2014 Piedmont Ave · Portsmouth, VA 23704

$166,500

2 bd · 2.0 ba · 995 sqft · SingleFamily public records · 184 Days on market

Built 1920 5,227 sqft lot $167/sqft · 19% below area Est $205k · 19% 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).

• ARV discount +15.0/15.0
• Cash flow +14.7/30.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the potential in this adorable 3-bedroom, 2-bath bungalow in the heart of Portsmouth. Offering nearly 1,000 sq ft of cozy living space, each bedroom is plenty spacious! Filled with character and natural light, this single-family home is ready for a buyer with a little vision to make it truly shine. A great opportunity to personalize, update, and create your own space! Conveniently located near dining, shopping, and more! Call today for more information and to schedule your tour! Case #544-358775 IN (Insurable) Subject to Appraisal. Property is Owned by the US Dept. of HUD. Seller makes no representations or warranties as to the property condition. HUD Homes are Sold "AS IS". Equal Housing Opportunity. Seller may contribute up to 3% for buyers closing costs upon, upon bid submission.

Key facts

• 5,227 sq ft lot
• Built 1920
• Listed 184 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $166k.

Deal economics

• At list price, monthly cash flow is $44 ($524/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 $152k (8.5% below list).
• Recommended offer: $147k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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.
• Market conditions: Rents rising (+3.3%/yr); 131 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 37% of the median local income ($50k/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.

Negotiation context

• It's been on market 184 days — a 12% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $62k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• 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 $146,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 184 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.91% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.12%
• DSCR: 1.05
• GRM: 9.1

CMA / ARV

• ARV (median comp): $205,115
• List price: $166,500
• Delta: -18.83%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1808 Deep Creek Blvd	0.16mi	3/1.0 (+1)	1,038 (+4%)	2mo	$190,000	$183	75
1536 Centre Ave	0.43mi	3/1.5 (+1)	975 (-2%)	1mo	$110,000	$113	69
2803 Nashville Ave	0.38mi	3/2.0 (+1)	1,050 (+6%)	3mo	$235,000	$224	66
2600 Roanoke Ave	0.23mi	3/1.0 (+1)	900 (-10%)	2mo	$107,000	$119	63
2317 Azalea Ave	0.17mi	3/2.0 (+1)	1,131 (+14%)	3mo	$260,000	$230	62
2711 Evergreen Pl	0.31mi	3/2.0 (+1)	1,100 (+11%)	2mo	$278,000	$253	61
1709 Des Moines Ave	0.17mi	3/1.0 (+1)	1,117 (+12%)	4mo	$85,000	$76	60
2409 Peach St	0.62mi	3/2.0 (+1)	1,028 (+3%)	4mo	$245,000	$238	57
1506 Camden Ave	0.44mi	2/1.0	1,138 (+14%)	1mo	$235,000	$207	50
1915 Prentis Ave	0.48mi	3/1.0 (+1)	1,120 (+13%)	1mo	$163,000	$146	47
2918 Mulberry St	0.71mi	2/1.0	884 (-11%)	3mo	$210,000	$238	42
1022 Palmer St	0.53mi	3/1.0 (+1)	1,135 (+14%)	3mo	$205,000	$181	40

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 · 3.31% rent growth · sell at horizon

5-year hold

• IRR: -14.1%
• Equity multiple: 0.49×
• Total profit: $-23,693
• Equity at exit: $24,826

10-year hold

• IRR: -4.8%
• Equity multiple: 0.68×
• Total profit: $-14,965
• Equity at exit: $14,396

Cash invested: $46,620 (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 23704

• Home prices YoY: -4.6%
• Rents YoY: 3.3%
• Active inventory: 131
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,523 high
• Mortgage (P&I): −$873
• Tax from tax record: −$217 /mo · $2,603/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $44

Break-even live

Break-even rent $1,468

Max offer price $166,500

Occupancy floor 92%

Sensitivity live

Price	-10% $138	-5% $91	+0% $44	+5% $-3	+10% $-51
Rent	-10% $-77	-5% $-16	+0% $44	+5% $104	+10% $164
Rate	-1.0pp $128	-0.5pp $86	base $44	+0.5pp $1	+1.0pp $-43

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: $41,625
• Closing costs: $4,995
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1915 Des Moines Ave Portsmouth, VA	3.0	1.0	1070	$1,700	$1.59	24d	1	0.10mi
1915 Des Moines Ave Portsmouth, VA	3.0	1.0	1070	$1,700	$1.59	17d	1	0.10mi
1915 Lansing Ave Portsmouth, VA	3.0	1.0	1085	$1,675	$1.54	4d	1	0.14mi
2810 Roanoke Ave Portsmouth, VA	3.0	1.5	1100	$2,100	$1.91	44d	1	0.33mi
1416 Richmond Ave Portsmouth, VA	2.0	1.0	1024	$1,150	$1.12	44d	1	0.39mi
2007 Elm Ave Portsmouth, VA	3.0	1.0	903	$1,300	$1.44	21d	1	0.44mi
923 Randolph St Portsmouth, VA	2.0	1.0	800	$1,062	$1.33	44d	1	0.68mi
2756 Peach St Portsmouth, VA	2.0	1.5	1040	$1,495	$1.44	24d	1	0.68mi
231 Edison Ave Unit 231 Portsmouth, VA	2.0	1.5	1050	$1,275	$1.21	11d	1	0.71mi
231 Edison Ave Portsmouth, VA	2.0	1.5	1100	$1,275	$1.16	20d	1	0.71mi
3304 Killian Ave Portsmouth, VA	3.0	1.0	800	$2,000	$2.50	24d	1	0.72mi
2906 Chestnut St Unit 1328007P Portsmouth, VA	2.0	1.0	947	$4,650	$4.91	8d	1	0.81mi
70 Manly St Portsmouth, VA	2.0	1.0	1000	$1,350	$1.35	44d	1	0.88mi
811 Randolph St Unit A Portsmouth, VA	2.0	1.0	800	$1,150	$1.44	44d	1	0.92mi
1029 Green St Portsmouth, VA	2.0	1.5	802	$1,199	$1.50	17d	1	0.96mi
1100 High St Portsmouth, VA	2.0–3.0	1.5–2.0	1003	$1,010	$1.01	3d	5	0.97mi
1003 Green St Unit 1003 Portsmouth, VA	2.0	1.5	837	$1,195	$1.43	24d	1	0.98mi
3724 Deep Creek Blvd Unit 3728 Portsmouth, VA	2.0	1.0	900	$995	$1.11	24d	1	1.03mi
3724 Deep Creek Blvd Unit 3754 Portsmouth, VA	2.0	1.0	900	$995	$1.11	13d	1	1.03mi
401 Constitution Ave Unit B Portsmouth, VA	1.0	1.0	600	$1,100	$1.83	44d	1	1.03mi
915 Green St Portsmouth, VA	2.0	1.0	837	$1,195	$1.43	44d	1	1.04mi
622 Effingham St Portsmouth, VA	2.0–3.0	1.5–2.0	1027	$507	$0.49	24d	2	1.06mi
548 Madison St Portsmouth, VA	2.0	1.0	900	$1,349	$1.50	17d	3	1.07mi
548 Madison St Portsmouth, VA	1.0	1.0	750	$1,249	$1.67	44d	1	1.07mi
548 Madison St Unit 54311--D Portsmouth, VA	1.0	1.0	750	$1,249	$1.67	24d	1	1.07mi
548 Madison St Unit 542-21-C Portsmouth, VA	2.0	1.0	900	$1,349	$1.50	24d	1	1.07mi
1140 London Blvd Portsmouth, VA	2.0	2.0	1016	$1,902	$1.87	4d	1	1.09mi
714 King St Portsmouth, VA	2.0	2.0	935	$1,899	$2.03	44d	1	1.12mi
714 King St Unit 00 714204 Portsmouth, VA	1.0	1.0	670	$1,499	$2.24	17d	1	1.12mi
1 Shelby St Portsmouth, VA	2.0	1.0	700	$1,250	$1.79	24d	1	1.13mi
11 Carver Cir Portsmouth, VA	2.0	1.0	695	$1,395	$2.01	44d	1	1.15mi
21 DeKalb Ave Portsmouth, VA	2.0	1.0	984	$1,550	$1.58	44d	1	1.15mi
533 Columbia St Portsmouth, VA	2.0	2.0	1110	$1,495	$1.35	44d	1	1.15mi
531 County St Unit 3 Portsmouth, VA	1.0	1.0	725	$900	$1.24	13d	1	1.17mi
531 County St Unit 3 Portsmouth, VA	1.0	1.0	725	$900	$1.24	8d	1	1.17mi
710 Dinwiddie St Portsmouth, VA	1.0	1.0	850	$1,150	$1.35	4d	1	1.21mi
941 Holladay St Portsmouth, VA	1.0	1.0	720	$900	$1.25	44d	1	1.24mi
605 Dinwiddie St Unit B Portsmouth, VA	2.0	1.0	900	$1,650	$1.83	44d	1	1.26mi
49 Carver Cir Portsmouth, VA	2.0	2.0	800	$1,450	$1.81	24d	1	1.27mi
507 High St Portsmouth, VA	1.0	1.0	686	$1,474	$2.15	4d	1	1.28mi

Listing history 20 events

1. 2026-06-16
   statusdays on market $166,500 Under Contract 184 DOM
2. 2026-06-15
   days on market $166,500 Active 183 DOM
3. 2026-06-13
   days on market $166,500 Active 181 DOM
4. 2026-06-09
   days on market $166,500 Active 177 DOM
5. 2026-06-08
   days on market $166,500 Active 176 DOM
6. 2026-06-07
   days on market $166,500 Active 175 DOM
7. 2026-06-03
   days on market $166,500 Active 171 DOM
8. 2026-06-02
   days on market $166,500 Active 170 DOM
9. 2026-06-01
   days on market $166,500 Active 169 DOM
10. 2026-05-31
    days on market $166,500 Active 168 DOM
11. 2026-05-20
    price $166,500 812-char remark

    Show marketing remark (812 chars)

    Discover the potential in this adorable 3-bedroom, 2-bath bungalow in the heart of Portsmouth. Offering nearly 1,000 sq ft of cozy living space, each bedroom is plenty spacious! Filled with character and natural light, this single-family home is ready for a buyer with a little vision to make it truly shine. A great opportunity to personalize, update, and create your own space! Conveniently located near dining, shopping, and more! Call today for more information and to schedule your tour! Case #544-358775 IN (Insurable) Subject to Appraisal. Property is Owned by the US Dept. of HUD. Seller makes no representations or warranties as to the property condition. HUD Homes are Sold "AS IS". Equal Housing Opportunity. Seller may contribute up to 3% for buyers closing costs upon, upon bid submission.

12. 2026-04-27
    status Active 812-char remark

    Show marketing remark (812 chars)

    Discover the potential in this adorable 3-bedroom, 2-bath bungalow in the heart of Portsmouth. Offering nearly 1,000 sq ft of cozy living space, each bedroom is plenty spacious! Filled with character and natural light, this single-family home is ready for a buyer with a little vision to make it truly shine. A great opportunity to personalize, update, and create your own space! Conveniently located near dining, shopping, and more! Call today for more information and to schedule your tour! Case #544-358775 IN (Insurable) Subject to Appraisal. Property is Owned by the US Dept. of HUD. Seller makes no representations or warranties as to the property condition. HUD Homes are Sold "AS IS". Equal Housing Opportunity. Seller may contribute up to 3% for buyers closing costs upon, upon bid submission.

13. 2026-04-01
    status Under Contract 812-char remark

    Show marketing remark (812 chars)

    Discover the potential in this adorable 3-bedroom, 2-bath bungalow in the heart of Portsmouth. Offering nearly 1,000 sq ft of cozy living space, each bedroom is plenty spacious! Filled with character and natural light, this single-family home is ready for a buyer with a little vision to make it truly shine. A great opportunity to personalize, update, and create your own space! Conveniently located near dining, shopping, and more! Call today for more information and to schedule your tour! Case #544-358775 IN (Insurable) Subject to Appraisal. Property is Owned by the US Dept. of HUD. Seller makes no representations or warranties as to the property condition. HUD Homes are Sold "AS IS". Equal Housing Opportunity. Seller may contribute up to 3% for buyers closing costs upon, upon bid submission.

14. 2026-02-18
    price $185,000 812-char remark

    Show marketing remark (812 chars)

    Discover the potential in this adorable 3-bedroom, 2-bath bungalow in the heart of Portsmouth. Offering nearly 1,000 sq ft of cozy living space, each bedroom is plenty spacious! Filled with character and natural light, this single-family home is ready for a buyer with a little vision to make it truly shine. A great opportunity to personalize, update, and create your own space! Conveniently located near dining, shopping, and more! Call today for more information and to schedule your tour! Case #544-358775 IN (Insurable) Subject to Appraisal. Property is Owned by the US Dept. of HUD. Seller makes no representations or warranties as to the property condition. HUD Homes are Sold "AS IS". Equal Housing Opportunity. Seller may contribute up to 3% for buyers closing costs upon, upon bid submission.

15. 2026-01-15
    price $205,200 812-char remark

    Show marketing remark (812 chars)

    Discover the potential in this adorable 3-bedroom, 2-bath bungalow in the heart of Portsmouth. Offering nearly 1,000 sq ft of cozy living space, each bedroom is plenty spacious! Filled with character and natural light, this single-family home is ready for a buyer with a little vision to make it truly shine. A great opportunity to personalize, update, and create your own space! Conveniently located near dining, shopping, and more! Call today for more information and to schedule your tour! Case #544-358775 IN (Insurable) Subject to Appraisal. Property is Owned by the US Dept. of HUD. Seller makes no representations or warranties as to the property condition. HUD Homes are Sold "AS IS". Equal Housing Opportunity. Seller may contribute up to 3% for buyers closing costs upon, upon bid submission.

16. 2025-11-17
    listed $228,000 Active 812-char remark

    Show marketing remark (812 chars)

    Discover the potential in this adorable 3-bedroom, 2-bath bungalow in the heart of Portsmouth. Offering nearly 1,000 sq ft of cozy living space, each bedroom is plenty spacious! Filled with character and natural light, this single-family home is ready for a buyer with a little vision to make it truly shine. A great opportunity to personalize, update, and create your own space! Conveniently located near dining, shopping, and more! Call today for more information and to schedule your tour! Case #544-358775 IN (Insurable) Subject to Appraisal. Property is Owned by the US Dept. of HUD. Seller makes no representations or warranties as to the property condition. HUD Homes are Sold "AS IS". Equal Housing Opportunity. Seller may contribute up to 3% for buyers closing costs upon, upon bid submission.

17. 2022-08-24
    soldstatus $217,500
18. 2022-07-25
    status Under Contract
19. 2022-07-15
    listed $215,000 Active
20. 2006-10-30
    soldstatus $130,000

ⓘ 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: $2,603 · $217/mo
• Projected year-2 tax: $2,603 · $217/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 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,276
• − Mortgage interest: −$9,327
• − Property taxes: −$2,603
• − Insurance: −$832
• − Repairs & maintenance: −$1,462
• − Management: −$1,462
• − Depreciation: −$4,844
• Taxable loss: −$2,254
• Est. tax savings @ 24.0%: +$541
• After-tax cash flow: $1,065/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): 19,207
• Household income: $49,583
• Rent vs Own: 59.8% rent · 40.2% own
• Severe rent burden: 1727.0

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: Predominantly Black (66%)
• Race & ethnicity: Black 66% White 24% Two or more races 6% Hispanic / Latino 4% Asian 2%
• Common ancestry: Slovak 1% Romanian 1% Lithuanian 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: ▼ -15.69%
• Current HPI: 322.7335
• Rent YoY: ▲ 3.31%
• 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

+28.1% since first listed

10 events — show timeline

• 2026-05-20 Price Changed $166,500 REINMLS
• 2026-04-27 Relisted — REINMLS
• 2026-04-01 Pending — REINMLS
• 2026-02-18 Price Changed $185,000 REINMLS
• 2026-01-15 Price Changed $205,200 REINMLS
• 2025-11-17 Listed $228,000 REINMLS
• 2022-08-24 Sold (Public Records) $217,500 Public Records
• 2022-07-25 Pending — REINMLS
• 2022-07-15 Listed $215,000 REINMLS
• 2006-10-30 Sold (Public Records) $130,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $2,603 · +2.5% YoY. Source: county tax records.