46 Langley St · Poquoson, VA 23662

$163,600

2 bd · 1.0 ba · 920 sqft · SingleFamily public records · 5 Days on market

Built 1949 $178/sqft · 47% below area Est $306k · 47% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Schools +7.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SOLD STRICLY AS-IS, WHERE-IS

Key facts

• Built 1949
• Listed 5 days

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Driveway spaces
• Utilities: City/County sewer; City/County water; Electric water heater; Natural gas heating available; Electric power
• Home design: Detached ranch; Single story; Simple ownership; Crawl foundation
• Construction: Wood siding; Asphalt shingle roof
• Exterior features: Deck; Chain link fence

Interior

• Kitchen: Electric range
• Bedrooms: Master bedroom; Additional bedroom; Bedroom and full bathroom on first floor
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced hot air (natural gas); Central air
• Interior features: Ceiling fan; Scuttle access
• Laundry & utility: Washer hookup; Dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $164k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $164k).
• Cap rate 10.5% vs local median 2.7% in Poquoson — 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 68/100 on livability (#276 in VA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B; Watch: amenities F, commute F, cost of living F.
• Poquoson City Public School District (suburban): math 78% / reading 91% proficiency, ranked #2 of 131 in VA (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical; only 12% free/reduced lunch — higher-income household profile.
• Zoned schools: Poquoson Elementary (math 81% / reading 92%, grade A+, #47 of 1,108 statewide, top 5%, 444 students, 21% FRL); Poquoson High (math 67% / reading 92%, grade A-, #63 of 319 statewide, top 22%, 690 students, 19% FRL).
• Market conditions: 160 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 133 units permitted in Poquoson city in 2024 (36 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Poquoson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,600

Questions for the listing agent

1. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.29% ✓
• Cap rate: 10.54%
• Cash-on-cash: 15.18%
• DSCR: 1.68
• GRM: 6.4

CMA / ARV

• ARV (median comp): $305,835
• List price: $163,600
• Delta: -46.51%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
46 Langley St	0.00mi	2/1.0	920 (0%)	1mo	$163,600	$178	99
4 Freeman Dr	0.67mi	3/1.0 (+1)	1,008 (+10%)	12mo	$288,900	$287	38

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: -9.8%
• Equity multiple: 0.64×
• Total profit: $-16,488
• Equity at exit: $24,393

10-year hold

• IRR: -0.2%
• Equity multiple: 0.98×
• Total profit: $-705
• Equity at exit: $14,145

Cash invested: $45,808 (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 23662

• Active inventory: 160
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,114 medium
• Mortgage (P&I): −$858
• Tax from tax record: −$165 /mo · $1,976/yr
• Insurance: −$68
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $153

Break-even live

Break-even rent $1,921

Max offer price $163,600

Occupancy floor 88%

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: $40,900
• Closing costs: $4,908
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
414 Joseph Topping Dr Poquoson, VA	1.0	1.0	1000	$2,500	$2.50	21d	1	1.45mi

Listing history 4 events

1. 2026-05-05
   status Under Contract 28-char remark

   Show marketing remark (28 chars)

   SOLD STRICLY AS-IS, WHERE-IS

2. 2026-05-05
   status Pending 28-char remark

   Show marketing remark (28 chars)

   SOLD STRICLY AS-IS, WHERE-IS

3. 2026-04-29
   listed $163,600 Active 28-char remark

   Show marketing remark (28 chars)

   SOLD STRICLY AS-IS, WHERE-IS

4. 2026-04-29
   listed $136,800 Active 28-char remark

   Show marketing remark (28 chars)

   SOLD STRICLY AS-IS, WHERE-IS

ⓘ 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: $1,976 · $165/mo
• Projected year-2 tax: $1,976 · $165/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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥104°F today · 17 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: $25,373
• − Mortgage interest: −$9,164
• − Property taxes: −$1,976
• − Insurance: −$5,936
• − Repairs & maintenance: −$2,030
• − Management: −$2,030
• − Depreciation: −$4,759
• Taxable loss: −$522
• Est. tax savings @ 24.0%: +$125
• After-tax cash flow: $1,963/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: Poquoson City Public School District
• NCES district ID: 5102980
• Math proficiency: 78% ▼ -14.00%
• Reading proficiency: 91% ▬ 0.00%
• Median HH income: $83,895
• Composite: 74.58/100
• National rank: #154
• State rank: #2 of 131 in VA

Livability — Poquoson

• Score: 68/100
• State rank: #276
• US rank: #9903

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Poquoson, VA
• County: Poquoson City · 12,639 people
• City population: 12,639
• Metro: Virginia Beach-Norfolk-Newport News, VA-NC
• Population (ZIP): 12,639
• Household income: $120,972
• Rent vs Own: 15.4% rent · 84.6% own
• Severe rent burden: 89.0

Population outlook (Poquoson County) Hauer SSP2

• Today (2025): 12,348 people
• By 2030: 12,611 · +2.1%
• By 2040: 12,894 · +4.4%
• By 2050: 12,779 · +3.5%
• By 2075: 13,020 · +5.4%
• By 2100: 11,925 · -3.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 4% Two or more races 4% Asian 2% Black 2%
• Common ancestry: Italian 6% Romanian 3% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Poquoson

• 2024 margin: Solid R (+45.9) · D 26.4% · R 72.3% · Other 1.3%
• 2008→2024 swing: +3.4pp toward D · 2008: -49.3pp · 2024: -45.9pp
• All cycles: 2024: R+45.9 2020: R+45.2 2016: R+49.1 2012: R+51.2 2008: R+49.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -275.55%
• Current HPI: 267.5479
• 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

+19.6% since first listed

7 events — show timeline

• 2026-05-28 Sold (Public Records) $163,600 Public Records
• 2026-05-27 Sold (MLS) $163,600 REINMLS
• 2026-05-27 Sold (MLS) $163,600 WMLS
• 2026-05-05 Pending — REINMLS
• 2026-05-05 Pending — WMLS
• 2026-04-29 Listed $163,600 REINMLS
• 2026-04-29 Listed $136,800 WMLS

Property tax history

+7.3%/yr

Latest (2025): $1,976 · +26.7% YoY. Source: county tax records.