8 Bradley Ave · Portsmouth, VA 23701

$170,000

3 bd · 2.0 ba · 1,000 sqft · SingleFamily public records · 3 Days on market

Built 1950 Est $244k · 30% under

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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 +17.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +5.1/10.0
• Rent growth +5.0/5.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Handyman special located on a spacious one-third acre lot in a quiet cul-de-sac neighborhood with limited through traffic. This 3-bedroom, 2-bath home is full of potential and ready for your personal touch. Whether you're an investor or a buyer looking to create your dream home, this property offers a fantastic opportunity to bring your vision to life. Large yard, peaceful setting, and added privacy with plenty of possibilities. Sold as-is. Seller to make no repairs.

Key facts

• Added privacy
• Large yard
• Peaceful setting

Tags

• SPACIOUS ONE-THIRD ACRE LOT
• QUIET CUL-DE-SAC NEIGHBORHOOD
• LARGE YARD
• PEACEFUL SETTING
• ADDED PRIVACY

Property features AI

Finance

• Other: Property listed as fixer-upper
• HOA & community: No HOA fees indicated

Exterior

• Parking: Detached 2-car garage (approx. 480 sq ft); Carport; Off-street parking
• Utilities: City water; City sewer; Electric water heater; Electric service
• Home design: Detached single-family bungalow; One-story living level; Main entry accessibility ramp
• Construction: Vinyl siding; Asphalt shingle roof; Crawlspace foundation; Built as a bungalow style
• Exterior features: Located on a cul-de-sac; Back yard fenced; Marsh waterfront view; On waterfront

Interior

• Kitchen: Electric range
• Bedrooms: First-floor master bedroom; Master bedroom (main level); Additional bedroom
• Flooring: Carpet; Laminate; Wood
• Bathrooms: Two full bathrooms; Full bathroom on first floor
• Heating & cooling: Forced hot air heating; Central air conditioning
• Interior features: Attic fan; Ceiling fans; Pull-down attic stairs
• Laundry & utility: Main-floor laundry; Washer hookup; Dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $143 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 7.3% vs local median 4.6% in Portsmouth — 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 73/100 on livability (#172 in VA) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: employment C-, crime F, commute F.
• Portsmouth City Public School District (urban): math 34% / reading 58% proficiency, ranked #107 of 131 in VA (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Simonsdale Elementary (math 32% / reading 57%, grade F, #827 of 1,108 statewide, top 77%, 612 students, 100% FRL) — zoned schools average 100% FRL vs 60% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+11.9%/yr); 171 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 300 units permitted in Portsmouth city in 2024 (112 in 5+ unit buildings).
• This rent runs 33% of the median local income ($62k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $48k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y 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 $146k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $170,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-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?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.01% ✓
• Cap rate: 7.30%
• Cash-on-cash: 3.60%
• DSCR: 1.16
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $244,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4601 Portsmouth Blvd	0.09mi	2/2.0 (-1)	1,000 (0%)	3mo	$259,000	$259	88
15 Chowan Dr	0.24mi	3/1.0	986 (-1%)	1mo	$230,000	$233	82
20 S Colin Dr	0.32mi	3/1.0	924 (-8%)	1mo	$252,500	$273	67
55 Greeneland Blvd	0.37mi	3/2.0	909 (-9%)	3mo	$240,000	$264	66
17 Shea St	0.19mi	2/1.0 (-1)	1,100 (+10%)	2mo	$245,000	$223	63
58 Harvard Rd	0.40mi	3/1.5	1,100 (+10%)	0mo	$239,900	$218	62
45 Pollux Cir E	0.47mi	3/1.0	922 (-8%)	1mo	$225,000	$244	60
105 Bolling Rd	0.43mi	3/1.5	909 (-9%)	3mo	$190,000	$209	60
50 Greeneland Blvd	0.34mi	2/2.0 (-1)	865 (-14%)	3mo	$239,000	$276	54
1104 Tatem Ave	0.69mi	3/2.0	1,114 (+11%)	2mo	$327,000	$294	48
411 Bertha Ln	0.67mi	3/1.0	1,088 (+9%)	3mo	$220,000	$202	47
5106 Johnson Ave	0.68mi	3/1.0	900 (-10%)	1mo	$138,000	$153	47

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -5.0%
• Equity multiple: 0.80×
• Total profit: $-9,357
• Equity at exit: $25,348

10-year hold

• IRR: 9.9%
• Equity multiple: 1.94×
• Total profit: $44,904
• Equity at exit: $14,698

Cash invested: $47,600 (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 23701

• Rents YoY: 11.9%
• Active inventory: 171
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,710 high
• Mortgage (P&I): −$891
• Tax from tax record: −$246 /mo · $2,951/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $143

Break-even live

Break-even rent $1,529

Max offer price $170,000

Occupancy floor 87%

Sensitivity live

Price	-10% $239	-5% $191	+0% $143	+5% $95	+10% $47
Rent	-10% $8	-5% $75	+0% $143	+5% $211	+10% $278
Rate	-1.0pp $229	-0.5pp $186	base $143	+0.5pp $99	+1.0pp $54

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 Hedge Ln Unit I Portsmouth, VA	2.0	1.5	816	$1,275	$1.56	9d	1	0.35mi
26 Byers Ave Portsmouth, VA	2.0	1.0	1008	$1,575	$1.56	45d	1	0.35mi
200 Chowan Dr Portsmouth, VA	1.0–2.0	1.0–2.0	737	$1,600	$2.17	3d	8	0.44mi
804 City Park Ave Portsmouth, VA	2.0	1.0	1228	$1,800	$1.47	45d	1	0.46mi
816 Martin Ave Portsmouth, VA	3.0	1.0	1100	$2,195	$2.00	4d	1	0.63mi
6 Harrower Ct Portsmouth, VA	2.0	2.0	800	$1,550	$1.94	45d	1	0.65mi
1008 Cherokee Rd Portsmouth, VA	1.0–2.0	1.0	835	$1,345	$1.61	45d	1	0.81mi
840 Lancer Dr Unit 615 Portsmouth, VA	2.0	1.5	1002	$1,288	$1.29	25d	1	0.94mi
840 Lancer Dr Unit 694 Portsmouth, VA	3.0	1.5	1202	$1,480	$1.23	18d	1	0.94mi
3717 Scott St Portsmouth, VA	3.0	1.0	1157	$1,400	$1.21	25d	1	1.12mi
4642 Greenwood Dr Portsmouth, VA	2.0	1.0	946	$1,550	$1.64	45d	1	1.19mi
318 Edgewood Rd Portsmouth, VA	3.0	1.0	1421	$2,300	$1.62	45d	1	1.27mi
207 Robin Rd Portsmouth, VA	3.0	1.5	1250	$1,950	$1.56	9d	1	1.31mi
3626 Bart St Unit BAR3626-DF Portsmouth, VA	2.0	1.0	900	$1,000	$1.11	9d	1	1.33mi
3401 Brighton St Portsmouth, VA	3.0	2.5	1439	$2,195	$1.53	4d	1	1.33mi
3607 Bart St Portsmouth, VA	3.0	2.0	1326	$1,850	$1.40	12d	1	1.33mi
49 Carver Cir Portsmouth, VA	2.0	2.0	800	$1,450	$1.81	25d	1	1.33mi
1017 Hodges Ferry Rd Portsmouth, VA	2.0	1.5	880	$1,350	$1.53	45d	1	1.39mi
1 Shelby St Portsmouth, VA	2.0	1.0	700	$1,250	$1.79	25d	1	1.45mi

Listing history 3 events

1. 2026-06-13
   statusdays on market $170,000 Under Contract 3 DOM
2. 2026-06-08
   remarks 471-char remark
3. 2026-06-08
   listed $170,000 Active 1 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: $2,951 · $246/mo
• Projected year-2 tax: $2,951 · $246/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 5/10 Major FEMA zone X (unshaded) · 41% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 15 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,524
• − Mortgage interest: −$9,523
• − Property taxes: −$2,951
• − Insurance: −$850
• − Repairs & maintenance: −$1,642
• − Management: −$1,642
• − Depreciation: −$4,945
• Taxable loss: −$1,028
• Est. tax savings @ 24.0%: +$247
• After-tax cash flow: $1,962/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: Portsmouth City Public School District
• NCES district ID: 5103000
• Math proficiency: 34% ▼ -40.00%
• Reading proficiency: 58% ▼ -12.00%
• Median HH income: $46,152
• Composite: 39.01/100
• National rank: #4071
• State rank: #107 of 131 in VA

Livability — Portsmouth

• Score: 73/100
• State rank: #172
• US rank: #5381

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Portsmouth, VA
• County: Portsmouth City · 96,366 people
• City population: 96,366
• Metro: Virginia Beach-Norfolk-Newport News, VA-NC
• Population (ZIP): 24,298
• Household income: $62,349
• Rent vs Own: 31.0% rent · 69.0% own
• Severe rent burden: 580.0

Population outlook (Portsmouth County) Hauer SSP2

• Today (2025): 96,730 people
• By 2030: 96,760 · +0.0%
• By 2040: 96,573 · -0.2%
• By 2050: 95,606 · -1.2%
• By 2075: 93,579 · -3.3%
• By 2100: 83,756 · -13.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Black 52% White 39% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Italian 1% Romanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Portsmouth

• 2024 margin: Solid D (+38.6) · D 68.6% · R 30.0% · Other 1.4%
• 2008→2024 swing: -0.7pp no change · 2008: 39.3pp · 2024: 38.6pp
• All cycles: 2024: D+38.6 2020: D+40.8 2016: D+36.5 2012: D+39.6 2008: D+39.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -218.96%
• Current HPI: 310.8218
• Rent YoY: ▲ 11.92%
• 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

+21.4% since first listed

5 events — show timeline

• 2026-06-08 Listed $170,000 REINMLS
• 2017-07-10 Sold (Public Records) $146,000 Public Records
• 2017-05-18 Pending — REINMLS
• 2017-05-03 Price Changed $145,000 REINMLS
• 2017-05-02 Listed $140,000 REINMLS

Property tax history

+2.7%/yr

Latest (2025): $2,951 · +2.0% YoY. Source: county tax records.