3208 Arlington Pl · Portsmouth, VA 23707

$140,000

2 bd · 1.0 ba · 1,136 sqft · SingleFamily public records · 5 Days on market

Built 1941 6,098 sqft lot Est $253k · 45% under

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Why this score? — see what drove the B- 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 +24.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +6.6/10.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor/First Time Buyer alert: This Cape Cod home with a charming front porch is the opportunity you've been looking for. Lots of potential in this cute, as-is home-priced with profit in mind! This classic fixer-upper is ready for renovation, making it a great project for savvy investors, flippers, or first-time home-cash buyers. Spacious kitchen with gas stove and a very large open living/dining area. Large bedroom and bath on the first floor, and the second floor can be made into two more bedrooms for more space or one huge suite! Extended driveway with garage and large fenced yard- perfect for entertaining! Whether you're planning a fix-and-flip or a rental property or fix it up to mak

Key facts

• Front porch
• Spacious kitchen
• Large fenced yard

Tags

• FRONT PORCH
• SPACIOUS KITCHEN
• GAS STOVE
• OPEN LIVING DINING AREA
• LARGE FENCED YARD
• CENTRALLY LOCATED

Property features AI

Finance

• Other: Property listed as fixer upper
• HOA & community: No HOA or POA monthly fees

Exterior

• Parking: Attached garage (1 car); Oversized garage; Multiple-car garage; Driveway parking
• Utilities: City/county water; City/county sewer; Gas water heater; Electric service (standard)
• Home design: Detached single-family home; Bungalow / Cape Cod / Contemporary styles; 2 stories; 2 living levels; Crawl foundation; Accessible features including grab bars
• Construction: Aluminum and vinyl siding; Asphalt shingle roof; Built on crawl foundation
• Exterior features: Wooded lot; Back, front and full fencing

Interior

• Kitchen: Gas range
• Bedrooms: Master bedroom; Additional bedroom; One bedroom has an ensuite; Bedroom and full bathroom on first floor
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Programmable thermostat
• Interior features: Walk-in attic; Main floor bedroom with full bathroom
• Laundry & utility: Washer; Dryer; Main floor laundry; Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 8.7% 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: Westhaven Elementary (math 22% / reading 52%, grade F, #933 of 1,108 statewide, top 86%, 442 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: 84 active listings in the ZIP; 38 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 40% of the median local income ($49k/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 $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1941 — 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 $140,000

Questions for the listing agent

1. Built in 1941 — 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: 1.16% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.61%
• DSCR: 1.38
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $253,328
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3306 Brighton St	0.08mi	3/2.0 (+1)	1,080 (-5%)	1mo	$238,000	$220	78
3813 Race St	0.49mi	3/2.0 (+1)	1,165 (+3%)	3mo	$289,500	$248	61
3407 Scott St	0.19mi	3/2.0 (+1)	1,300 (+14%)	4mo	$254,000	$195	55
3521 County St	0.55mi	3/1.0 (+1)	1,020 (-10%)	2mo	$227,000	$223	51
312 Killian Ave	0.48mi	3/1.0 (+1)	992 (-13%)	2mo	$255,000	$257	50
505 Howard St	0.41mi	3/2.0 (+1)	1,003 (-12%)	2mo	$254,000	$253	50
2813 High St	0.65mi	3/1.5 (+1)	1,218 (+7%)	2mo	$220,000	$181	49
3720 Turnpike Rd	0.51mi	3/2.0 (+1)	1,260 (+11%)	1mo	$281,000	$223	48
9 Shelby St	0.60mi	3/2.0 (+1)	1,028 (-10%)	2mo	$239,000	$232	46
16 Neville St	0.53mi	3/2.0 (+1)	1,260 (+11%)	3mo	$289,000	$229	45
2819 Chancellor St	0.60mi	3/1.5 (+1)	999 (-12%)	1mo	$170,000	$170	44
4108 Arlington Pl	0.72mi	3/2.0 (+1)	1,304 (+15%)	3mo	$290,000	$222	30

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.2%
• Equity multiple: 0.88×
• Total profit: $-4,722
• Equity at exit: $20,874

10-year hold

• IRR: 6.5%
• Equity multiple: 1.49×
• Total profit: $19,138
• Equity at exit: $12,105

Cash invested: $39,200 (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 23707

• Home prices YoY: -23.7%
• Active inventory: 84
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,619 high
• Mortgage (P&I): −$734
• Tax from tax record: −$205 /mo · $2,460/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $281

Break-even live

Break-even rent $1,263

Max offer price $140,000

Occupancy floor 78%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3401 Brighton St Portsmouth, VA	3.0	2.5	1439	$2,195	$1.53	3d	1	0.12mi
3717 Scott St Portsmouth, VA	3.0	1.0	1157	$1,400	$1.21	23d	1	0.42mi
3607 Bart St Portsmouth, VA	3.0	2.0	1326	$1,850	$1.40	10d	1	0.43mi
3626 Bart St Unit BAR3626-DF Portsmouth, VA	2.0	1.0	900	$1,000	$1.11	7d	1	0.46mi
3304 Killian Ave Portsmouth, VA	3.0	1.0	800	$2,000	$2.50	23d	1	0.59mi
1 Shelby St Portsmouth, VA	2.0	1.0	700	$1,250	$1.79	23d	1	0.63mi
49 Carver Cir Portsmouth, VA	2.0	2.0	800	$1,450	$1.81	23d	1	0.69mi
3310 Glasgow St Portsmouth, VA	2.0	1.0	1100	$1,600	$1.45	3d	1	0.71mi
3317 Downes St Portsmouth, VA	3.0	2.0	1148	$1,995	$1.74	10d	1	0.71mi
3317 Downes St Portsmouth, VA	3.0	2.0	1148	$1,995	$1.74	3d	1	0.71mi
2715 Portsmouth Blvd Portsmouth, VA	2.0	1.0	1428	$1,425	$1.00	14d	1	0.82mi
2715 Portsmouth Blvd Portsmouth, VA	2.0	1.0	1428	$1,425	$1.00	17d	1	0.82mi
70 Manly St Portsmouth, VA	2.0	1.0	1000	$1,350	$1.35	43d	1	0.88mi
2304 Nashville Ave Portsmouth, VA	3.0	1.5	1226	$1,395	$1.14	43d	1	1.00mi
213 Beacon Rd Portsmouth, VA	3.0	2.0	1280	$2,300	$1.80	23d	1	1.02mi
821 Mt Vernon Ave Unit A Portsmouth, VA	2.0	1.0	1200	$1,250	$1.04	3d	1	1.03mi
821 Mount Vernon Ave Portsmouth, VA	1.0	1.0	1200	$1,250	$1.04	43d	1	1.03mi
1914 King St Portsmouth, VA	3.0	2.5	1332	$2,200	$1.65	44d	1	1.13mi
2810 Roanoke Ave Portsmouth, VA	3.0	1.5	1100	$2,100	$1.91	43d	1	1.19mi
647 Mount Vernon Ave Unit B Portsmouth, VA	2.0	1.0	900	$1,650	$1.83	7d	1	1.23mi
114 Tyler Cres E Unit 8 Portsmouth, VA	1.0	1.0	880	$995	$1.13	23d	1	1.23mi
114 Tyler Cres E Unit 8 Portsmouth, VA	1.0	1.0	880	$995	$1.13	20d	1	1.23mi
1915 Des Moines Ave Portsmouth, VA	3.0	1.0	1070	$1,700	$1.59	23d	1	1.26mi
1915 Des Moines Ave Portsmouth, VA	3.0	1.0	1070	$1,700	$1.59	16d	1	1.26mi
124 Tyler Cres E Unit B Portsmouth, VA	2.0	1.0	1000	$1,195	$1.20	23d	1	1.26mi
251 Independence St Portsmouth, VA	3.0	2.5	1294	$2,550	$1.97	23d	1	1.26mi
3724 Deep Creek Blvd Unit 3728 Portsmouth, VA	2.0	1.0	900	$995	$1.11	23d	1	1.30mi
3724 Deep Creek Blvd Unit 3754 Portsmouth, VA	2.0	1.0	900	$995	$1.11	12d	1	1.30mi
1915 Lansing Ave Portsmouth, VA	3.0	1.0	1085	$1,675	$1.54	3d	1	1.31mi
231 Edison Ave Portsmouth, VA	2.0	1.5	1100	$1,275	$1.16	19d	1	1.31mi
231 Edison Ave Unit 231 Portsmouth, VA	2.0	1.5	1050	$1,275	$1.21	10d	1	1.31mi
21 DeKalb Ave Portsmouth, VA	2.0	1.0	984	$1,550	$1.58	43d	1	1.31mi
13 Hedge Ln Unit I Portsmouth, VA	2.0	1.5	816	$1,275	$1.56	7d	1	1.32mi
1416 Richmond Ave Portsmouth, VA	2.0	1.0	1024	$1,150	$1.12	43d	1	1.37mi
2750 Greenwood Dr Portsmouth, VA	3.0	2.0	1200	$1,700	$1.42	23d	1	1.39mi
1447 Talley Cir Portsmouth, VA	3.0	2.5	1440	$2,000	$1.39	23d	1	1.39mi
509 Mount Vernon Ave Portsmouth, VA	3.0	1.5	1125	$1,250	$1.11	21d	1	1.41mi
1802 Atlanta Ave Unit 2 Portsmouth, VA	2.0	1.0	1200	$1,500	$1.25	23d	1	1.47mi

Listing history 5 events

1. 2026-06-07
   status $140,000 Under Contract 5 DOM
2. 2026-06-03
   days on market $140,000 Active 5 DOM
3. 2026-06-02
   days on market $140,000 Active 4 DOM
4. 2026-06-01
   days on market $140,000 Active 3 DOM
5. 2026-05-31
   days on market $140,000 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: $2,460 · $205/mo
• Projected year-2 tax: $2,460 · $205/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 3/10 Moderate FEMA zone X (unshaded) · 12% 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: $19,426
• − Mortgage interest: −$7,842
• − Property taxes: −$2,460
• − Insurance: −$700
• − Repairs & maintenance: −$1,554
• − Management: −$1,554
• − Depreciation: −$4,073
• Taxable income: $1,243
• Est. tax owed @ 24.0%: −$298
• After-tax cash flow: $3,078/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): 14,766
• Household income: $48,926
• Rent vs Own: 44.0% rent · 56.0% own
• Severe rent burden: 963.0

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 0.64)
• Race & ethnicity: White 43% Black 41% Two or more races 9% Hispanic / Latino 3% Asian 3%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 94% English-only · Spanish 2% Tagalog/Filipino 1% Chinese 1%

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: ▼ -93.03%
• Current HPI: 299.832
• Rent YoY: —
• 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

1 event — show timeline

• 2026-05-29 Listed $140,000 REINMLS

Property tax history

+3.2%/yr

Latest (2025): $2,460 · +2.0% YoY. Source: county tax records.