3909 Rokeby Ave · Chesapeake, VA 23325

$147,500

2 bd · 1.0 ba · 1,371 sqft · SingleFamily public records · 1 Days on market

Built 1950 ↓ 5% since listing

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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 +29.4/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Schools +5.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Small ranch home in established neighborhood. Investor special

Key facts

• Garage
• Built 1950

Property features AI

Finance

• HOA & community: No HOA fees indicated

Exterior

• Parking: Detached 1-car garage
• Utilities: City/County water; City/County sewer; Electric water heater; Electric power
• Home design: Detached ranch; Single-story; Crawl foundation
• Construction: Vinyl exterior; Crawl foundation; Asphalt shingle roof
• Exterior features: Patio; Vinyl siding; Asphalt shingle roof

Interior

• Kitchen: Kitchen
• Bedrooms: Master bedroom; Additional bedroom; Bedroom and full bathroom on first floor
• Flooring: Carpet
• Bathrooms: One full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fan; Carpet flooring
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $522 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $148k).
• Cap rate 10.5% 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: Norfolk Highlands Primary (math 57% / reading 57%, grade C+, #597 of 1,108 statewide, top 57%, 284 students, 90% FRL); Indian River High (math 69% / reading 73%, grade B+, #146 of 319 statewide, top 47%, 1,701 students, 71% FRL) — zoned schools average 81% FRL vs 28% district-wide (53 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 62 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 597 units permitted in Chesapeake city in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($70k/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 $1k of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $147,500

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 1.34% ✓
• Cap rate: 10.54%
• Cash-on-cash: 15.17%
• DSCR: 1.67
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $327,669
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2445 Lindbergh Ave	0.22mi	3/1.5 (+1)	1,344 (-2%)	2mo	$266,000	$198	77
3409 Mcneal Ave	0.35mi	3/2.0 (+1)	1,377 (+0%)	1mo	$399,000	$290	73
1432 Chestnut Ave	0.37mi	3/2.5 (+1)	1,380 (+1%)	1mo	$340,000	$246	70
1507 Rokeby Ave	0.12mi	3/2.0 (+1)	1,232 (-10%)	2mo	$300,500	$244	66
1515 Linden Ave	0.28mi	3/1.5 (+1)	1,275 (-7%)	3mo	$335,000	$263	66
4311 Emporia Ct	0.67mi	3/1.0 (+1)	1,320 (-4%)	1mo	$315,000	$239	57
1620 Elm Ave	0.37mi	3/2.0 (+1)	1,508 (+10%)	2mo	$284,900	$189	55
1601 Wood Ave	0.39mi	3/2.0 (+1)	1,500 (+9%)	2mo	$353,000	$235	55
1109 Santeetlah Ave	0.71mi	3/1.0 (+1)	1,296 (-6%)	1mo	$243,000	$188	52
1229 Elder Ave	0.46mi	3/2.0 (+1)	1,222 (-11%)	3mo	$374,000	$306	49
1717 Sparrow Rd	0.54mi	3/2.0 (+1)	1,573 (+15%)	2mo	$335,500	$213	40
4315 Towanda Rd	0.69mi	3/1.5 (+1)	1,200 (-12%)	0mo	$279,114	$233	40

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.8%
• Equity multiple: 1.23×
• Total profit: $9,391
• Equity at exit: $21,993

10-year hold

• IRR: 15.3%
• Equity multiple: 2.24×
• Total profit: $51,159
• Equity at exit: $12,753

Cash invested: $41,300 (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 23325

• Active inventory: 62
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,972 high
• Mortgage (P&I): −$774
• Tax from tax record: −$201 /mo · $2,412/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $522

Break-even live

Break-even rent $1,311

Max offer price $147,500

Occupancy floor 69%

Sensitivity live

Price	-10% $606	-5% $564	+0% $522	+5% $480	+10% $439
Rent	-10% $366	-5% $444	+0% $522	+5% $600	+10% $678
Rate	-1.0pp $596	-0.5pp $560	base $522	+0.5pp $484	+1.0pp $445

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: $36,875
• Closing costs: $4,425
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1424 Hawthorne Dr Chesapeake, VA	3.0	2.0	1484	$2,000	$1.35	8d	1	0.24mi
1407 Hawthorne Dr Chesapeake, VA	2.0	1.0	980	$1,025	$1.05	22d	1	0.31mi
1418 Willow Ave Unit A Chesapeake, VA	2.0	1.0	1000	$1,550	$1.55	24d	1	0.32mi
1712 Weber Ave Chesapeake, VA	3.0	2.5	1704	$2,200	$1.29	8d	1	0.57mi
1940 Weber Ave Chesapeake, VA	3.0	2.0	1600	$1,995	$1.25	24d	1	0.83mi
6442 Duquesne Pl Virginia Beach, VA	3.0	1.5	1524	$1,995	$1.31	12d	1	1.01mi
6442 Duquesne Pl Virginia Beach, VA	3.0	1.5	1524	$1,995	$1.31	8d	1	1.01mi
2213 Sparrow Rd Chesapeake, VA	3.0	2.0	1248	$2,300	$1.84	18d	1	1.10mi
6324 Rockbrook Ln Virginia Beach, VA	1.0–2.0	1.0–2.0	964	$2,165	$2.25	4d	20	1.13mi
1257 Jadens Way Chesapeake, VA	3.0	3.0	1726	$2,550	$1.48	15d	1	1.13mi
2638 King Ct Chesapeake, VA	3.0	1.5	1462	$2,000	$1.37	21d	1	1.15mi
2540 Holly Point Blvd Chesapeake, VA	1.0–3.0	1.0–2.0	1250	$2,255	$1.80	2d	20	1.15mi
2620 Sunrise Ave Chesapeake, VA	3.0	1.5	1462	$1,850	$1.27	24d	1	1.17mi
2403 Trafton Pl Unit 1 Chesapeake, VA	3.0	2.5	1739	$2,800	$1.61	2d	1	1.18mi
2416 Trafton Pl Chesapeake, VA	3.0	2.5	1750	$2,800	$1.60	18d	1	1.20mi
67 King George Quay Chesapeake, VA	3.0	1.5	1298	$1,900	$1.46	5d	1	1.27mi
2502 Fieldsway Dr Chesapeake, VA	3.0	2.5	1860	$2,550	$1.37	15d	1	1.31mi
6308 Blakely Sq Virginia Beach, VA	1.0–3.0	1.0–2.0	1036	$2,164	$2.09	3d	17	1.37mi
1221 Clydesdale Ln Virginia Beach, VA	2.0	1.5	1120	$1,800	$1.61	24d	1	1.49mi

Listing history 3 events

1. 2026-05-21
   status Under Contract
2. 2026-05-20
   listed $147,500 Active
3. 2009-04-02
   soldstatus $155,000

ⓘ 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: $2,412 · $201/mo
• Projected year-2 tax: $2,412 · $201/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 3/10 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: $23,667
• − Mortgage interest: −$8,262
• − Property taxes: −$2,412
• − Insurance: −$738
• − Repairs & maintenance: −$1,893
• − Management: −$1,893
• − Depreciation: −$4,291
• Taxable income: $4,177
• Est. tax owed @ 24.0%: −$1,003
• After-tax cash flow: $5,263/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): 19,138
• Household income: $69,909
• Rent vs Own: 40.0% rent · 60.0% own
• Severe rent burden: 755.0

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: Black 45% White 40% Hispanic / Latino 7% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Italian 2% Serbian 1%
• Foreign-born: 6% · Canada, China, Vietnam
• Languages at home: 91% English-only · Spanish 3% Other Indo-European 2% Vietnamese 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: ▼ -252.24%
• Current HPI: 309.2112
• Rent YoY: —
• 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

-4.8% since first listed

3 events — show timeline

• 2026-05-21 Pending — REINMLS
• 2026-05-20 Listed $147,500 REINMLS
• 2009-04-02 Sold (Public Records) $155,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $2,412 · +6.3% YoY. Source: county tax records.