272 Play Dr · Virginia Beach, VA 23462

$66,000

3 bd · 2.0 ba · 980 sqft · Other · 25 Days on market

Built 1985 Good condition

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.4/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Rent growth +3.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Mobile home for sale 3 Bedrooms 2 Bath Located in Virginia Beach County view mobile home park very quiet neighborhood. Close to the highway, town center and other surrounding stores. ~ New porch ~New siding ~New skirting ~ New flooring ~New counter tops ~ New kitchen faucet ~microwave/stove included ~new bathrooms ~ fresh paint ~new doors ~new windows ~new cabinets ~Roof in excellent condition ~large yard space Purchase price- 66k$ firm. 935$ lot rent (includes trash and water) Casa m & Atilde; & sup3;vil en venta 3 dormitorios 2 ba & Atilde; & plusmn; o ubicado en Virginia Beach Parque de casas m & Atilde; & sup3;viles County View Barrio muy

Key facts

• New siding
• New flooring
• New porch

Tags

• COUNTY VIEW MOBILE HOME PARK
• QUIET NEIGHBORHOOD
• NEW PORCH
• NEW SIDING
• NEW SKIRTING
• NEW FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $66k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $66k).
• Recommended offer: $65k (1.5% below list) — sets the bar for market timing.
• Cap rate 27.9% 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: schools A+, amenities A+, employment 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.
• Market conditions: Rents rising fast (+5.6%/yr); 220 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 36% 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 $456 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 5.6% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($65k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $65,010 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 3.15% ✓
• Cap rate: 27.85%
• Cash-on-cash: 77.00%
• DSCR: 4.43
• GRM: 2.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.61% rent growth · sell at horizon

5-year hold

• IRR: 79.9%
• Equity multiple: 4.81×
• Total profit: $70,462
• Equity at exit: $9,841

10-year hold

• IRR: 84.1%
• Equity multiple: 10.90×
• Total profit: $182,980
• Equity at exit: $5,706

Cash invested: $18,480 (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: 2.6×

Monthly cashflow live

• Estimated rent: $2,078 high
• Mortgage (P&I): −$346
• Tax est. 1.5%: −$82 /mo · $990/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $1,186

Break-even live

Break-even rent $577

Max offer price $66,000

Occupancy floor 38%

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: $16,500
• Closing costs: $1,980
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5441 Greenwich Rd Virginia Beach, VA	1.0–2.0	1.0–2.0	1075	$3,149	$2.93	1d	13	1.05mi
5161 Weaver Dr Virginia Beach, VA	2.0–3.0	1.0	971	$1,675	$1.73	4d	4	1.09mi
4556 Columbus St Virginia Beach, VA	2.0	1.0–2.0	763	$2,626	$3.44	3d	14	1.15mi
512 Featherstone Ct Unit 573F Virginia Beach, VA	3.0	1.0	1047	$1,675	$1.60	23d	1	1.23mi
512 Featherstone Ct Unit 501-201D Virginia Beach, VA	2.0	1.0	897	$1,549	$1.73	23d	1	1.23mi
453 Peregrine St Virginia Beach, VA	2.0	1.0	994	$1,500	$1.51	23d	1	1.27mi
5528 Carolanne Ter Virginia Beach, VA	2.0	2.0	950	$1,725	$1.82	1d	1	1.46mi
4226 Beasley Ct Virginia Beach, VA	2.0	1.5	884	$1,595	$1.80	23d	1	1.46mi
4226 Beasley Ct Virginia Beach, VA	2.0	1.5	884	$1,595	$1.80	14d	1	1.46mi

Listing history 13 events

1. 2026-06-18
   days on market $66,000 Active 25 DOM
2. 2026-06-17
   days on market $66,000 Active 24 DOM
3. 2026-06-16
   days on market $66,000 Active 23 DOM
4. 2026-06-15
   days on market $66,000 Active 22 DOM
5. 2026-06-13
   days on market $66,000 Active 20 DOM
6. 2026-06-09
   days on market $66,000 Active 16 DOM
7. 2026-06-08
   days on market $66,000 Active 15 DOM
8. 2026-06-07
   days on market $66,000 Active 14 DOM
9. 2026-06-03
   days on market $66,000 Active 10 DOM
10. 2026-06-02
    days on market $66,000 Active 9 DOM
11. 2026-06-01
    days on market $66,000 Active 8 DOM
12. 2026-05-31
    days on market $66,000 Active 7 DOM
13. 2026-05-25
    listed $66,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,941
• − Mortgage interest: −$3,697
• − Property taxes: −$990
• − Insurance: −$330
• − Repairs & maintenance: −$1,995
• − Management: −$1,995
• − Depreciation: −$1,920
• Taxable income: $14,013
• Est. tax owed @ 24.0%: −$3,363
• After-tax cash flow: $10,867/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.

Condition & rehab AI · 1 photo

Good 80/100 Cosmetic rehab

This mobile home is in excellent condition with recent renovations, including new bathrooms, countertops, and siding. It offers a good investment opportunity with potential for further value enhancement through landscaping and interior updates.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Interior updates — Fresh paint and new fixtures improve aesthetics
• Both Exterior updates — New siding and skirting enhance curb appeal and value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Interior updates — Fresh paint and new fixtures improve aesthetics ↑
• Both Exterior updates — New siding and skirting enhance curb appeal and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-05-25 Listed $66,000 FSBO.com