1908 E Washington St · Suffolk, VA 23434

$239,000

3 bd · 2.0 ba · 1,189 sqft · SingleFamily public records · 10 Days on market

Built 1957 8,276 sqft lot Est $239k · 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 +12.6/30.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• Rent growth +4.0/5.0
• Livability +3.9/5.0
• DSCR +3.7/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready and full of updates, this charming brick ranch offers spacious bedrooms, a large family room, refurbished hardwood floors, and an updated kitchen with stainless steel appliances. Renovated bathrooms feature ceramic tile, while major improvements include a brand-new HVAC system, modernized plumbing, a new water heater, and a crawl space dehumidifier for added peace of mind. Enjoy relaxing in the bright sunroom overlooking the backyard, which also includes a storage shed. Situated on a corner lot in a well-established neighborhood, this home is conveniently located near downtown, major highways, shopping, dining, local attractions, and neighboring cities. A perfect combination o

Key facts

• Renovated bathrooms
• Updated kitchen
• Ceramic tile

Tags

• BRICK RANCH
• REFURBISHED HARDWOOD FLOORS
• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• RENOVATED BATHROOMS
• CERAMIC TILE

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Utilities: City/County water; City/County sewer; Electric water heater; Electric power
• Home design: Detached ranch; Single-story
• Construction: Brick siding; Asphalt shingle roof; Crawl foundation with sealed/encapsulated crawl space; Built on approximately 0.19 acre
• Exterior features: Corner lot; Storage shed

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: One bedroom with ensuite; Bedroom and full bathroom on first floor
• Flooring: Ceramic flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced hot air heating; Central air conditioning
• Interior features: Sun room; Master bedroom with bath; First floor master bedroom
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $-32 ($-390/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (22.0% below list).
• Recommended offer: $187k (22.0% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.5% in Suffolk — 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 77/100 on livability (#88 in VA, #2,896 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, employment A-; Watch: crime C-, commute F.
• Suffolk City Public School District (suburban): math 41% / reading 69% proficiency, ranked #72 of 131 in VA (top 55%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Mack Benn Jr. Elementary (math 27% / reading 50%, grade F, #924 of 1,108 statewide, top 84%, 684 students, 66% FRL); King'S Fork High (math 44% / reading 77%, grade C+, #244 of 319 statewide, top 77%, 1,697 students, 63% FRL) — zoned schools average 64% FRL vs 39% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.8%/yr); 546 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 680 units permitted in Suffolk city in 2024 (0 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 $7k of value loss. Plan a longer hold.
• Suffolk County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $186,523 (22.0% 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. Built in 1957 — 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: 0.78% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.58%
• DSCR: 0.97
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $238,989
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1812 Freeney Ave	0.06mi	3/1.0	1,166 (-2%)	1mo	$450,000	$386	89
108 N 6th St	0.25mi	3/2.0	1,224 (+3%)	1mo	$246,200	$201	83
215 N Capital St	0.41mi	3/1.0	1,140 (-4%)	2mo	$90,000	$79	68
111 Halifax St	0.65mi	3/2.5	1,200 (+1%)	2mo	$274,900	$229	65
341 N 5th St	0.39mi	3/1.0	1,100 (-8%)	1mo	$220,000	$200	64
207 S 7th St	0.29mi	3/2.0	1,338 (+12%)	2mo	$235,000	$176	64
301 Goodman St	0.25mi	3/1.0	1,053 (-11%)	2mo	$125,000	$119	64
120 Oak St	0.66mi	3/1.0	1,200 (+1%)	2mo	$189,500	$158	62
1208 White Marsh Rd	0.67mi	2/2.0 (-1)	1,206 (+1%)	0mo	$218,000	$181	61
421 Highland Ave	0.75mi	3/2.5	1,200 (+1%)	0mo	$285,000	$238	61
226 N 4th St	0.33mi	3/2.0	1,022 (-14%)	2mo	$222,000	$217	59
202 Bunch Ave	0.68mi	3/2.0	1,248 (+5%)	2mo	$298,000	$239	58

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 · 5.84% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.47×
• Total profit: $-35,378
• Equity at exit: $35,636

10-year hold

• IRR: -2.0%
• Equity multiple: 0.85×
• Total profit: $-9,878
• Equity at exit: $20,664

Cash invested: $66,920 (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 23434

• Rents YoY: 5.8%
• Active inventory: 546
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,865 high
• Mortgage (P&I): −$1,253
• Tax from tax record: −$153 /mo · $1,837/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $-32

Break-even live

Break-even rent $1,906

Max offer price $233,260

Occupancy floor 97%

Sensitivity live

Price	-10% $103	-5% $35	+0% $-32	+5% $-100	+10% $-168
Rent	-10% $-180	-5% $-106	+0% $-32	+5% $41	+10% $115
Rate	-1.0pp $88	-0.5pp $28	base $-32	+0.5pp $-94	+1.0pp $-157

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 S 10th St Suffolk, VA	2.0	1.0	736	$1,250	$1.70	44d	1	0.17mi
214 N 7th St Unit NA Suffolk, VA	2.0	1.0	760	$1,500	$1.97	24d	1	0.17mi
223 N 7th St Suffolk, VA	3.0	2.5	1495	$2,300	$1.54	44d	1	0.18mi
1410 Blythewood Ln Suffolk, VA	4.0	1.5	1056	$1,800	$1.70	44d	1	0.64mi
307 Central Ave Suffolk, VA	3.0	1.0	840	$1,700	$2.02	44d	1	0.87mi
206 Reid's Place Dr Suffolk, VA	3.0	2.5	1280	$2,200	$1.72	5d	1	0.90mi
206 Reid's Place Dr Unit 206 Suffolk, VA	3.0	2.5	1280	$2,300	$1.80	18d	1	0.92mi
326 E Washington St Suffolk, VA	2.0	2.0	839	$1,629	$1.94	4d	1	0.93mi
116 Franklin St Suffolk, VA	3.0	1.0	1335	$1,750	$1.31	24d	1	1.03mi
116 Franklin St Unit 3 Suffolk, VA	3.0	1.0	1335	$1,750	$1.31	44d	1	1.03mi
181 N Main St Suffolk, VA	2.0	1.0–2.0	804	$1,885	$2.34	2d	15	1.16mi

Listing history 7 events

1. 2026-06-21
   days on market $239,000 Active 10 DOM
2. 2026-06-18
   days on market $239,000 Active 7 DOM
3. 2026-06-17
   days on market $239,000 Active 6 DOM
4. 2026-06-16
   days on market $239,000 Active 5 DOM
5. 2026-06-15
   days on market $239,000 Active 4 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $239,000 Active 2 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: $1,837 · $153/mo
• Projected year-2 tax: $1,960 · $163/mo
• Expected delta: +$123/yr (+$10/mo · 6.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $22,383
• − Mortgage interest: −$13,388
• − Property taxes: −$1,837
• − Insurance: −$1,195
• − Repairs & maintenance: −$1,791
• − Management: −$1,791
• − Depreciation: −$6,953
• Taxable loss: −$4,571
• Est. tax savings @ 24.0%: +$1,097
• After-tax cash flow: $707/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: Suffolk City Public School District
• NCES district ID: 5103710
• Math proficiency: 41% ▼ -43.00%
• Reading proficiency: 69% ▼ -8.00%
• Median HH income: $65,573
• Composite: 48.31/100
• National rank: #2151
• State rank: #72 of 131 in VA

Livability — Suffolk

• Score: 77/100
• State rank: #88
• US rank: #2896

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Suffolk, VA
• County: Suffolk City · 88,108 people
• City population: 88,108
• Metro: Virginia Beach-Norfolk-Newport News, VA-NC
• Population (ZIP): 54,387
• Household income: $79,877
• Rent vs Own: 31.5% rent · 68.5% own
• Severe rent burden: 1934.0

Population outlook (Suffolk County) Hauer SSP2

• Today (2025): 95,269 people
• By 2030: 98,269 · +3.1%
• By 2040: 103,177 · +8.3%
• By 2050: 105,777 · +11.0%
• By 2075: 110,963 · +16.5%
• By 2100: 103,711 · +8.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Black 49% White 41% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Lithuanian 1% Slovak 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Suffolk

• 2024 margin: D (+15.9) · D 57.4% · R 41.5% · Other 1.2%
• 2008→2024 swing: +2.7pp toward D · 2008: 13.2pp · 2024: 15.9pp
• All cycles: 2024: D+15.9 2020: D+17.3 2016: D+13.8 2012: D+15.1 2008: D+13.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -383.80%
• Current HPI: 158.5866
• Rent YoY: ▲ 5.84%
• 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

+431.1% since first listed

8 events — show timeline

• 2026-06-12 Listed $239,000 REINMLS
• 2026-06-11 Coming Soon $239,000 REINMLS
• 2023-06-13 Pending — REINMLS
• 2023-05-16 Contingent — REINMLS
• 2023-04-25 Relisted — REINMLS
• 2023-04-13 Contingent — REINMLS
• 2023-04-07 Listed $239,000 REINMLS
• 2014-08-06 Price Changed $45,000 REINMLS

Property tax history

+2.8%/yr

Latest (2025): $1,837 · +2.8% YoY. Source: county tax records.