1520 Saybrook Cv · Virginia Beach, VA 23464

$330,000

4 bd · 2.5 ba · 2,337 sqft · SingleFamily public records · 2 Days on market

Built 1979 Est $530k · 38% under $37/mo HOA · 1% of rent

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Why this score? — see what drove the C 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 +16.3/30.0
• ARV discount +15.0/15.0
• Schools +6.4/10.0
• DSCR +5.1/10.0
• 1% rule +4.3/10.0
• Livability +4.2/5.0
• Rent growth +4.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor special! 4 bedroom house in the desirable Lake Christopher neighborhood with only one homeowner AND on a cul-de-sac! This home is being sold AS-IS with lots of equity potential. Enjoy life in an active outdoor community centered around a 60+ acre fed lake ideal for swimming, paddle boarding, fishing, and sailing. Community amenities include two sandy beaches, a private dock with boat ramp, dog park, and more.

Key facts

• Dog park
• Two sandy beaches
• Private dock

Tags

• LAKE CHRISTOPHER NEIGHBORHOOD
• 60 ACRE FED LAKE
• TWO SANDY BEACHES
• PRIVATE DOCK
• BOAT RAMP
• DOG PARK

Property features AI

Finance

• HOA & community: Has HOA (Lake Christopher HOA); HOA/POA fee $37 monthly

Exterior

• Parking: Attached 2-car garage
• Utilities: City/County water; City/County sewer; Electric water heater; Electric power
• Home design: Detached traditional home; Two stories; Simple ownership
• Construction: Wood siding; Asphalt shingle roof; Slab foundation
• Exterior features: Located on a cul-de-sac; Back and full wood fence; Playgrounds (community); Private beach (community); Dock (community); Ground maintenance (community)

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Master bedroom with ensuite; Additional bedroom
• Flooring: Carpet; Ceramic
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Two fireplaces (wood); Primary double sink; Walk-in attic; Walk-in closet; Attic; Balcony; Breakfast area; Pantry; Utility room
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $184 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $307k (6.9% below list).
• Recommended offer: $307k (6.9% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: Indian Lakes Elementary (math 53% / reading 62%, grade C+, #588 of 1,108 statewide, top 54%, 537 students, 41% FRL); Tallwood High (math 81% / reading 88%, grade A, #23 of 319 statewide, top 8%, 1,861 students, 44% FRL).
• Market conditions: Rents rising fast (+6.4%/yr); 225 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 40% of the median local income ($92k/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 $10k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $91k; list at $330k implies a 261% 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 $307,238 (6.9% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.93% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.39%
• DSCR: 1.11
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $530,499
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1557 Waff Rd	0.09mi	4/2.5	2,174 (-7%)	4mo	$450,000	$207	81
5459 Doon St	0.10mi	4/2.5	2,066 (-12%)	2mo	$465,000	$225	74
5408 Macqueen Dr	0.31mi	4/2.5	2,180 (-7%)	4mo	$458,000	$210	71
5416 Albright Dr	0.23mi	4/2.5	2,090 (-11%)	5mo	$475,000	$227	68
1704 Macgregory St	0.42mi	5/3.5 (+1)	2,300 (-2%)	2mo	$629,000	$273	67
5360 Brockie St	0.36mi	4/2.0	2,145 (-8%)	1mo	$491,000	$229	67
1556 Beachview Dr	0.33mi	3/2.5 (-1)	2,208 (-6%)	5mo	$455,000	$206	66
5104 Long Beach Ct	0.50mi	4/2.5	2,200 (-6%)	2mo	$530,000	$241	65
1624 Ridge Ct	0.33mi	4/2.5	2,062 (-12%)	2mo	$480,900	$233	63
1666 Kempsville Rd	0.47mi	5/2.0 (+1)	2,160 (-8%)	3mo	$464,500	$215	56
5405 Sidney Cir	0.62mi	4/3.0	2,170 (-7%)	1mo	$475,000	$219	56
5205 Middlesboro Ct	0.53mi	4/2.5	2,020 (-14%)	3mo	$485,500	$240	50

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 · 6.36% rent growth · sell at horizon

5-year hold

• IRR: -8.9%
• Equity multiple: 0.66×
• Total profit: $-30,990
• Equity at exit: $49,204

10-year hold

• IRR: 4.6%
• Equity multiple: 1.38×
• Total profit: $35,416
• Equity at exit: $28,532

Cash invested: $92,400 (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 23464

• Rents YoY: 6.4%
• Active inventory: 225
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $3,072 high
• Mortgage (P&I): −$1,731
• Tax from tax record: −$338 /mo · $4,057/yr
• Insurance: −$138
• HOA: −$37
• Vacancy / Maint / Mgmt: −$645
• Net cashflow: $184

Break-even live

Break-even rent $2,839

Max offer price $330,000

Occupancy floor 89%

Sensitivity live

Price	-10% $371	-5% $277	+0% $184	+5% $91	+10% $-3
Rent	-10% $-59	-5% $63	+0% $184	+5% $305	+10% $427
Rate	-1.0pp $350	-0.5pp $268	base $184	+0.5pp $99	+1.0pp $12

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5465 Stewart Dr Virginia Beach, VA	4.0	2.5	2526	$3,500	$1.39	8d	1	0.07mi
5181 Eagle Run Rd Virginia Beach, VA	5.0	2.5	2500	$3,300	$1.32	24d	1	0.28mi
1548 Beachview Dr Virginia Beach, VA	4.0	2.0	1800	$2,800	$1.56	15d	1	0.29mi
1556 Beachview Dr Virginia Beach, VA	3.0	2.5	2208	$2,900	$1.31	5d	1	0.32mi
5412 Dalrymple St Virginia Beach, VA	4.0	2.5	2300	$2,995	$1.30	22d	1	0.47mi
1568 Dylan Dr Virginia Beach, VA	4.0	3.0	1880	$2,450	$1.30	13d	1	0.60mi
1568 Dylan Dr Virginia Beach, VA	4.0	3.0	1880	$2,450	$1.30	18d	1	0.60mi
5125 Middlebrook Ct Virginia Beach, VA	4.0	2.5	2395	$3,195	$1.33	22d	1	0.69mi
1816 Blue Knob Rd Virginia Beach, VA	4.0	2.0	2414	$2,995	$1.24	4d	1	0.84mi
1547 Heritage Ave Virginia Beach, VA	3.0	2.5	1665	$2,295	$1.38	24d	1	0.93mi
2229 Bizzone Cir Virginia Beach, VA	3.0	2.5	1700	$2,300	$1.35	8d	1	1.00mi

HOA detail

• Monthly dues: $37 · $444/yr

Listing history 2 events

1. 2026-06-02
   status $330,000 Under Contract 2 DOM
2. 2026-06-01
   days on market $330,000 Active 2 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: $4,057 · $338/mo
• Projected year-2 tax: $4,057 · $338/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: $36,869
• − Mortgage interest: −$18,485
• − Property taxes: −$4,057
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,949
• − Management: −$2,949
• − HOA: −$444
• − Depreciation: −$9,600
• Taxable loss: −$3,266
• Est. tax savings @ 24.0%: +$784
• After-tax cash flow: $2,993/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

+261.3% since first listed

2 events — show timeline

• 2026-05-30 Listed $330,000 REINMLS
• 1979-09-10 Sold (Public Records) $91,335 Public Records

Property tax history

+3.7%/yr

Latest (2025): $4,057 · +2.6% YoY. Source: county tax records.