1194 Killington Arch · Chesapeake, VA 23320

$285,000

2 bd · 3.0 ba · 1,380 sqft · Townhouse public records · 8 Days on market

Built 1989 Est $297k · at est. $30/mo HOA · 1% 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 +10.7/30.0
• ARV discount +9.3/15.0
• Schools +5.8/10.0
• Rent growth +4.4/5.0
• Livability +3.5/5.0
• DSCR +3.1/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity knocks for this 2 BR + loft, 2.5 bath, 1,380 SF townhome w/2 ensuite baths in highly desirable Hunningdon Lakes! Priced thousands below assessment and recent sales, this home provides an excellent opportunity to build sweat equity with some new paint, flooring, appliances & fixtures! Energy efficient vinyl replacement windows throughout! New Goodman gas furnace & central AC installed in 2022! Primary suite features a walk-in closet and 3rd floor loft with additional walk-in closet! Located on a cul-de-sac in the very back of the neighborhood, this beautiful community features a children's playground, picnic area and multiple lakes!

Key facts

• Private bath
• Eat in kitchen
• Ample closet space

Tags

• OPEN CONCEPT LIVING AREA
• WOOD BURNING FIREPLACE
• EAT IN KITCHEN
• DUAL PRIMARY SUITES
• PRIVATE BATH
• AMPLE CLOSET SPACE

Property features AI

Finance

• HOA & community: Homeowners association present; HOA fee $30 monthly; Playground(s) in community; Association name: Hunningdon Lakes Property Owners Association

Exterior

• Parking: Off-street parking (driveway) for 2 vehicles
• Utilities: City/County water; City/County sewer; Electric water heater; Natural gas available
• Home design: Attached property; Townhouse, traditional style; 3 stories; Three living levels; Slab foundation; Simple ownership
• Construction: Brick and vinyl siding; Asphalt shingle roof
• Exterior features: Deck; Partial wood fence; Has fence; City view

Interior

• Kitchen: Dishwasher; Microwave; Electric range; Refrigerator; Pantry; Breakfast area
• Bedrooms: 2 bedrooms with ensuite; Master bedroom
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced hot air heating; Natural gas heating
• Interior features: Ceiling fan; Wood-burning fireplace; Walk-in attic; Walk-in closet; Window treatments
• Laundry & utility: Washer and dryer; Washer hookup; Dryer hookup; Utility room; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath townhouse listed at $285k.

Deal economics

• At list price, monthly cash flow is $-136 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $261k (8.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (23.0% below list).
• Recommended offer: $219k (23.0% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.7% in Chesapeake — 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 70/100 on livability (#236 in VA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: crime C-, cost of living C-, amenities F.
• Chesapeake City Public School District (suburban): math 58% / reading 74% proficiency, ranked #31 of 131 in VA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Greenbrier Intermediate (math 67% / reading 75%, grade A-, #303 of 1,108 statewide, top 28%, 608 students, 38% FRL); Indian River High (math 69% / reading 73%, grade B+, #146 of 319 statewide, top 47%, 1,701 students, 71% FRL) — zoned schools average 55% FRL vs 28% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.8%/yr); 282 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 597 units permitted in Chesapeake city in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($84k/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 $9k of value loss. Plan a longer hold.
• Chesapeake County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 8 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.
• Current owner paid $238k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $219,326 (23.0% 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. 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. 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: 0.77% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.04%
• DSCR: 0.91
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $296,700
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1420 Hambledon Loop	0.51mi	2/2.5	1,350 (-2%)	1mo	$289,900	$215	70
1462 Titchfield Dr	0.51mi	2/2.5	1,350 (-2%)	1mo	$280,000	$207	70
1442 Titchfield Dr	0.53mi	2/2.5	1,340 (-3%)	1mo	$280,000	$209	68
1207 Killington Sq	0.03mi	3/2.5 (+1)	1,582 (+15%)	2mo	$290,000	$183	65
1447 Leckford Dr	0.57mi	2/2.5	1,338 (-3%)	2mo	$285,000	$213	65
1321 Eagles Trace Path Unit E	0.61mi	2/2.0	1,360 (-1%)	1mo	$310,000	$228	64
1307 Eagles Trace Path Unit A	0.59mi	2/2.0	1,420 (+3%)	0mo	$315,000	$222	63
1309 Quail Creek Holw Unit B	0.66mi	2/2.0	1,380 (0%)	3mo	$312,000	$226	63
1720 Orchard Way	0.68mi	2/2.0	1,383 (+0%)	2mo	$269,900	$195	62
1309 Quail Creek Holw Unit C	0.66mi	3/2.5 (+1)	1,350 (-2%)	2mo	$295,000	$219	57
937 Shoal Creek Trl Unit B	0.75mi	3/2.5 (+1)	1,419 (+3%)	2mo	$340,000	$240	52
1717 Orchard Way	0.67mi	3/2.0 (+1)	1,509 (+9%)	1mo	$288,000	$191	43

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 · 7.78% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.45×
• Total profit: $-43,798
• Equity at exit: $42,494

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $705
• Equity at exit: $24,642

Cash invested: $79,800 (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 23320

• Rents YoY: 7.8%
• Active inventory: 282
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,193 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$225 /mo · $2,701/yr
• Insurance: −$119
• HOA: −$30
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $-136

Break-even live

Break-even rent $2,365

Max offer price $261,026

Occupancy floor —

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1167 Killington Arch Chesapeake, VA	2.0	2.5	1539	$1,951	$1.27	4d	1	0.10mi
1528 Tallwood Cir Chesapeake, VA	3.0	2.5	1715	$2,500	$1.46	23d	1	0.28mi
1537 Tallwood Cir Chesapeake, VA	3.0	2.5	1774	$2,495	$1.41	4d	1	0.30mi
1533 Rollesby Way Chesapeake, VA	3.0	2.5	1870	$2,395	$1.28	7d	1	0.49mi
1321 Eagles Trace Path Unit B Chesapeake, VA	3.0	2.0	1591	$2,495	$1.57	17d	1	0.58mi
1402 Poules Ln Chesapeake, VA	2.0	2.5	1384	$2,410	$1.74	23d	1	0.63mi
1119 Shoal Creek Trl Chesapeake, VA	2.0	2.0	1500	$1,995	$1.33	12d	1	0.65mi
1121 Shoal Creek Trl Chesapeake, VA	3.0	2.5	1684	$2,400	$1.43	21d	1	0.66mi
935 Still Harbor Cir Chesapeake, VA	2.0	1.5	1064	$1,995	$1.88	2d	1	0.92mi
912 Saint Andrews Reach Unit A Chesapeake, VA	3.0	2.0	1300	$2,450	$1.88	12d	1	0.94mi
912 Saint Andrews Reach Unit A Chesapeake, VA	3.0	2.0	1300	$2,450	$1.88	23d	1	0.94mi
1140 Ivystone Sq Chesapeake, VA	1.0–3.0	1.0–2.0	1023	$2,168	$2.12	2d	26	0.95mi
905 Saint Andrews Reach Unit B Chesapeake, VA	1.0	1.0	900	$1,650	$1.83	23d	1	0.95mi
5872 Echingham Dr Virginia Beach, VA	3.0	2.5	1633	$2,595	$1.59	10d	1	1.09mi
1005 Scarlet Oak Ct S Chesapeake, VA	3.0	2.0	1400	$2,400	$1.71	23d	1	1.27mi
1301 Cypress Pl Chesapeake, VA	3.0	2.0	1204	$2,400	$1.99	23d	1	1.37mi
1301 Cypress Pl Chesapeake, VA	3.0	2.0	1204	$2,400	$1.99	4d	1	1.37mi
509 Bowling Green Ct Chesapeake, VA	3.0	2.5	1829	$2,650	$1.45	7d	1	1.38mi
509 Bowling Green Ct Chesapeake, VA	3.0	2.5	1829	$2,650	$1.45	17d	1	1.38mi
1315 River Birch Run S Chesapeake, VA	3.0	1.5	1244	$1,950	$1.57	4d	1	1.40mi
1315 River Birch Run S Chesapeake, VA	3.0	1.5	1244	$1,950	$1.57	12d	1	1.40mi
1877 John Brown Ln Virginia Beach, VA	3.0	2.0	1348	$2,400	$1.78	21d	1	1.41mi
5657 Infinity Ln Virginia Beach, VA	1.0–2.0	1.0–2.0	967	$2,063	$2.13	1d	13	1.42mi
501 Thornloe Ln Unit A Chesapeake, VA	1.0	1.5	1500	$2,000	$1.33	23d	1	1.42mi

HOA detail

• Monthly dues: $30 · $360/yr
• Likely covers: gas

Listing history 13 events

1. 2026-06-07
   statusdays on market $285,000 Under Contract 8 DOM
2. 2026-06-03
   days on market $285,000 Active Under Contract 6 DOM
3. 2026-06-02
   days on market $285,000 Active Under Contract 5 DOM
4. 2026-06-02
   status $285,000 Active Under Contract 4 DOM
5. 2026-06-01
   days on market $285,000 Active 4 DOM
6. 2026-05-31
   days on market $285,000 Active 3 DOM
7. 2026-05-28
   listed $285,000 Active
8. 2026-05-15
   soldstatus $237,500 Sold 660-char remark

   Show marketing remark (660 chars)

   Opportunity knocks for this 2 BR + loft, 2.5 bath, 1,380 SF townhome w/2 ensuite baths in highly desirable Hunningdon Lakes! Priced thousands below assessment and recent sales, this home provides an excellent opportunity to build sweat equity with some new paint, flooring, appliances & fixtures! Energy efficient vinyl replacement windows throughout! New Goodman gas furnace & central AC installed in 2022! Primary suite features a walk-in closet and 3rd floor loft with additional walk-in closet! Located on a cul-de-sac in the very back of the neighborhood, this beautiful community features a children's playground, picnic area and multiple lakes!

9. 2026-05-12
   status Under Contract 660-char remark

   Show marketing remark (660 chars)

   Opportunity knocks for this 2 BR + loft, 2.5 bath, 1,380 SF townhome w/2 ensuite baths in highly desirable Hunningdon Lakes! Priced thousands below assessment and recent sales, this home provides an excellent opportunity to build sweat equity with some new paint, flooring, appliances & fixtures! Energy efficient vinyl replacement windows throughout! New Goodman gas furnace & central AC installed in 2022! Primary suite features a walk-in closet and 3rd floor loft with additional walk-in closet! Located on a cul-de-sac in the very back of the neighborhood, this beautiful community features a children's playground, picnic area and multiple lakes!

10. 2026-05-01
    historical Active Under Contract 660-char remark

    Show marketing remark (660 chars)

    Opportunity knocks for this 2 BR + loft, 2.5 bath, 1,380 SF townhome w/2 ensuite baths in highly desirable Hunningdon Lakes! Priced thousands below assessment and recent sales, this home provides an excellent opportunity to build sweat equity with some new paint, flooring, appliances & fixtures! Energy efficient vinyl replacement windows throughout! New Goodman gas furnace & central AC installed in 2022! Primary suite features a walk-in closet and 3rd floor loft with additional walk-in closet! Located on a cul-de-sac in the very back of the neighborhood, this beautiful community features a children's playground, picnic area and multiple lakes!

11. 2026-04-29
    listed $250,000 Active 660-char remark

    Show marketing remark (660 chars)

    Opportunity knocks for this 2 BR + loft, 2.5 bath, 1,380 SF townhome w/2 ensuite baths in highly desirable Hunningdon Lakes! Priced thousands below assessment and recent sales, this home provides an excellent opportunity to build sweat equity with some new paint, flooring, appliances & fixtures! Energy efficient vinyl replacement windows throughout! New Goodman gas furnace & central AC installed in 2022! Primary suite features a walk-in closet and 3rd floor loft with additional walk-in closet! Located on a cul-de-sac in the very back of the neighborhood, this beautiful community features a children's playground, picnic area and multiple lakes!

12. 1998-11-23
    soldstatus $83,000
13. 1994-10-28
    soldstatus $68,500

ⓘ 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: $2,701 · $225/mo
• Projected year-2 tax: $2,701 · $225/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 ≥106°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: $26,319
• − Mortgage interest: −$15,964
• − Property taxes: −$2,701
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,106
• − Management: −$2,106
• − HOA: −$360
• − Depreciation: −$8,291
• Taxable loss: −$6,633
• Est. tax savings @ 24.0%: +$1,592
• After-tax cash flow: $-37/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: Chesapeake City Public School District
• NCES district ID: 5100810
• Math proficiency: 58% ▼ -29.00%
• Reading proficiency: 74% ▼ -7.00%
• Median HH income: $69,356
• Composite: 57.84/100
• National rank: #1047
• State rank: #31 of 131 in VA

Livability — Chesapeake

• Score: 70/100
• State rank: #236
• US rank: #7942

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chesapeake, VA
• County: Chesapeake City · 253,091 people
• City population: 253,091
• Metro: Virginia Beach-Norfolk-Newport News, VA-NC
• Population (ZIP): 59,108
• Household income: $84,305
• Rent vs Own: 35.5% rent · 64.5% own
• Severe rent burden: 2714.0

Population outlook (Chesapeake County) Hauer SSP2

• Today (2025): 263,804 people
• By 2030: 276,798 · +4.9%
• By 2040: 299,906 · +13.7%
• By 2050: 318,284 · +20.7%
• By 2075: 362,137 · +37.3%
• By 2100: 372,225 · +41.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 49% Black 29% Hispanic / Latino 10% Two or more races 8% Asian 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Romanian 2% Italian 2%
• Foreign-born: 9% · Canada
• Languages at home: 89% English-only · Spanish 6% Tagalog/Filipino 2% French/Haitian/Cajun 1%

Political lean MEDSL · Chesapeake

• 2024 margin: Toss-up / Even · D 51.3% · R 47.5% · Other 1.2%
• 2008→2024 swing: +2.5pp toward D · 2008: 1.3pp · 2024: 3.8pp
• All cycles: 2024: D+3.8 2020: D+6.5 2016: R+1.3 2012: D+1.1 2008: D+1.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -241.43%
• Current HPI: 285.5792
• Rent YoY: ▲ 7.78%
• 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

+316.1% since first listed

7 events — show timeline

• 2026-05-28 Listed $285,000 REINMLS
• 2026-05-15 Sold (MLS) $237,500 REINMLS
• 2026-05-12 Pending — REINMLS
• 2026-05-01 Contingent — REINMLS
• 2026-04-29 Listed $250,000 REINMLS
• 1998-11-23 Sold (Public Records) $83,000 Public Records
• 1994-10-28 Sold (Public Records) $68,500 Public Records

Property tax history

+3.1%/yr

Latest (2025): $2,701 · +5.2% YoY. Source: county tax records.