443 Hill Meadow Dr · Virginia Beach, VA 23454

$270,000

3 bd · 2.0 ba · 1,324 sqft · Townhouse public records · 13 Days on market

Built 1981 Est $270k · 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 +15.8/30.0
• ARV discount +7.5/15.0
• Schools +6.4/10.0
• DSCR +4.9/10.0
• Rent growth +4.2/5.0
• Livability +4.2/5.0
• 1% rule +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity for investors! This solid 3-bedroom, 2 full bathroom townhouse in Virginia Beach is priced accordingly and offers strong potential as a flip and resale or an excellent addition to a rental portfolio. The property features a functional layout and good bones, making it an ideal project for investors looking to add value. Property is being sold strictly As-Is. Estate sale. Normal financing will not qualify. Cash or appropriate alternative financing only. Conveniently located near shopping, dining, bases, and major roadways.

Key facts

• Quartz countertops
• Hvac
• Soft-close cabinetry

Tags

• UPDATED KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SOFT-CLOSE CABINETRY
• NEW ROOF
• HVAC

Property features AI

Finance

• Other: Rehabilitated
• HOA & community: No HOA

Exterior

• Parking: 2 off-street spaces (driveway)
• Utilities: City/County water; City/County sewer; Electric water heater; Electric service
• Home design: Attached townhouse; 2 stories (2 living levels); Slab foundation
• Construction: Wood siding; Asphalt shingle roof
• Exterior features: Deck; Storage shed; Back yard with privacy wood fence

Interior

• Kitchen: Range; Microwave; Dishwasher
• Bedrooms: Master bedroom with bath; One bedroom with ensuite
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fan; Dual entry bath (bedroom and hall); One fireplace
• Laundry & utility: Washer hookup; Dryer hookup; Utility closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $270k.

Deal economics

• At list price, monthly cash flow is $123 ($1k/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 $229k (15.0% below list).
• Recommended offer: $229k (15.0% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: Birdneck Elementary (math 32% / reading 52%, grade F, #866 of 1,108 statewide, top 80%, 646 students, 76% FRL); First Colonial High (math 76% / reading 81%, grade A-, #75 of 319 statewide, top 25%, 1,797 students, 34% FRL) — zoned schools average 55% FRL vs 28% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 60% at this address vs 74% district-wide (-13 pts) — the specific schools serving this property underperform the Va Beach City Public School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+6.6%/yr); 208 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 13 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 $175k; list at $270k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $229,412 (15.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.85% ✗
• Cap rate: 6.84%
• Cash-on-cash: 1.95%
• DSCR: 1.09
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $270,096
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
451 Hill Meadow Dr	0.02mi	3/2.0	1,324 (0%)	2mo	$270,000	$204	97
443 Hill Meadow Dr	0.00mi	3/2.0	1,350 (+2%)	1mo	$270,000	$200	96
400 Hill Meadow Dr	0.08mi	3/1.5	1,321 (-0%)	10mo	$268,000	$203	86
483 Hill Meadow Dr	0.08mi	3/1.5	1,321 (-0%)	11mo	$270,000	$204	85
1504 Hill Meadow Ct	0.05mi	2/1.5 (-1)	1,384 (+4%)	7mo	$241,000	$174	78
408 Hill Meadow Dr	0.06mi	2/1.5 (-1)	1,201 (-9%)	1mo	$225,000	$187	74
490 Hill Meadow Dr	0.11mi	2/2.5 (-1)	1,456 (+10%)	11mo	$259,000	$178	62
620 Lake Point Cir	0.63mi	3/2.0	1,368 (+3%)	12mo	$400,000	$292	56
320 Garcia Dr	0.29mi	3/2.5	1,522 (+15%)	9mo	$365,000	$240	52
1381 Old Virginia Beach Rd	0.48mi	3/2.5	1,200 (-9%)	12mo	$242,500	$202	50
263 Sykes Ave Unit B	0.36mi	3/2.5	1,522 (+15%)	13mo	$390,000	$256	46
231 Sykes Ave #231	0.41mi	3/2.5	1,522 (+15%)	11mo	$365,000	$240	45

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 · 6.62% rent growth · sell at horizon

5-year hold

• IRR: -9.6%
• Equity multiple: 0.64×
• Total profit: $-27,342
• Equity at exit: $40,258

10-year hold

• IRR: 3.8%
• Equity multiple: 1.32×
• Total profit: $24,250
• Equity at exit: $23,345

Cash invested: $75,600 (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 23454

• Rents YoY: 6.6%
• Active inventory: 208
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,294 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$161 /mo · $1,933/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $123

Break-even live

Break-even rent $2,139

Max offer price $270,000

Occupancy floor 90%

Sensitivity live

Price	-10% $276	-5% $199	+0% $123	+5% $46	+10% $-30
Rent	-10% $-58	-5% $32	+0% $123	+5% $213	+10% $304
Rate	-1.0pp $259	-0.5pp $192	base $123	+0.5pp $53	+1.0pp $-18

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 Oakshire Dr Virginia Beach, VA	2.0	2.0	960	$1,220	$1.27	25d	1	0.13mi
1483 Old Virginia Beach Rd Unit A Virginia Beach, VA	3.0	2.0	1100	$1,900	$1.73	21d	1	0.23mi
640 Beachcomber Ln Virginia Beach, VA	2.0	2.0	1224	$3,100	$2.53	25d	1	0.28mi
1441 Reynard Dr Virginia Beach, VA	1.0–4.0	1.0–2.5	1080	$2,495	$2.31	3d	19	0.41mi
233 Sykes Ave Unit A Virginia Beach, VA	3.0	2.5	1484	$2,450	$1.65	12d	1	0.43mi
1441 Laskin Rd Virginia Beach, VA	1.0–3.0	1.0–3.0	1226	$3,400	$2.77	5d	9	0.52mi
464 Lisa Sq Virginia Beach, VA	3.0	1.0	885	$1,510	$1.71	25d	1	0.52mi
1334 Linkhorn Cir Virginia Beach, VA	3.0	2.5	1532	$3,400	$2.22	25d	1	0.63mi
356 Chesire Ct S Virginia Beach, VA	2.0	1.5	1200	$1,958	$1.63	3d	6	0.72mi
1225 Old Virginia Beach Rd Virginia Beach, VA	2.0	2.0	1000	$1,775	$1.77	25d	1	0.87mi
501 Ocean Trace Arch #104 Virginia Beach, VA	2.0	2.0	945	$1,650	$1.75	25d	1	0.93mi
1997 Eastwood Villa Ln Virginia Beach, VA	1.0–3.0	1.0–2.5	1117	$2,209	$1.98	17d	1	0.95mi
400 Coastal Walk Pl #105 Virginia Beach, VA	3.0	2.0	1422	$2,500	$1.76	18d	1	1.05mi
400 Coastal Walk Pl Virginia Beach, VA	3.0	2.0	1422	$2,600	$1.83	25d	1	1.05mi
408 Coastal Walk Pl #103 Virginia Beach, VA	2.0	2.5	1409	$2,200	$1.56	13d	1	1.06mi
333 N Birdneck Rd Virginia Beach, VA	2.0	1.0	1036	$2,850	$2.75	25d	1	1.10mi
1821 Durham W Virginia Beach, VA	3.0	2.5	1780	$2,500	$1.40	25d	1	1.17mi
400 Eden Roc Cir Virginia Beach, VA	1.0–3.0	1.0–2.0	1114	$3,192	$2.87	3d	18	1.18mi
226 Birch Lake Rd Virginia Beach, VA	1.0–3.0	1.0–2.0	947	$1,961	$2.07	3d	11	1.28mi
952 Maximus Sq Virginia Beach, VA	2.0	1.0	1025	$1,295	$1.26	25d	1	1.31mi
2100 Westminster Ln Unit 00 0816AB Virginia Beach, VA	2.0	1.0	1000	$1,409	$1.41	4d	1	1.32mi
2100 Westminster Ln Virginia Beach, VA	2.0	1.0	1000	$1,569	$1.57	25d	1	1.33mi
940 Old Virginia Beach Rd Virginia Beach, VA	3.0	2.5	1400	$2,500	$1.79	25d	1	1.35mi
1509 Colonnade Dr Virginia Beach, VA	2.0	2.0	1074	$2,190	$2.04	12d	1	1.36mi
1005 Barnacle Ct Virginia Beach, VA	2.0	1.0	930	$1,850	$1.99	5d	1	1.42mi
901 Old Virginia Beach Rd Virginia Beach, VA	2.0	1.5	1048	$1,750	$1.67	25d	1	1.42mi
912 C Ave Virginia Beach, VA	3.0	2.5	1367	$2,500	$1.83	12d	1	1.45mi
912 C Ave Unit C Virginia Beach, VA	3.0	2.5	1367	$3,500	$2.56	16d	1	1.45mi

Listing history 9 events

1. 2026-04-30
   status Under Contract
2. 2026-04-21
   historical Active Under Contract
3. 2026-04-17
   listed $270,000 Active
4. 2026-03-04
   historical 544-char remark

   Show marketing remark (544 chars)

   Great opportunity for investors! This solid 3-bedroom, 2 full bathroom townhouse in Virginia Beach is priced accordingly and offers strong potential as a flip and resale or an excellent addition to a rental portfolio. The property features a functional layout and good bones, making it an ideal project for investors looking to add value. Property is being sold strictly As-Is. Estate sale. Normal financing will not qualify. Cash or appropriate alternative financing only. Conveniently located near shopping, dining, bases, and major roadways.

5. 2026-03-04
   soldstatus $175,000

   Show marketing remark (544 chars)

   Great opportunity for investors! This solid 3-bedroom, 2 full bathroom townhouse in Virginia Beach is priced accordingly and offers strong potential as a flip and resale or an excellent addition to a rental portfolio. The property features a functional layout and good bones, making it an ideal project for investors looking to add value. Property is being sold strictly As-Is. Estate sale. Normal financing will not qualify. Cash or appropriate alternative financing only. Conveniently located near shopping, dining, bases, and major roadways.

6. 2026-03-02
   soldstatus $175,000 Sold 544-char remark

   Show marketing remark (544 chars)

   Great opportunity for investors! This solid 3-bedroom, 2 full bathroom townhouse in Virginia Beach is priced accordingly and offers strong potential as a flip and resale or an excellent addition to a rental portfolio. The property features a functional layout and good bones, making it an ideal project for investors looking to add value. Property is being sold strictly As-Is. Estate sale. Normal financing will not qualify. Cash or appropriate alternative financing only. Conveniently located near shopping, dining, bases, and major roadways.

7. 2026-02-11
   status Under Contract 544-char remark

   Show marketing remark (544 chars)

   Great opportunity for investors! This solid 3-bedroom, 2 full bathroom townhouse in Virginia Beach is priced accordingly and offers strong potential as a flip and resale or an excellent addition to a rental portfolio. The property features a functional layout and good bones, making it an ideal project for investors looking to add value. Property is being sold strictly As-Is. Estate sale. Normal financing will not qualify. Cash or appropriate alternative financing only. Conveniently located near shopping, dining, bases, and major roadways.

8. 2026-01-23
   listed $190,000 Active 544-char remark

   Show marketing remark (544 chars)

   Great opportunity for investors! This solid 3-bedroom, 2 full bathroom townhouse in Virginia Beach is priced accordingly and offers strong potential as a flip and resale or an excellent addition to a rental portfolio. The property features a functional layout and good bones, making it an ideal project for investors looking to add value. Property is being sold strictly As-Is. Estate sale. Normal financing will not qualify. Cash or appropriate alternative financing only. Conveniently located near shopping, dining, bases, and major roadways.

9. 2000-06-23
   soldstatus $50,000

ⓘ 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: $1,933 · $161/mo
• Projected year-2 tax: $2,214 · $184/mo
• Expected delta: +$281/yr (+$23/mo · 14.5%)

ⓘ 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 ≥102°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,529
• − Mortgage interest: −$15,124
• − Property taxes: −$1,933
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,202
• − Management: −$2,202
• − Depreciation: −$7,855
• Taxable loss: −$3,137
• Est. tax savings @ 24.0%: +$753
• After-tax cash flow: $2,227/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): 58,178
• Household income: $102,796
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 1696.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Black 13% Two or more races 9% Hispanic / Latino 7% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 3%
• Foreign-born: 7% · Canada, China
• Languages at home: 90% English-only · Spanish 4% Tagalog/Filipino 1% Chinese 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: ▼ -385.89%
• Current HPI: 328.85
• Rent YoY: ▲ 6.62%
• 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

+440.0% since first listed

9 events — show timeline

• 2026-04-30 Pending — REINMLS
• 2026-04-21 Contingent — REINMLS
• 2026-04-17 Listed $270,000 REINMLS
• 2026-03-04 Listing Removed — REINMLS
• 2026-03-04 Sold (Public Records) $175,000 Public Records
• 2026-03-02 Sold (MLS) $175,000 REINMLS
• 2026-02-11 Pending — REINMLS
• 2026-01-23 Listed $190,000 REINMLS
• 2000-06-23 Sold (Public Records) $50,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $1,933 · +1.8% YoY. Source: county tax records.