1756 Solar Ln · Virginia Beach, VA 23456

$340,000

3 bd · 2.0 ba · 1,143 sqft · Townhouse public records · 18 Days on market

Built 1979 Est $277k · 23% over

---

Why this score? — see what drove the F 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 +10.9/30.0
• Schools +6.4/10.0
• Livability +4.2/5.0
• Rent growth +3.4/5.0
• DSCR +3.2/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Key facts

• Garage
• Built 1979
• Listed 18 days

Property features AI

Finance

• Other: Neighborhood: SUNSTREAM PARK
• HOA & community: No HOA or POA fees indicated

Exterior

• Parking: Attached 1-car garage
• Utilities: City/County water; City/County sewer; Electric water heater
• Home design: Attached property; Ranch / twinhomestyle; Single-story (1 living level); Slab foundation
• Construction: Asphalt shingle roof
• Exterior features: Patio; Back privacy wood fence; Vinyl siding

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Pantry; Breakfast area
• Bedrooms: First-floor master bedroom; Additional bedroom
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; First-floor bedroom with full bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Electric fireplace; Cable hookup; Scuttle (attic) access; Double primary sink
• Laundry & utility: Washer hookup; Dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $340k.

Deal economics

• At list price, monthly cash flow is $-147 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $314k (7.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (25.2% below list).
• Recommended offer: $254k (25.2% 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: Landstown Elementary (math 69% / reading 79%, grade A, #248 of 1,108 statewide, top 23%, 676 students, 44% FRL); Landstown High (math 67% / reading 86%, grade A-, #99 of 319 statewide, top 31%, 2,226 students, 38% FRL).
• Market conditions: Rents rising (+3.8%/yr); 356 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $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

• It's been on market 18 days — a 2% lower offer ($335k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago 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.
• Current owner paid $98k; list at $340k implies a 247% 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→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $254,473 (25.2% 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. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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.
7. 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.
8. 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: 0.75% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.86%
• DSCR: 0.92
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $276,606
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3836 Lasalle Dr #106	0.33mi	2/2.5 (-1)	1,132 (-1%)	1mo	$254,999	$225	75
3848 Lasalle Dr #101	0.32mi	2/2.0 (-1)	1,068 (-7%)	2mo	$250,000	$234	68
1725 Dromolin Drive #204	0.20mi	2/2.0 (-1)	1,293 (+13%)	4mo	$334,590	$259	61
4121 Laurel Green Cir	0.66mi	2/1.0 (-1)	1,124 (-2%)	2mo	$255,000	$227	56
3821 Buchanan Dr	0.59mi	3/2.0	1,244 (+9%)	3mo	$260,000	$209	55
5092 Heathglen Cir	0.75mi	2/2.0 (-1)	1,106 (-3%)	0mo	$198,000	$179	54
1312 Mikie Ct	0.59mi	3/1.5	1,250 (+9%)	1mo	$275,000	$220	54
3831 Buchanan Dr	0.58mi	3/2.0	1,010 (-12%)	2mo	$260,000	$257	52
1301 Snowflake Cir	0.65mi	2/1.5 (-1)	1,080 (-6%)	2mo	$275,000	$255	52
3800 Clarendon Way	0.36mi	2/2.5 (-1)	1,312 (+15%)	2mo	$330,000	$252	50
3912 Buchanan Dr	0.48mi	2/2.0 (-1)	1,000 (-12%)	4mo	$248,000	$248	49
1644 Fairfax Dr	0.63mi	2/1.5 (-1)	1,008 (-12%)	3mo	$244,000	$242	42

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: -18.6%
• Equity multiple: 0.34×
• Total profit: $-62,552
• Equity at exit: $50,695

10-year hold

• IRR: -9.7%
• Equity multiple: 0.39×
• Total profit: $-58,494
• Equity at exit: $29,397

Cash invested: $95,200 (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: 356
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,545 high
• Mortgage (P&I): −$1,783
• Tax from tax record: −$233 /mo · $2,797/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$534
• Net cashflow: $-147

Break-even live

Break-even rent $2,731

Max offer price $313,954

Occupancy floor —

Sensitivity live

Price	-10% $45	-5% $-51	+0% $-147	+5% $-244	+10% $-340
Rent	-10% $-348	-5% $-248	+0% $-147	+5% $-47	+10% $54
Rate	-1.0pp $24	-0.5pp $-61	base $-147	+0.5pp $-236	+1.0pp $-325

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3829 Shooting Star Dr Virginia Beach, VA	4.0	1.5	1296	$2,950	$2.28	15d	1	0.09mi
1728 Vankar Dr #307 Virginia Beach, VA	2.0	2.0	1316	$2,500	$1.90	18d	1	0.27mi
1728 Vankar Dr #104 Virginia Beach, VA	2.0	2.0	1293	$2,495	$1.93	8d	1	0.27mi
1785 River Rock Arch Virginia Beach, VA	3.0	2.0	1438	$2,350	$1.63	15d	1	0.33mi
3849 Clarendon Way Unit 1 Virginia Beach, VA	2.0	2.5	1349	$2,200	$1.63	13d	1	0.36mi
1752 Halesworth Ln Virginia Beach, VA	2.0	2.5	1324	$2,190	$1.65	24d	1	0.36mi
1752 Halesworth Ln Unit 1 Virginia Beach, VA	2.0	2.5	1329	$2,200	$1.66	24d	1	0.37mi
1744 River Rock Arch Virginia Beach, VA	3.0	2.0	1456	$2,495	$1.71	18d	1	0.42mi
3500 Irvington Ct Virginia Beach, VA	2.0	2.0	999	$2,000	$2.00	24d	1	0.45mi
4156 Clarendon Way Virginia Beach, VA	2.0	2.5	1329	$2,400	$1.81	24d	1	0.47mi
3528 Dublin Ct Virginia Beach, VA	2.0	1.0	752	$1,700	$2.26	13d	1	0.52mi
3702 Canadian Arch Virginia Beach, VA	2.0	1.5	1100	$1,700	$1.55	5d	1	0.64mi
1401 Wendfield Dr #103 Virginia Beach, VA	3.0	1.5	1344	$1,850	$1.38	21d	1	0.89mi
2009 Inverrary Ct Virginia Beach, VA	3.0	2.5	1500	$2,440	$1.63	13d	1	0.91mi
1404 Wendfield Dr #102 Virginia Beach, VA	3.0	1.5	1344	$2,000	$1.49	5d	1	0.93mi
1404 Wendfield Dr #102 Virginia Beach, VA	3.0	1.5	1344	$2,000	$1.49	24d	1	0.93mi
1404 Wendfield Dr Virginia Beach, VA	3.0	1.5	1344	$2,000	$1.49	4d	1	0.94mi
1400 Dewitt Way Virginia Beach, VA	2.0–3.0	2.0–2.5	1212	$2,225	$1.84	24d	1	0.94mi
3931 Kiwanis Loop Virginia Beach, VA	3.0	2.5	1162	$2,300	$1.98	4d	1	1.00mi
3638 Windmill Dr Virginia Beach, VA	2.0	1.0	934	$1,695	$1.81	11d	1	1.04mi
5036 Glenwood Way Virginia Beach, VA	3.0	2.5	1455	$2,495	$1.71	8d	1	1.05mi
3521 Sierra Arch Virginia Beach, VA	3.0	1.5	1420	$1,650	$1.16	24d	1	1.07mi
1523 Penrose Arch Virginia Beach, VA	2.0	2.0	1126	$1,550	$1.38	4d	1	1.09mi
1434 Peony Arch Virginia Beach, VA	3.0	2.0	1407	$2,600	$1.85	24d	1	1.13mi
3560 Windmill Dr Virginia Beach, VA	3.0	1.5	1080	$2,100	$1.94	24d	1	1.13mi
5140 Glenwood Way Virginia Beach, VA	3.0	2.5	1450	$2,195	$1.51	22d	1	1.14mi
3480 Landstown Ct Virginia Beach, VA	3.0	2.0	1359	$2,495	$1.84	18d	1	1.32mi
3517 Plum Cres Virginia Beach, VA	3.0	2.0	1450	$2,200	$1.52	13d	1	1.34mi
4581 Duffy Dr Virginia Beach, VA	2.0	2.5	1388	$2,100	$1.51	22d	1	1.42mi
3500 Green Garden Cir Virginia Beach, VA	2.0	1.0	980	$1,685	$1.72	24d	1	1.45mi
1301 Pine Cone Cir Virginia Beach, VA	1.0–3.0	1.0–2.0	827	$2,170	$2.62	2d	13	1.46mi
4425 Duffy Dr Virginia Beach, VA	2.0	2.5	1388	$2,050	$1.48	13d	1	1.47mi
807 Foxmoore Ct Virginia Beach, VA	2.0	2.5	1125	$2,000	$1.78	3d	1	1.47mi

Listing history 15 events

1. 2026-06-16
   statusdays on market $340,000 Under Contract 18 DOM
2. 2026-06-15
   days on market $340,000 Active Under Contract 17 DOM
3. 2026-06-13
   days on market $340,000 Active Under Contract 15 DOM
4. 2026-06-09
   days on market $340,000 Active Under Contract 11 DOM
5. 2026-06-08
   days on market $340,000 Active Under Contract 10 DOM
6. 2026-06-07
   days on market $340,000 Active Under Contract 9 DOM
7. 2026-06-03
   days on market $340,000 Active Under Contract 5 DOM
8. 2026-06-02
   days on market $340,000 Active Under Contract 4 DOM
9. 2026-06-02
   status $340,000 Active Under Contract 3 DOM
10. 2026-06-01
    days on market $340,000 Active 3 DOM
11. 2026-05-31
    days on market $340,000 Active 2 DOM
12. 2026-05-29
    listed $345,000 Active
13. 2022-04-08
    status Under Contract
14. 2022-04-04
    listed $284,900 Active
15. 2003-10-20
    soldstatus $98,000

ⓘ 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: $2,797 · $233/mo
• Projected year-2 tax: $2,797 · $233/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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥104°F today · 16 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: $30,537
• − Mortgage interest: −$19,045
• − Property taxes: −$2,797
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,443
• − Management: −$2,443
• − Depreciation: −$9,891
• Taxable loss: −$7,783
• Est. tax savings @ 24.0%: +$1,868
• After-tax cash flow: $99/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

+252.0% since first listed

4 events — show timeline

• 2026-05-29 Listed $345,000 REINMLS
• 2022-04-08 Pending — REINMLS
• 2022-04-04 Listed $284,900 REINMLS
• 2003-10-20 Sold (Public Records) $98,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $2,797 · +0.7% YoY. Source: county tax records.