3514 Bancroft Drive Dr · Virginia Beach, VA 23452

$255,000

3 bd · 1.5 ba · 1,210 sqft · Townhouse · 1 Days on market

Built 1981 Good condition 3,049 sqft lot Est $261k · at est.

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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 +11.0/30.0
• ARV discount +8.6/15.0
• Schools +6.4/10.0
• Livability +4.2/5.0
• Condition / age +3.8/5.0
• Rent growth +3.7/5.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming end-unit townhome in sought-after Pecan Gardens! This freshly updated home features brand-new carpet and a fresh coat of paint throughout, ready for its next owner. The living room boasts a cozy wood-burning fireplace, for chilly evenings, plus a separate dining area. Fully fenced front and back yard — great for pets, gardening, or outdoor relaxing. Unbeatable location to shopping, dining, and major interstate access for an easy commute. Don't miss this move-in ready gem!

Key facts

• End-unit townhome
• Fully fenced yard
• Unbeatable location

Tags

• END-UNIT TOWNHOME
• WOOD-BURNING FIREPLACE
• FULLY FENCED YARD
• UNBEATABLE LOCATION

Property features AI

Finance

• HOA & community: No HOA or no monthly HOA/POA fees indicated

Exterior

• Parking: 2 parking spaces
• Utilities: City/County water; City/County sewer; Electric water heater
• Home design: Attached townhouse; Two stories; Slab foundation; Simple ownership
• Construction: Composite roof
• Exterior features: Wood siding; Chain link fence

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator
• Bedrooms: Master bedroom on second floor; Additional bedroom(s) on second floor
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Heat pump for heating and cooling
• Interior features: One fireplace; Carpet and vinyl flooring
• Laundry & utility: Washer hookup; Dryer hookup; 220 V electrical outlet

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $255k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-105 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (17.8% below list).
• Recommended offer: $210k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: Windsor Oaks Elementary (math 62% / reading 77%, grade A-, #313 of 1,108 statewide, top 32%, 509 students, 75% FRL); Plaza Middle (math 76% / reading 84%, grade A+, #24 of 342 statewide, top 8%, 1,036 students, 46% FRL); Green Run High (math 64% / reading 69%, grade B, #195 of 319 statewide, top 62%, 1,517 students, 69% FRL) — zoned schools average 63% FRL vs 28% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.9%/yr); 232 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 32% of the median local income ($79k/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 $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

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

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $209,728 (17.8% 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: 0.82% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.77%
• DSCR: 0.92
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $261,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
724 Lincoln Ave	0.12mi	3/1.5	1,367 (+13%)	2mo	$315,000	$230	72
732 Garfield Ave	0.14mi	3/1.5	1,367 (+13%)	1mo	$304,000	$222	71
3525 Woodburne Dr	0.48mi	2/1.5 (-1)	1,280 (+6%)	1mo	$283,300	$221	63
917 Matunuck Ct	0.64mi	3/2.5	1,260 (+4%)	1mo	$315,000	$250	58
3361 Lakecrest Rd	0.43mi	3/2.5	1,360 (+12%)	1mo	$275,000	$202	54
3321 Boynton Ct	0.40mi	3/2.5	1,368 (+13%)	2mo	$295,000	$216	54
3603 Essex Pond Quay	0.61mi	2/2.5 (-1)	1,282 (+6%)	2mo	$230,000	$179	51
3659 Essex Pond Quay	0.68mi	2/2.5 (-1)	1,282 (+6%)	2mo	$240,000	$187	47
880 Riverbend Rd	0.60mi	2/1.5 (-1)	1,064 (-12%)	2mo	$257,000	$242	45
3630 Chimney Creek Dr	0.57mi	2/1.5 (-1)	1,368 (+13%)	2mo	$260,000	$190	45
3768 Governors Way	0.73mi	3/1.5	1,362 (+13%)	2mo	$280,000	$206	44
718 Woodbox Dr	0.61mi	2/2.5 (-1)	1,391 (+15%)	1mo	$275,000	$198	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 · 4.92% rent growth · sell at horizon

5-year hold

• IRR: -17.1%
• Equity multiple: 0.39×
• Total profit: $-43,873
• Equity at exit: $38,021

10-year hold

• IRR: -5.8%
• Equity multiple: 0.59×
• Total profit: $-29,097
• Equity at exit: $22,048

Cash invested: $71,400 (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 23452

• Rents YoY: 4.9%
• Active inventory: 232
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,097 high
• Mortgage (P&I): −$1,337
• Tax est. 1.5%: −$319 /mo · $3,825/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $-105

Break-even live

Break-even rent $2,231

Max offer price $239,749

Occupancy floor —

Sensitivity live

Price	-10% $71	-5% $-17	+0% $-105	+5% $-194	+10% $-282
Rent	-10% $-271	-5% $-188	+0% $-105	+5% $-23	+10% $60
Rate	-1.0pp $23	-0.5pp $-41	base $-105	+0.5pp $-171	+1.0pp $-239

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
717 Grant Ave Virginia Beach, VA	3.0	2.5	1248	$2,160	$1.73	25d	1	0.24mi
3416 Hollygreen Dr Virginia Beach, VA	2.0	1.0	960	$1,754	$1.83	25d	5	0.25mi
701 Arthur Ave Virginia Beach, VA	4.0	1.5	1404	$2,500	$1.78	19d	1	0.28mi
726 Hayes Ave Virginia Beach, VA	2.0	1.5	1008	$1,700	$1.69	25d	1	0.31mi
713 Willow Lake Cir Virginia Beach, VA	1.0–2.0	1.0–2.0	1041	$2,475	$2.38	25d	1	0.52mi
3745 Edenberry Ct Virginia Beach, VA	2.0	2.0	1044	$1,899	$1.82	6d	1	0.54mi
724 Harbor Springs Trl Virginia Beach, VA	2.0	2.0	1200	$1,795	$1.50	14d	1	0.70mi
640 Counselor Sq Virginia Beach, VA	3.0	1.5	1320	$2,000	$1.52	16d	1	0.76mi
3424 Rainey Rd Virginia Beach, VA	3.0	1.0	1002	$1,995	$1.99	9d	1	0.78mi
629 Counselor Sq Virginia Beach, VA	3.0	1.5	1326	$1,995	$1.50	25d	1	0.80mi
3700 Snowdrift Cir Virginia Beach, VA	1.0–3.0	1.0–2.0	887	$2,599	$2.93	25d	1	0.82mi
1027 Tivoli Cres Virginia Beach, VA	1.0–2.0	1.0	787	$1,573	$2.00	25d	1	0.82mi
3444 Terrazzo Trl Virginia Beach, VA	3.0	2.0	1217	$1,650	$1.36	6d	1	0.89mi
621 Chancery Sq Virginia Beach, VA	3.0	1.0	1320	$1,970	$1.49	19d	1	0.90mi
412 Lineberry Rd Virginia Beach, VA	4.0	2.5	1014	$2,600	$2.56	23d	1	0.92mi
846 Crashaw St Virginia Beach, VA	2.0	2.0	1346	$1,895	$1.41	16d	1	0.98mi
3923 Lake Front Cir Virginia Beach, VA	1.0–2.0	1.0	918	$1,845	$2.01	12d	1	1.03mi
3816 Banyan Grove Ln Virginia Beach, VA	1.0–3.0	1.0–2.0	945	$2,630	$2.78	3d	15	1.03mi
4016 Richard Lee Ct Virginia Beach, VA	3.0	1.5	1470	$2,100	$1.43	4d	1	1.08mi
932 Gossman Dr Virginia Beach, VA	3.0	1.5	1430	$2,300	$1.61	23d	1	1.09mi
220 S Rosemont Rd Virginia Beach, VA	4.0	2.0	1350	$2,650	$1.96	25d	1	1.16mi
3560 Windmill Dr Virginia Beach, VA	3.0	1.5	1080	$2,100	$1.94	25d	1	1.17mi
3955 Marina Lake Rd Virginia Beach, VA	1.0–2.0	1.0–2.0	870	$1,960	$2.25	12d	1	1.17mi
212 Paladin Dr Virginia Beach, VA	3.0	2.0	1456	$2,800	$1.92	25d	1	1.20mi
3500 Green Garden Cir Virginia Beach, VA	2.0	1.0	980	$1,685	$1.72	25d	1	1.21mi
666 Rivers Reach Virginia Beach, VA	2.0	2.0	1032	$1,600	$1.55	16d	1	1.22mi
344 Dillon Dr Virginia Beach, VA	3.0	1.5	1042	$2,400	$2.30	25d	1	1.22mi
3638 Windmill Dr Virginia Beach, VA	2.0	1.0	934	$1,695	$1.81	12d	1	1.25mi
2933 Lyme Regis Quay Virginia Beach, VA	2.0	2.0	1032	$1,700	$1.65	25d	1	1.26mi
3517 Plum Cres Virginia Beach, VA	3.0	2.0	1450	$2,200	$1.52	14d	1	1.27mi
2914 Lyme Regis Quay Virginia Beach, VA	2.0	2.0	1057	$1,700	$1.61	25d	1	1.27mi
526 Glenn Regis Way Virginia Beach, VA	2.0	2.0	969	$1,799	$1.86	5d	1	1.29mi
3304 Weeping Willow Ln Virginia Beach, VA	3.0	1.5	1254	$1,750	$1.40	25d	1	1.30mi
526 Pheasant Run Virginia Beach, VA	2.0	2.0	1057	$1,800	$1.70	25d	1	1.31mi
2925 Theodorus Ct Virginia Beach, VA	3.0	1.5	1120	$2,000	$1.79	6d	1	1.33mi
2908 Peppercorn Ct Virginia Beach, VA	4.0	1.5	1381	$2,295	$1.66	25d	1	1.36mi
1232 White Birch Ln Virginia Beach, VA	3.0	2.0	1254	$2,095	$1.67	25d	1	1.39mi
1240 White Birch Ln Virginia Beach, VA	3.0	1.5	1254	$1,950	$1.56	19d	1	1.40mi
3521 Sierra Arch Virginia Beach, VA	3.0	1.5	1420	$1,650	$1.16	25d	1	1.41mi
4217 S Plaza Trl Virginia Beach, VA	1.0–2.0	1.0–2.0	1450	$2,325	$1.60	12d	1	1.42mi

Listing history 2 events

1. 2026-06-21
   remarks 485-char remark
2. 2026-06-21
   listed $255,000 Active 1 DOM

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 9% 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 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,167
• − Mortgage interest: −$14,284
• − Property taxes: −$3,825
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,013
• − Management: −$2,013
• − Depreciation: −$7,418
• Taxable loss: −$5,662
• Est. tax savings @ 24.0%: +$1,359
• After-tax cash flow: $94/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 · 2 photos

Good 75/100 Cosmetic rehab

This charming end-unit townhome is in good condition with fresh updates and a move-in ready appearance. It offers a cozy living room, a separate dining area, and a fully fenced yard. Potential buyers will appreciate the location and the home's curb appeal.

Value-add opportunities

• Both Paint the exterior siding — Painting the exterior siding can enhance the curb appeal and increase the home's value.
• Both Replace carpet with hardwood flooring — Hardwood flooring can increase the home's value and make it more appealing to potential buyers.
• Both Install new windows — New windows can improve energy efficiency and increase the home's value.
• Both Upgrade HVAC system — An upgraded HVAC system can improve comfort and energy efficiency, increasing the home's value.
• Both Landscaping improvements — Enhancing the landscaping can increase the home's curb appeal and value.
• Both Paint interior walls and trim — Fresh paint can make the interior look more inviting and increase the home's value.
• Both Replace carpet with hardwood flooring — Hardwood flooring can increase the home's value and make it more appealing to potential buyers.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Painting the exterior siding can enhance the curb appeal and increase the home's value. ↑
• Both Replace carpet with hardwood flooring — Hardwood flooring can increase the home's value and make it more appealing to potential buyers. ↑
• Both Install new windows — New windows can improve energy efficiency and increase the home's value. ↑
• Both Upgrade HVAC system — An upgraded HVAC system can improve comfort and energy efficiency, increasing the home's value. ↑
• Both Landscaping improvements — Enhancing the landscaping can increase the home's curb appeal and value. ↑
• Both Paint interior walls and trim — Fresh paint can make the interior look more inviting and increase the home's value. ↑
• Both Replace carpet with hardwood flooring — Hardwood flooring can increase the home's value and make it more appealing to potential buyers. ↑

ⓘ 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): 58,455
• Household income: $79,085
• Rent vs Own: 37.3% rent · 62.7% own
• Severe rent burden: 2293.0

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 0.59)
• Race & ethnicity: White 60% Black 20% Two or more races 10% Hispanic / Latino 9% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 2% Italian 2% Lithuanian 2%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 88% 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: ▼ -363.80%
• Current HPI: 328.5435
• Rent YoY: ▲ 4.92%
• 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

• 2026-06-20 Listed $255,000 REINMLS