5360 Beaufain Blvd · Virginia Beach, VA 23464

$349,900

3 bd · 2.0 ba · 1,751 sqft · SingleFamily public records · 18 Days on market

Built 1977 8,698 sqft lot Est $445k · 21% 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 +11.8/30.0
• Schools +6.4/10.0
• Livability +4.2/5.0
• Rent growth +4.1/5.0
• DSCR +3.5/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming Solid Brick Rambler Situated on a . 20 Acre Lot Featuring a 1-Car Garage. This Home offers a Spacious Kitchen with Plenty of Room for Cooking and Gathering, Along with Generously Sized Bedrooms for Comfortable Living. Updates in Bathrooms, Wood-Burning Stove and Additional Storage Shed for All Your Outdoor Needs. With Solid Bones and Desirable Features Throughout, This Property Presents an Excellent Opportunity for Buyers Looking to add their Personal Touches and Updates. Hurry This Will Not Last! Sold As-Is.

Key facts

• Updates in bathrooms
• Spacious kitchen
• Wood-burning stove

Tags

• SOLID BRICK RAMBLER
• SPACIOUS KITCHEN
• UPDATES IN BATHROOMS
• WOOD-BURNING STOVE
• ADDITIONAL STORAGE SHED

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Off-street parking; Street parking; Detached garage (approximately 242 sq. ft.)
• Utilities: City/County water; City/County sewer; Electric water heater
• Home design: Detached ranch-style home; Single-story
• Construction: Slab foundation
• Exterior features: Brick siding; Asphalt shingle roof; Approximately 0.20-acre lot

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Bedroom and full bathroom on the first floor; Seven total rooms
• Flooring: Carpet
• Bathrooms: Two full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Carpet flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-96 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $333k (4.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $263k (24.9% below list).
• Recommended offer: $263k (24.9% 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: Centerville Elementary (math 70% / reading 78%, grade A, #248 of 1,108 statewide, top 23%, 628 students, 32% FRL); Brandon Middle (math 54% / reading 68%, grade B+, #151 of 342 statewide, top 45%, 1,055 students, 52% FRL); Tallwood High (math 81% / reading 88%, grade A, #23 of 319 statewide, top 8%, 1,861 students, 44% FRL).
• Market conditions: Rents rising fast (+6.4%/yr); 234 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 ($92k/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 $10k 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 18 days — a 2% lower offer ($345k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $172k; list at $350k implies a 103% 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 $262,901 (24.9% 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 1977 — 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: 0.75% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.18%
• DSCR: 0.95
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $444,754
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5360 Beaufain Blvd	0.00mi	3/2.0	1,751 (0%)	0mo	$345,000	$197	100
5341 Beaufain Blvd	0.08mi	3/2.0	1,700 (-3%)	2mo	$441,000	$259	90
5485 Beaufain Blvd	0.35mi	4/2.0 (+1)	1,646 (-6%)	1mo	$436,100	$265	68
5404 Peggy Cir	0.54mi	3/2.0	1,839 (+5%)	0mo	$465,000	$253	66
1952 Hidden Valley Dr	0.36mi	4/2.0 (+1)	1,623 (-7%)	1mo	$450,000	$277	65
1749 Seaton Dr	0.22mi	4/2.0 (+1)	1,953 (+12%)	1mo	$496,000	$254	65
5416 Doon St	0.66mi	3/2.0	1,698 (-3%)	2mo	$425,000	$250	62
1780 Joplin Ln	0.70mi	3/2.5	1,810 (+3%)	0mo	$400,000	$221	59
1817 Laplaca Ln	0.46mi	3/2.5	1,933 (+10%)	1mo	$535,000	$277	59
5224 Brockie St	0.48mi	4/2.5 (+1)	1,900 (+8%)	1mo	$515,000	$271	56
5205 Perkins Ct	0.72mi	3/2.0	1,488 (-15%)	2mo	$360,500	$242	40
1864 Kempsville Crossing Ln	0.65mi	4/2.5 (+1)	2,002 (+14%)	2mo	$445,000	$222	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 · 6.36% rent growth · sell at horizon

5-year hold

• IRR: -15.0%
• Equity multiple: 0.45×
• Total profit: $-53,759
• Equity at exit: $52,171

10-year hold

• IRR: -2.0%
• Equity multiple: 0.85×
• Total profit: $-14,767
• Equity at exit: $30,253

Cash invested: $97,972 (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: 234
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,629 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$193 /mo · $2,311/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$552
• Net cashflow: $-96

Break-even live

Break-even rent $2,751

Max offer price $332,879

Occupancy floor 99%

Sensitivity live

Price	-10% $102	-5% $3	+0% $-96	+5% $-195	+10% $-294
Rent	-10% $-304	-5% $-200	+0% $-96	+5% $7	+10% $111
Rate	-1.0pp $80	-0.5pp $-7	base $-96	+0.5pp $-187	+1.0pp $-279

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1816 Blue Knob Rd Virginia Beach, VA	4.0	2.0	2414	$2,995	$1.24	6d	1	0.13mi
5412 Dalrymple St Virginia Beach, VA	4.0	2.5	2300	$2,995	$1.30	23d	1	0.30mi
5697 Magnolia Run Cir Virginia Beach, VA	2.0–3.0	2.0	1344	$2,797	$2.08	3d	5	0.40mi
5533 Society Ct Virginia Beach, VA	3.0	2.0	1464	$2,495	$1.70	6d	1	0.43mi
2229 Bizzone Cir Virginia Beach, VA	3.0	2.5	1700	$2,300	$1.35	9d	1	0.49mi
5657 Infinity Ln Virginia Beach, VA	1.0–2.0	1.0–2.0	967	$2,063	$2.13	3d	13	0.55mi
5465 Stewart Dr Virginia Beach, VA	4.0	2.5	2526	$3,500	$1.39	9d	1	0.66mi
1877 John Brown Ln Virginia Beach, VA	3.0	2.0	1348	$2,400	$1.78	23d	1	0.68mi
1801 Colleen Ct Virginia Beach, VA	3.0	2.0	1474	$2,600	$1.76	25d	1	0.78mi
1548 Beachview Dr Virginia Beach, VA	4.0	2.0	1800	$2,800	$1.56	16d	1	0.80mi
1556 Beachview Dr Virginia Beach, VA	3.0	2.5	2208	$2,900	$1.31	6d	1	0.81mi
2052 Manassas Run Virginia Beach, VA	4.0	2.5	1900	$2,950	$1.55	3d	1	0.88mi
1568 Dylan Dr Virginia Beach, VA	4.0	3.0	1880	$2,450	$1.30	19d	1	0.99mi
1568 Dylan Dr Virginia Beach, VA	4.0	3.0	1880	$2,450	$1.30	14d	1	0.99mi
1728 Rueger St Virginia Beach, VA	3.0	2.0	1360	$1,800	$1.32	16d	1	1.00mi
5742 Simon St Virginia Beach, VA	3.0	2.0	1500	$1,995	$1.33	9d	1	1.08mi
2100 Fort Belvoir Dr Virginia Beach, VA	4.0	3.0	2278	$2,850	$1.25	3d	1	1.08mi
5872 Echingham Dr Virginia Beach, VA	3.0	2.5	1633	$2,595	$1.59	12d	1	1.22mi
5125 Middlebrook Ct Virginia Beach, VA	4.0	2.5	2395	$3,195	$1.33	23d	1	1.26mi
5104 Settlers Park Dr Virginia Beach, VA	3.0	2.5	1540	$2,200	$1.43	16d	1	1.30mi
1547 Heritage Ave Virginia Beach, VA	3.0	2.5	1665	$2,295	$1.38	25d	1	1.33mi
1563 Jameson Dr Virginia Beach, VA	3.0	2.5	1334	$2,200	$1.65	6d	1	1.45mi
1520 Oak Knoll Ln Virginia Beach, VA	3.0	2.5	1300	$2,400	$1.85	25d	1	1.45mi
1521 Jameson Dr Virginia Beach, VA	3.0	2.5	1496	$1,895	$1.27	25d	1	1.49mi

Listing history 6 events

1. 2026-06-03
   status $349,900 Under Contract 18 DOM
2. 2026-06-02
   days on market $349,900 Active 18 DOM
3. 2026-06-01
   days on market $349,900 Active 17 DOM
4. 2026-05-31
   days on market $349,900 Active 16 DOM
5. 2026-04-27
   listed $349,900 Active
6. 2004-06-24
   soldstatus $172,000

ⓘ 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: $2,311 · $193/mo
• Projected year-2 tax: $2,869 · $239/mo
• Expected delta: +$558/yr (+$47/mo · 24.2%)

ⓘ 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: $31,548
• − Mortgage interest: −$19,600
• − Property taxes: −$2,311
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,524
• − Management: −$2,524
• − Depreciation: −$10,179
• Taxable loss: −$7,339
• Est. tax savings @ 24.0%: +$1,761
• After-tax cash flow: $605/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

+103.4% since first listed

2 events — show timeline

• 2026-04-27 Listed $349,900 REINMLS
• 2004-06-24 Sold (Public Records) $172,000 Public Records

Property tax history

+2.0%/yr

Latest (2018): $2,311 · +4.0% YoY. Source: county tax records.