3536 Dublin Ct · Virginia Beach, VA 23453

$167,000

2 bd · 2.0 ba · 904 sqft · Condo public records · 88 Days on market

Built 1985 $348/mo HOA · 19% of rent

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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 +14.1/30.0
• ARV discount +7.5/15.0
• Schools +6.4/10.0
• 1% rule +6.1/10.0
• Rent growth +4.9/5.0
• DSCR +4.3/10.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3536 Dublin Court is a 904-square-foot, first-floor condominium located in the Cambridge Courts community of Green Run. The floor plan includes two bedrooms and two full bathrooms. The primary living space provides access to a private rear patio overlooking a neighborhood pond. This property is situated in Virginia Beach, approximately five miles from Sentara Princess Anne Hospital and within proximity to local military installations and the Town Center district. The unit includes assigned parking.

Key facts

• Neighborhood pond
• Assigned parking
• Private rear patio

Tags

• PRIVATE REAR PATIO
• NEIGHBORHOOD POND
• CAMBRIDGE COURTS COMMUNITY
• ASSIGNED PARKING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $167k.

Deal economics

• At list price, monthly cash flow is $25 ($297/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $167k).
• Recommended offer: $157k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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 fast (+9.7%/yr); 104 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k 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 88 days — a 6% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y ago; this cycle's ask has dropped $22k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $156,980 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.11% ✓
• Cap rate: 6.47%
• Cash-on-cash: 0.63%
• DSCR: 1.03
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -8.5%
• Equity multiple: 0.67×
• Total profit: $-15,449
• Equity at exit: $24,900

10-year hold

• IRR: 7.6%
• Equity multiple: 1.73×
• Total profit: $34,155
• Equity at exit: $14,439

Cash invested: $46,760 (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 23453

• Home prices YoY: -13.4%
• Rents YoY: 9.7%
• Active inventory: 104
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,860 high
• Mortgage (P&I): −$876
• Tax from tax record: −$151 /mo · $1,816/yr
• Insurance: −$70
• HOA: −$348
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $25

Break-even live

Break-even rent $1,829

Max offer price $167,000

Occupancy floor 94%

Sensitivity live

Price	-10% $119	-5% $72	+0% $25	+5% $-23	+10% $-70
Rent	-10% $-122	-5% $-49	+0% $25	+5% $98	+10% $172
Rate	-1.0pp $109	-0.5pp $67	base $25	+0.5pp $-19	+1.0pp $-63

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: $41,750
• Closing costs: $5,010
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3528 Dublin Ct Virginia Beach, VA	2.0	1.0	752	$1,700	$2.26	13d	1	0.02mi
3500 Irvington Ct Virginia Beach, VA	2.0	2.0	999	$2,000	$2.00	24d	1	0.07mi
3702 Canadian Arch Virginia Beach, VA	2.0	1.5	1100	$1,700	$1.55	5d	1	0.43mi
3638 Windmill Dr Virginia Beach, VA	2.0	1.0	934	$1,695	$1.81	11d	1	0.55mi
3560 Windmill Dr Virginia Beach, VA	3.0	1.5	1080	$2,100	$1.94	24d	1	0.65mi
1400 Dewitt Way Virginia Beach, VA	2.0–3.0	2.0–2.5	1212	$1,700	$1.40	24d	1	0.99mi
3500 Green Garden Cir Virginia Beach, VA	2.0	1.0	980	$1,685	$1.72	24d	1	0.99mi
1301 Pine Cone Cir Virginia Beach, VA	1.0–3.0	1.0–2.0	827	$1,874	$2.26	2d	13	1.06mi
807 Foxmoore Ct Virginia Beach, VA	2.0	2.5	1125	$2,000	$1.78	3d	1	1.18mi
1257 Green Cedar Ln Virginia Beach, VA	2.0	1.5	950	$1,725	$1.82	8d	1	1.24mi
713 Willow Lake Cir Virginia Beach, VA	1.0–2.0	1.0–2.0	1041	$2,475	$2.38	24d	1	1.29mi
1027 Tivoli Cres Virginia Beach, VA	1.0–2.0	1.0	787	$1,573	$2.00	24d	1	1.32mi
1012 Grassland Ct Virginia Beach, VA	3.0	2.0	1021	$2,050	$2.01	24d	1	1.32mi
3745 Edenberry Ct Virginia Beach, VA	1.0	1.0	920	$1,699	$1.85	2d	1	1.35mi
3745 Edenberry Ct Virginia Beach, VA	2.0	2.0	1044	$1,899	$1.82	5d	1	1.35mi
3816 Banyan Grove Ln Virginia Beach, VA	1.0–3.0	1.0–2.0	945	$2,298	$2.43	2d	15	1.38mi
3700 Snowdrift Cir Virginia Beach, VA	1.0–3.0	1.0–2.0	887	$2,164	$2.44	24d	1	1.39mi

HOA detail condo

• Monthly dues: $348 · $4,176/yr
• Likely covers: parking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-04-27
   status Under Contract
2. 2026-04-01
   historical Active Under Contract
3. 2026-03-14
   price $167,000
4. 2026-01-29
   listed $188,500 Active
5. 2025-08-31
   historical
6. 2025-02-26
   listed $189,900 Active
7. 2023-11-16
   soldstatus $186,900
8. 2023-10-24
   status Under Contract
9. 2023-10-02
   historical Active Under Contract
10. 2023-09-27
    listed $180,000 Active
11. 2020-09-16
    soldstatus $102,000
12. 2020-09-05
    status Under Contract
13. 2020-08-01
    historical Active Under Contract
14. 2020-07-06
    listed $102,000 Active
15. 2020-06-22
    historical
16. 2020-05-13
    listed $102,000 Active
17. 2020-04-15
    soldstatus $77,600
18. 2020-03-26
    status Under Contract
19. 2020-03-16
    listed $80,000 Active

ⓘ 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: $1,816 · $151/mo
• Projected year-2 tax: $1,816 · $151/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: $22,320
• − Mortgage interest: −$9,355
• − Property taxes: −$1,816
• − Insurance: −$835
• − Repairs & maintenance: −$1,786
• − Management: −$1,786
• − HOA: −$4,176
• − Depreciation: −$4,858
• Taxable loss: −$2,291
• Est. tax savings @ 24.0%: +$550
• After-tax cash flow: $847/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): 34,482
• Household income: $93,838
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 799.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 46% Black 22% Two or more races 14% Asian 12% Hispanic / Latino 10%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Slovak 2% Romanian 2% Italian 1%
• Foreign-born: 11% · Canada, China, Vietnam
• Languages at home: 84% English-only · Tagalog/Filipino 6% Spanish 5% Other Indo-European 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: ▼ -52.96%
• Current HPI: 341.8757
• Rent YoY: ▲ 9.69%
• 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

+108.7% since first listed

19 events — show timeline

• 2026-04-27 Pending — REINMLS
• 2026-04-01 Contingent — REINMLS
• 2026-03-14 Price Changed $167,000 REINMLS
• 2026-01-29 Listed $188,500 REINMLS
• 2025-08-31 Listing Removed — REINMLS
• 2025-02-26 Listed $189,900 REINMLS
• 2023-11-16 Sold (Public Records) $186,900 Public Records
• 2023-10-24 Pending — REINMLS
• 2023-10-02 Contingent — REINMLS
• 2023-09-27 Listed $180,000 REINMLS
• 2020-09-16 Sold (Public Records) $102,000 Public Records
• 2020-09-05 Pending — REINMLS
• 2020-08-01 Contingent — REINMLS
• 2020-07-06 Listed $102,000 REINMLS
• 2020-06-22 Listing Removed — REINMLS
• 2020-05-13 Listed $102,000 REINMLS
• 2020-04-15 Sold (Public Records) $77,600 Public Records
• 2020-03-26 Pending — REINMLS
• 2020-03-16 Listed $80,000 REINMLS

Property tax history

+5.0%/yr

Latest (2025): $1,816 · +6.4% YoY. Source: county tax records.