5764 Albright Dr · Virginia Beach, VA 23464

$259,500

2 bd · 1.0 ba · 916 sqft · Townhouse public records · 20 Days on market

Built 1977 5,566 sqft lot

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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 +11.6/30.0
• ARV discount +7.5/15.0
• Schools +6.4/10.0
• Livability +4.2/5.0
• Rent growth +4.1/5.0
• DSCR +3.4/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

2 bedroom, 1 full bath attached ranch home located in the Brigadoon neighborhood of Virginia Beach.

Key facts

• Garage
• Built 1977
• Listed 20 days

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Converted garage (about 300 sq. ft.); Has garage
• Utilities: City/County water; City/County sewer; Other type water heater
• Home design: Attached property; Ranch style; Single-story
• Construction: Slab foundation
• Exterior features: Vinyl siding; Asphalt shingle roof; Approximately 0.1278 acre lot

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: At least one bedroom on the first floor
• Flooring: Carpet
• Bathrooms: One full bathroom
• Heating & cooling: Forced hot air heating; Central air conditioning
• Interior features: Two fireplaces; Carpet flooring; Bedroom and full bathroom on the first floor; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $260k.

Deal economics

• At list price, monthly cash flow is $-83 ($-991/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (23.2% below list).
• Recommended offer: $199k (23.2% 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: Tallwood Elementary (math 82% / reading 82%, grade A+, #106 of 1,108 statewide, top 11%, 594 students, 46% 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) — zoned schools average 47% FRL vs 28% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.4%/yr); 234 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 666 units permitted in Virginia Beach city in 2024 (347 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 $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 20 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $59k; list at $260k implies a 341% 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 $199,357 (23.2% 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: 0.77% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.36%
• DSCR: 0.94
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.36% rent growth · sell at horizon

5-year hold

• IRR: -15.2%
• Equity multiple: 0.44×
• Total profit: $-40,395
• Equity at exit: $38,692

10-year hold

• IRR: -2.1%
• Equity multiple: 0.84×
• Total profit: $-11,529
• Equity at exit: $22,437

Cash invested: $72,660 (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: 10.8×

Monthly cashflow live

• Estimated rent: $1,994 medium
• Mortgage (P&I): −$1,361
• Tax from tax record: −$189 /mo · $2,262/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $-83

Break-even live

Break-even rent $2,098

Max offer price $244,916

Occupancy floor 99%

Sensitivity live

Price	-10% $64	-5% $-9	+0% $-83	+5% $-156	+10% $-229
Rent	-10% $-240	-5% $-161	+0% $-83	+5% $-4	+10% $75
Rate	-1.0pp $48	-0.5pp $-17	base $-83	+0.5pp $-150	+1.0pp $-218

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: $64,875
• Closing costs: $7,785
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5657 Infinity Ln Virginia Beach, VA	1.0–2.0	1.0–2.0	967	$2,063	$2.13	3d	13	1.16mi
1749 Lacrosse Dr Virginia Beach, VA	1.0–2.0	1.0–2.0	905	$2,189	$2.42	3d	7	1.36mi
1221 Clydesdale Ln Virginia Beach, VA	2.0	1.5	1120	$1,800	$1.61	25d	1	1.43mi
1101 Craftsman Dr Virginia Beach, VA	1.0–2.0	1.0–2.0	1014	$1,909	$1.88	4d	22	1.49mi

Listing history 12 events

1. 2026-06-21
   days on market $259,500 Active 20 DOM
2. 2026-06-18
   days on market $259,500 Active 17 DOM
3. 2026-06-17
   days on market $259,500 Active 16 DOM
4. 2026-06-16
   days on market $259,500 Active 15 DOM
5. 2026-06-15
   days on market $259,500 Active 14 DOM
6. 2026-06-13
   days on market $259,500 Active 12 DOM
7. 2026-06-09
   days on market $259,500 Active 8 DOM
8. 2026-06-08
   days on market $259,500 Active 7 DOM
9. 2026-06-07
   days on market $259,500 Active 6 DOM
10. 2026-06-03
    days on market $259,500 Active 2 DOM
11. 2026-06-02
    remarks 99-char remark
12. 2026-06-02
    listed $259,500 Active 1 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: $2,262 · $189/mo
• Projected year-2 tax: $2,262 · $189/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 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: $23,923
• − Mortgage interest: −$14,536
• − Property taxes: −$2,262
• − Insurance: −$1,298
• − Repairs & maintenance: −$1,914
• − Management: −$1,914
• − Depreciation: −$7,549
• Taxable loss: −$5,549
• Est. tax savings @ 24.0%: +$1,332
• After-tax cash flow: $341/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

+340.6% since first listed

2 events — show timeline

• 2026-05-31 Listed $259,500 REINMLS
• 1982-12-23 Sold (Public Records) $58,900 Public Records

Property tax history

+3.3%/yr

Latest (2025): $2,262 · +6.0% YoY. Source: county tax records.