2510 Meadows Lndg · Chesapeake, VA 23321

$235,000

2 bd · 2.0 ba · 1,127 sqft · Townhouse public records · 9 Days on market

Built 1985 Est $255k · 8% 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).

• Cash flow +12.3/30.0
• ARV discount +11.0/15.0
• Schools +5.8/10.0
• Rent growth +4.4/5.0
• DSCR +3.6/10.0
• Livability +3.5/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this adorable move in ready townhouse, located in the Heart of Western Branch. Feel the comfort and convenience in this well-maintained townhome nestled in sought-after Western Branch. Enjoy a spacious living area filled with plenty of natural light, a tidy eat-in kitchen for dining and two bedrooms upstairs. Step outside and take advantage of ample common green space, for outdoor recreation or just relax. Located just minutes from local shopping and dining, plus easy access to i-664. This home offers both tranquility and unbeatable convenience. No HOA fees! This home has been updated throughout with new vinyl plank flooring, water heater (2021), and fresh interior paint for a tu

Key facts

• Tidy eat-in kitchen
• Updated throughout
• Spacious living area

Tags

• SPACIOUS LIVING AREA
• NATURAL LIGHT
• TIDY EAT-IN KITCHEN
• AMPLE COMMON GREEN SPACE
• EASY ACCESS TO I-664
• UPDATED THROUGHOUT

Property features AI

Finance

• HOA & community: No HOA fees reported

Exterior

• Parking: Off-street parking for 2 vehicles (driveway spaces)
• Utilities: City/County water; City/County sewer; Electric water heater
• Home design: Attached townhouse; 2 stories (2 living levels); Slab foundation; Simple ownership
• Construction: Asphalt shingle roof
• Exterior features: Vinyl siding; Back yard with wood fence

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator; Disposal
• Bedrooms: Master bedroom; Additional bedroom
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump heating; Central air conditioning (heat pump)
• Interior features: Ceiling fan; Dual-entry bath (between bedroom and hall); Breakfast area
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $235k.

Deal economics

• At list price, monthly cash flow is $-43 ($-522/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (3.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (21.0% below list).
• Recommended offer: $186k (21.0% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.7% in Chesapeake — 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 70/100 on livability (#236 in VA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: crime C-, cost of living C-, amenities F.
• Chesapeake City Public School District (suburban): math 58% / reading 74% proficiency, ranked #31 of 131 in VA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Western Branch Primary (813 students, 41% FRL); Western Branch Middle (math 53% / reading 78%, grade A-, #116 of 342 statewide, top 35%, 887 students, 37% FRL); Western Branch High (math 71% / reading 84%, grade A-, #83 of 319 statewide, top 28%, 2,121 students, 37% FRL).
• Market conditions: Rents rising fast (+7.6%/yr); 234 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 597 units permitted in Chesapeake city in 2024 (0 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 $7k of value loss. Plan a longer hold.
• Chesapeake County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 $156k; list at $235k implies a 51% 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 $185,579 (21.0% 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. 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. 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.
6. 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.
7. 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: 0.79% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.79%
• DSCR: 0.96
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $254,702
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3903 Raintree Ct	0.10mi	2/2.5	1,127 (0%)	7mo	$258,000	$229	88
2351 Meadows Lndg	0.16mi	2/1.5	1,132 (+0%)	9mo	$235,000	$208	82
2505 Meadows Lndg	0.03mi	2/2.5	1,252 (+11%)	8mo	$282,400	$226	72

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 · 7.59% rent growth · sell at horizon

5-year hold

• IRR: -13.0%
• Equity multiple: 0.51×
• Total profit: $-31,925
• Equity at exit: $35,039

10-year hold

• IRR: 1.6%
• Equity multiple: 1.14×
• Total profit: $8,923
• Equity at exit: $20,319

Cash invested: $65,800 (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 23321

• Rents YoY: 7.6%
• Active inventory: 234
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,856 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$179 /mo · $2,151/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $-43

Break-even live

Break-even rent $1,911

Max offer price $227,318

Occupancy floor 97%

Sensitivity live

Price	-10% $90	-5% $23	+0% $-43	+5% $-110	+10% $-177
Rent	-10% $-190	-5% $-117	+0% $-43	+5% $30	+10% $103
Rate	-1.0pp $75	-0.5pp $16	base $-43	+0.5pp $-104	+1.0pp $-166

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2433 Meadows Lndg Chesapeake, VA	2.0	1.5	1154	$1,750	$1.52	6d	1	0.05mi
2605 Meadows Lndg Chesapeake, VA	2.0	1.0	936	$1,595	$1.70	25d	1	0.07mi
2642 Meadows Lndg Chesapeake, VA	3.0	2.5	1384	$2,100	$1.52	4d	1	0.13mi
4152 Prindle Ct Chesapeake, VA	3.0	2.0	1275	$2,225	$1.75	4d	1	0.24mi
2801 Leeds Ct Chesapeake, VA	3.0	2.0	1210	$1,995	$1.65	4d	1	0.85mi
4207 Coffman Blvd Chesapeake, VA	3.0	2.0	1439	$2,900	$2.02	4d	1	0.86mi
1017 Hodges Ferry Rd Portsmouth, VA	2.0	1.5	880	$1,350	$1.53	45d	1	1.08mi
207 Robin Rd Portsmouth, VA	3.0	1.5	1250	$1,950	$1.56	9d	1	1.10mi
4316 Hillingdon Bnd #207 Chesapeake, VA	2.0	2.0	1326	$1,700	$1.28	18d	1	1.27mi
4308 Hillingdon Bnd #205 Chesapeake, VA	2.0	2.0	1367	$1,995	$1.46	19d	1	1.27mi

Listing history 13 events

1. 2026-06-07
   statusdays on market $235,000 Under Contract 9 DOM
2. 2026-06-03
   days on market $235,000 Active Under Contract 6 DOM
3. 2026-06-02
   days on market $235,000 Active Under Contract 5 DOM
4. 2026-06-01
   days on market $235,000 Active Under Contract 4 DOM
5. 2026-05-31
   days on market $235,000 Active Under Contract 3 DOM
6. 2026-05-23
   listed $235,000 Active
7. 2021-04-08
   soldstatus $156,000
8. 2021-03-17
   status Under Contract
9. 2021-03-10
   historical Active Under Contract
10. 2021-03-08
    listed $160,000 Active
11. 2007-12-06
    soldstatus $164,900
12. 2005-07-20
    soldstatus $147,500
13. 1985-12-17
    soldstatus $58,900

ⓘ 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: $2,151 · $179/mo
• Projected year-2 tax: $2,151 · $179/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 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,269
• − Mortgage interest: −$13,164
• − Property taxes: −$2,151
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,782
• − Management: −$1,782
• − Depreciation: −$6,836
• Taxable loss: −$4,620
• Est. tax savings @ 24.0%: +$1,109
• After-tax cash flow: $587/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: Chesapeake City Public School District
• NCES district ID: 5100810
• Math proficiency: 58% ▼ -29.00%
• Reading proficiency: 74% ▼ -7.00%
• Median HH income: $69,356
• Composite: 57.84/100
• National rank: #1047
• State rank: #31 of 131 in VA

Livability — Chesapeake

• Score: 70/100
• State rank: #236
• US rank: #7942

Category grades

Amenities F Commute F Cost of living C- Crime C- Employment A+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chesapeake, VA
• County: Chesapeake City · 253,091 people
• City population: 253,091
• Metro: Virginia Beach-Norfolk-Newport News, VA-NC
• Population (ZIP): 40,176
• Household income: $101,568
• Rent vs Own: 20.3% rent · 79.7% own
• Severe rent burden: 839.0

Population outlook (Chesapeake County) Hauer SSP2

• Today (2025): 263,804 people
• By 2030: 276,798 · +4.9%
• By 2040: 299,906 · +13.7%
• By 2050: 318,284 · +20.7%
• By 2075: 362,137 · +37.3%
• By 2100: 372,225 · +41.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 49% Black 37% Two or more races 8% Hispanic / Latino 5% Asian 3%
• Common ancestry: Romanian 3% Italian 2% Lithuanian 2%
• Foreign-born: 6% · Canada, Vietnam, South Korea
• Languages at home: 92% English-only · Spanish 4% Vietnamese 1% Korean 1%

Political lean MEDSL · Chesapeake

• 2024 margin: Toss-up / Even · D 51.3% · R 47.5% · Other 1.2%
• 2008→2024 swing: +2.5pp toward D · 2008: 1.3pp · 2024: 3.8pp
• All cycles: 2024: D+3.8 2020: D+6.5 2016: R+1.3 2012: D+1.1 2008: D+1.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -256.23%
• Current HPI: 295.6473
• Rent YoY: ▲ 7.59%
• 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

+299.0% since first listed

8 events — show timeline

• 2026-05-23 Listed $235,000 REINMLS
• 2021-04-08 Sold (Public Records) $156,000 Public Records
• 2021-03-17 Pending — REINMLS
• 2021-03-10 Contingent — REINMLS
• 2021-03-08 Listed $160,000 REINMLS
• 2007-12-06 Sold (Public Records) $164,900 Public Records
• 2005-07-20 Sold (Public Records) $147,500 Public Records
• 1985-12-17 Sold (Public Records) $58,900 Public Records

Property tax history

+3.1%/yr

Latest (2025): $2,151 · +6.6% YoY. Source: county tax records.