+13%)	2mo	$282,000	$189	64
3650 Arthur Ave	0.58mi	3/1.5	1,404 (+6%)	1mo	$285,000	$203	62
3659 Essex Pond Quay	0.49mi	2/2.5 (-1)	1,282 (-3%)	2mo	$240,000	$187	62
3633 Essex Pond Quay	0.53mi	2/2.5 (-1)	1,282 (-3%)	3mo	$226,000	$176	59
3603 Essex Pond Quay	0.57mi	2/2.5 (-1)	1,282 (-3%)	2mo	$230,000	$179	58
823 Spence Cir	0.71mi	2/1.5 (-1)	1,147 (-13%)	4mo	$235,000	$205	37

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: -16.3%
• Equity multiple: 0.41×
• Total profit: $-46,117
• Equity at exit: $41,734

10-year hold

• IRR: -5.2%
• Equity multiple: 0.63×
• Total profit: $-28,819
• Equity at exit: $24,201

Cash invested: $78,372 (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: 10.9×

Monthly cashflow live

• Estimated rent: $2,134 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$178 /mo · $2,140/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $-77

Break-even live

Break-even rent $2,231

Max offer price $266,339

Occupancy floor 99%

Sensitivity live

Price	-10% $82	-5% $2	+0% $-77	+5% $-156	+10% $-235
Rent	-10% $-245	-5% $-161	+0% $-77	+5% $8	+10% $92
Rate	-1.0pp $64	-0.5pp $-6	base $-77	+0.5pp $-149	+1.0pp $-223

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
629 Counselor Sq Virginia Beach, VA	3.0	1.5	1326	$1,995	$1.50	25d	1	0.04mi
621 Chancery Sq Virginia Beach, VA	3.0	1.0	1320	$1,970	$1.49	19d	1	0.05mi
640 Counselor Sq Virginia Beach, VA	3.0	1.5	1320	$2,000	$1.52	16d	1	0.08mi
3923 Lake Front Cir Virginia Beach, VA	1.0–2.0	1.0	918	$1,845	$2.01	12d	1	0.19mi
3841 Forrester Ln Virginia Beach, VA	3.0	2.0	1522	$2,300	$1.51	25d	1	0.21mi
4016 Richard Lee Ct Virginia Beach, VA	3.0	1.5	1470	$2,100	$1.43	4d	1	0.25mi
3955 Marina Lake Rd Virginia Beach, VA	1.0–2.0	1.0–2.0	870	$1,960	$2.25	12d	1	0.35mi
3700 Snowdrift Cir Virginia Beach, VA	1.0–3.0	1.0–2.0	887	$2,599	$2.93	25d	1	0.41mi
3816 Banyan Grove Ln Virginia Beach, VA	1.0–3.0	1.0–2.0	945	$2,630	$2.78	3d	15	0.47mi
724 Harbor Springs Trl Virginia Beach, VA	2.0	2.0	1200	$1,795	$1.50	14d	1	0.55mi
833 Tamarack Ct Virginia Beach, VA	3.0	2.0	1650	$2,100	$1.27	18d	1	0.56mi
726 Hayes Ave Virginia Beach, VA	2.0	1.5	1008	$1,700	$1.69	25d	1	0.56mi
701 Arthur Ave Virginia Beach, VA	4.0	1.5	1404	$2,500	$1.78	19d	1	0.57mi
4217 S Plaza Trl Virginia Beach, VA	1.0–2.0	1.0–2.0	1450	$2,325	$1.60	12d	1	0.59mi
717 Grant Ave Virginia Beach, VA	3.0	2.5	1248	$2,160	$1.73	25d	1	0.63mi
846 Crashaw St Virginia Beach, VA	2.0	2.0	1346	$1,895	$1.41	16d	1	0.66mi
3564 Faraday Ln Virginia Beach, VA	4.0	2.5	1700	$2,600	$1.53	25d	1	0.72mi
4133 Shoreline Cir Virginia Beach, VA	1.0–2.0	1.0–2.0	964	$2,000	$2.07	12d	1	0.78mi
1409 Northface Ct Virginia Beach, VA	2.0	1.5	1178	$1,750	$1.49	9d	1	0.89mi
807 Foxmoore Ct Virginia Beach, VA	2.0	2.5	1125	$2,000	$1.78	4d	1	0.90mi
713 Willow Lake Cir Virginia Beach, VA	1.0–2.0	1.0–2.0	1041	$2,475	$2.38	25d	1	0.91mi
1500 Chase Arbor Cmn Virginia Beach, VA	1.0–2.0	1.0–2.0	895	$2,178	$2.43	4d	24	0.92mi
3632 Silina Dr Virginia Beach, VA	4.0	2.5	1666	$2,495	$1.50	9d	1	0.95mi
3416 Hollygreen Dr Virginia Beach, VA	2.0	1.0	960	$1,754	$1.83	25d	5	0.97mi
1012 Grassland Ct Virginia Beach, VA	3.0	2.0	1021	$2,050	$2.01	25d	1	1.01mi
3745 Edenberry Ct Virginia Beach, VA	2.0	2.0	1044	$1,899	$1.82	6d	1	1.10mi
643 Orangewood Dr Virginia Beach, VA	3.0	2.0	1571	$2,495	$1.59	25d	1	1.16mi
3560 Windmill Dr Virginia Beach, VA	3.0	1.5	1080	$2,100	$1.94	25d	1	1.19mi
224 Thalia Trace Dr Virginia Beach, VA	3.0	1.5	1248	$1,800	$1.44	3d	1	1.20mi
3424 Rainey Rd Virginia Beach, VA	3.0	1.0	1002	$1,995	$1.99	9d	1	1.22mi
3910 Inverness Rd Virginia Beach, VA	3.0	1.5	1200	$2,250	$1.88	16d	1	1.23mi
278 Thalia Trace Dr Virginia Beach, VA	3.0	1.5	1178	$1,900	$1.61	19d	1	1.26mi
3444 Terrazzo Trl Virginia Beach, VA	3.0	2.0	1217	$1,650	$1.36	6d	1	1.30mi
3638 Windmill Dr Virginia Beach, VA	2.0	1.0	934	$1,695	$1.81	12d	1	1.30mi
220 S Rosemont Rd Virginia Beach, VA	4.0	2.0	1350	$2,650	$1.96	25d	1	1.32mi
100 Runaway Bay Dr Virginia Beach, VA	1.0–2.0	1.0–2.0	807	$1,985	$2.46	3d	44	1.33mi
4425 Duffy Dr Virginia Beach, VA	2.0	2.5	1388	$2,050	$1.48	14d	1	1.40mi
4119 Eastham Rd Virginia Beach, VA	3.0	2.0	1505	$3,800	$2.52	25d	1	1.41mi
212 Paladin Dr Virginia Beach, VA	3.0	2.0	1456	$2,800	$1.92	25d	1	1.41mi
3504 Shawn Ct Virginia Beach, VA	4.0	2.5	1669	$2,650	$1.59	25d	1	1.42mi

Listing history 13 events

1. 2026-06-21
   days on market $279,900 Active 23 DOM
2. 2026-06-18
   days on market $279,900 Active 20 DOM
3. 2026-06-17
   days on market $279,900 Active 19 DOM
4. 2026-06-16
   days on market $279,900 Active 18 DOM
5. 2026-06-15
   days on market $279,900 Active 17 DOM
6. 2026-06-13
   days on market $279,900 Active 15 DOM
7. 2026-06-09
   days on market $279,900 Active 11 DOM
8. 2026-06-08
   days on market $279,900 Active 10 DOM
9. 2026-06-07
   days on market $279,900 Active 9 DOM
10. 2026-06-03
    days on market $279,900 Active 5 DOM
11. 2026-06-02
    days on market $279,900 Active 4 DOM
12. 2026-06-01
    days on market $279,900 Active 3 DOM
13. 2026-05-31
    days on market $279,900 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: $2,140 · $178/mo
• Projected year-2 tax: $2,295 · $191/mo
• Expected delta: +$155/yr (+$13/mo · 7.3%)

ⓘ 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 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: $25,610
• − Mortgage interest: −$15,679
• − Property taxes: −$2,140
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,049
• − Management: −$2,049
• − Depreciation: −$8,143
• Taxable loss: −$5,848
• Est. tax savings @ 24.0%: +$1,404
• After-tax cash flow: $482/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

+258.8% since first listed

2 events — show timeline

• 2026-05-29 Listed $279,900 REINMLS
• 2003-01-14 Sold (Public Records) $78,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $2,140 · +0.6% YoY. Source: county tax records.