3211 Spruce Pine Rd · Virginia Beach, VA 23456

$299,000

3 bd · 2.5 ba · 1,488 sqft · Townhouse public records · 4 Days on market

Built 1995 Est $296k · 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 +12.2/30.0
• ARV discount +7.1/15.0
• Schools +6.4/10.0
• Livability +4.2/5.0
• DSCR +3.6/10.0
• Rent growth +3.4/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully maintained by the current Tenant- Highly desirable Virginia Beach School districts, spacious kitchen, lots of cabinet for storage, built -in entertainment shelves for books and decorations in the living room. Very well maintained home.

Key facts

• Spacious kitchen
• 2 parking spots
• Built 1995

Tags

• SPACIOUS KITCHEN
• BUILT IN ENTERTAINMENT SHELVES

Property features AI

Finance

• Other: Neighborhood: AMBERWOOD
• HOA & community: No association fees listed

Exterior

• Parking: Assigned/reserved parking (2 spaces); Driveway parking
• Utilities: City/County water; City/County sewer; Gas water heater; Electric service compatible with heat pump
• Home design: Attached townhouse; Two stories with 2 living levels; Slab foundation
• Construction: Vinyl and EIFS siding; Asphalt shingle roof
• Exterior features: Located on a cul-de-sac; Patio; Back yard fenced

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator; Breakfast area
• Bedrooms: Master bedroom (ensuite); Additional bedroom on 2nd floor
• Flooring: Carpet; Ceramic; Wood
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Heat pump (heating and cooling); Gas water heater
• Interior features: Cathedral ceiling; Gas fireplace; Ceiling fan; Pull-down attic stairs; Walk-in closet; Attic; Foyer; Pantry; Porch; Utility closet
• Laundry & utility: Washer hookup; Dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $299k.

Deal economics

• At list price, monthly cash flow is $-60 ($-725/yr) — negative.
• To cash-flow at today's rent, offer at most $288k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (22.5% below list).
• Recommended offer: $232k (22.5% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Holland Elementary (math 57% / reading 67%, grade B, #480 of 1,108 statewide, top 46%, 460 students, 95% FRL); Corporate Landing Middle (math 66% / reading 77%, grade A, #72 of 342 statewide, top 22%, 1,054 students, 46% FRL); Landstown High (math 67% / reading 86%, grade A-, #99 of 319 statewide, top 31%, 2,226 students, 38% FRL) — zoned schools average 60% FRL vs 28% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.8%/yr); 367 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $9k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $88k; list at $299k implies a 240% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% 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 $231,726 (22.5% 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: 0.78% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.87%
• DSCR: 0.96
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $296,112
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
891 Old Clubhouse Rd	0.06mi	3/2.0	1,500 (+1%)	1mo	$300,000	$200	93
867 Old Clubhouse Rd	0.10mi	3/2.5	1,511 (+2%)	3mo	$287,000	$190	90
3244 Yorkborough Way	0.25mi	3/2.5	1,386 (-7%)	0mo	$300,000	$216	77
2932 Old Glory Rd	0.48mi	3/1.5	1,514 (+2%)	4mo	$285,000	$188	67
1324 Ruddy Oak Ct	0.42mi	3/1.5	1,546 (+4%)	3mo	$268,000	$173	67
2913 Old Glory Rd	0.55mi	4/2.5 (+1)	1,511 (+2%)	2mo	$300,000	$199	65
3320 Waterman Rd	0.46mi	3/2.0	1,386 (-7%)	3mo	$329,500	$238	62
3300 Waterman Rd	0.46mi	3/2.0	1,368 (-8%)	2mo	$340,000	$249	62
3070 Breslaw Ct	0.57mi	4/2.5 (+1)	1,408 (-5%)	2mo	$243,000	$173	58
3152 Ashaway Rd	0.61mi	3/2.0	1,356 (-9%)	2mo	$342,000	$252	53
965 Clubhouse Rd S	0.52mi	3/1.5	1,320 (-11%)	2mo	$250,000	$189	51
959 S Club House Rd	0.53mi	3/1.5	1,276 (-14%)	2mo	$244,000	$191	46

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 · 3.78% rent growth · sell at horizon

5-year hold

• IRR: -17.0%
• Equity multiple: 0.40×
• Total profit: $-50,537
• Equity at exit: $44,582

10-year hold

• IRR: -7.6%
• Equity multiple: 0.50×
• Total profit: $-41,614
• Equity at exit: $25,852

Cash invested: $83,720 (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 23456

• Rents YoY: 3.8%
• Active inventory: 367
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,317 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$198 /mo · $2,381/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $-60

Break-even live

Break-even rent $2,394

Max offer price $288,333

Occupancy floor 98%

Sensitivity live

Price	-10% $109	-5% $24	+0% $-60	+5% $-145	+10% $-230
Rent	-10% $-243	-5% $-152	+0% $-60	+5% $31	+10% $123
Rate	-1.0pp $90	-0.5pp $16	base $-60	+0.5pp $-138	+1.0pp $-217

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1232 White Birch Ln Virginia Beach, VA	3.0	2.0	1254	$2,095	$1.67	25d	1	0.35mi
1240 White Birch Ln Virginia Beach, VA	3.0	1.5	1254	$1,950	$1.56	19d	1	0.36mi
3304 Weeping Willow Ln Virginia Beach, VA	3.0	1.5	1254	$1,750	$1.40	25d	1	0.41mi
1257 Green Cedar Ln Virginia Beach, VA	2.0	1.5	950	$1,725	$1.82	9d	1	0.47mi
932 Gossman Dr Virginia Beach, VA	3.0	1.5	1430	$2,300	$1.61	23d	1	0.53mi
1301 Pine Cone Cir Virginia Beach, VA	1.0–3.0	1.0–2.0	827	$2,170	$2.62	3d	13	0.66mi
3500 Green Garden Cir Virginia Beach, VA	2.0	1.0	980	$1,685	$1.72	25d	1	0.73mi
2925 Theodorus Ct Virginia Beach, VA	3.0	1.5	1120	$2,000	$1.79	6d	1	0.75mi
2908 Peppercorn Ct Virginia Beach, VA	4.0	1.5	1381	$2,295	$1.66	25d	1	0.79mi
3517 Plum Cres Virginia Beach, VA	3.0	2.0	1450	$2,200	$1.52	14d	1	0.83mi
1434 Peony Arch Virginia Beach, VA	3.0	2.0	1407	$2,600	$1.85	25d	1	0.99mi
3745 Edenberry Ct Virginia Beach, VA	2.0	2.0	1044	$1,899	$1.82	6d	1	1.03mi
3504 Shawn Ct Virginia Beach, VA	4.0	2.5	1669	$2,650	$1.59	25d	1	1.03mi
3521 Sierra Arch Virginia Beach, VA	3.0	1.5	1420	$1,650	$1.16	25d	1	1.09mi
3416 Hollygreen Dr Virginia Beach, VA	2.0	1.0	960	$1,754	$1.83	25d	5	1.19mi
713 Willow Lake Cir Virginia Beach, VA	1.0–2.0	1.0–2.0	1041	$2,475	$2.38	25d	1	1.22mi
1404 Wendfield Dr Virginia Beach, VA	3.0	1.5	1344	$2,000	$1.49	6d	1	1.22mi
1404 Wendfield Dr #102 Virginia Beach, VA	3.0	1.5	1344	$2,000	$1.49	25d	1	1.23mi
1404 Wendfield Dr #102 Virginia Beach, VA	3.0	1.5	1344	$2,000	$1.49	6d	1	1.23mi
1401 Wendfield Dr #103 Virginia Beach, VA	3.0	1.5	1344	$1,850	$1.38	22d	1	1.28mi
3638 Windmill Dr Virginia Beach, VA	2.0	1.0	934	$1,695	$1.81	12d	1	1.43mi
3560 Windmill Dr Virginia Beach, VA	3.0	1.5	1080	$2,100	$1.94	25d	1	1.46mi

Listing history 4 events

1. 2026-06-07
   statusdays on market $299,000 Under Contract 4 DOM
2. 2026-06-03
   days on market $299,000 Active 2 DOM
3. 2026-06-02
   remarks 247-char remark
4. 2026-06-02
   listed $299,000 Active 1 DOM

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

Tax reassessment forecast VA · Resets to sale price

• Current annual tax: $2,381 · $198/mo
• Projected year-2 tax: $2,452 · $204/mo
• Expected delta: +$70/yr (+$6/mo · 3.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 2/10 Low FEMA zone X (unshaded) · 5% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $27,807
• − Mortgage interest: −$16,749
• − Property taxes: −$2,381
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,225
• − Management: −$2,225
• − Depreciation: −$8,698
• Taxable loss: −$5,965
• Est. tax savings @ 24.0%: +$1,432
• After-tax cash flow: $707/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): 61,911
• Household income: $130,533
• Rent vs Own: 11.2% rent · 88.8% own
• Severe rent burden: 390.0

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 0.60)
• Race & ethnicity: White 60% Black 13% Asian 12% Two or more races 10% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 12% · Canada, China, Vietnam
• Languages at home: 85% English-only · Tagalog/Filipino 4% Spanish 4% Other Indo-European 2%

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: ▼ -328.17%
• Current HPI: 318.3094
• Rent YoY: ▲ 3.78%
• 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

+239.8% since first listed

3 events — show timeline

• 2026-06-01 Listed $299,000 REINMLS
• 2022-12-10 Rental Removed — RENT.
• 2001-07-18 Sold (Public Records) $88,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $2,381 · +2.0% YoY. Source: county tax records.