1819 Martin Ave · Chesapeake, VA 23324

$210,000

3 bd · 2.0 ba · 1,250 sqft · SingleFamily public records · 103 Days on market

Built 1954 4,965 sqft lot Est $249k · 16% 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 +19.3/30.0
• ARV discount +14.5/15.0
• DSCR +6.1/10.0
• Schools +5.8/10.0
• 1% rule +4.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

THIS IS A PLACE YOU CAN CALL HOME. Solid brick home in a cul-de-sac offering durability, timeless curb appeal, and long-term value. The property is priced to sell and offers an excellent opportunity for buyers and investors seeking a well-built home at a competitive price point, sold as is. With strong fundamentals and classic brick construction, this property offers immediate appeal and investment potential. Opportunities like this do not last long. Schedule your showing today.

Key facts

• 4,965 sq ft lot
• 4 parking spots
• Built 1954

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway spaces, street parking (4 spaces total)
• Utilities: City/County water; City/County sewer; Electric water heater; Electric service
• Home design: Detached ranch; Single-story
• Construction: Crawl foundation
• Exterior features: Brick siding; Chain link partial fence; Asphalt shingle roof; Lot roughly 100 x 50 (approx. 0.114 acres)

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Dishwasher
• Bedrooms: Master bedroom with ensuite; Bedroom and full bathroom on first floor
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Central air
• Interior features: Carpet and laminate flooring; Porch; Utility room
• 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 $210k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/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 $204k (2.9% below list).
• Recommended offer: $191k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 3.7% in Chesapeake — 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 70/100 on livability (#236 in VA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: crime C-, cost of living C-, amenities F.
• Chesapeake City Public School District (suburban): math 58% / reading 74% proficiency, ranked #31 of 131 in VA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Rena B. Wright Primary (271 students, 96% FRL); Oscar F. Smith High (math 63% / reading 75%, grade B, #170 of 319 statewide, top 55%, 2,291 students, 70% FRL) — zoned schools average 83% FRL vs 28% district-wide (55 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 116 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 597 units permitted in Chesapeake city in 2024 (0 in 5+ unit buildings).
• This rent runs 43% of the median local income ($57k/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 $6k of value loss. Plan a longer hold.
• Chesapeake County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($191k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y 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 $130k; list at $210k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $191,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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 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?
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: 0.97% ✗
• Cap rate: 7.60%
• Cash-on-cash: 4.68%
• DSCR: 1.21
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $248,750
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1530 Atlantic Ave	0.05mi	3/1.5	1,368 (+9%)	5mo	$170,000	$124	76
1604 Higgins Ave	0.22mi	3/1.5	1,144 (-8%)	2mo	$200,000	$175	72
1322 Hoover Ave	0.46mi	3/1.5	1,300 (+4%)	3mo	$224,000	$172	67
1239 Seaboard Ave	0.58mi	3/1.0	1,276 (+2%)	2mo	$115,000	$90	64
2233 Rodgers St	0.62mi	3/1.0	1,257 (+1%)	6mo	$285,000	$227	61
1531 Rodgers St	0.57mi	2/1.0 (-1)	1,273 (+2%)	1mo	$241,500	$190	60
2611 Abingdon St	0.36mi	3/2.5	1,428 (+14%)	2mo	$320,000	$224	56
811 Wright Ave	0.71mi	3/1.5	1,303 (+4%)	5mo	$254,900	$196	53
814 Hughes Ave	0.70mi	3/2.0	1,122 (-10%)	6mo	$265,000	$236	46
806 Wright Ave	0.73mi	3/2.0	1,394 (+12%)	5mo	$277,500	$199	43
1023 Nelson St	0.72mi	3/1.5	1,377 (+10%)	5mo	$280,000	$203	43
1012 Nelson St	0.75mi	3/1.5	1,075 (-14%)	1mo	$260,000	$242	39

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: -9.0%
• Equity multiple: 0.67×
• Total profit: $-19,431
• Equity at exit: $31,312

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $1,845
• Equity at exit: $18,157

Cash invested: $58,800 (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 23324

• Home prices YoY: -17.3%
• Active inventory: 116
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,040 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$193 /mo · $2,320/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $229

Break-even live

Break-even rent $1,749

Max offer price $210,000

Occupancy floor 84%

Sensitivity live

Price	-10% $348	-5% $289	+0% $229	+5% $170	+10% $111
Rent	-10% $68	-5% $149	+0% $229	+5% $310	+10% $391
Rate	-1.0pp $335	-0.5pp $283	base $229	+0.5pp $175	+1.0pp $120

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2620 Sunrise Ave Chesapeake, VA	3.0	1.5	1462	$1,850	$1.27	24d	1	0.45mi
2638 King Ct Chesapeake, VA	3.0	1.5	1462	$2,000	$1.37	21d	1	0.48mi
1321 Chesapeake Ave Unit B Chesapeake, VA	3.0	1.0	1000	$1,695	$1.70	24d	1	0.56mi
1110 Park Ave Unit 23324 Chesapeake, VA	3.0	2.0	1749	$2,200	$1.26	24d	1	0.67mi
1110 Park Ave Chesapeake, VA	3.0	2.0	1749	$2,100	$1.20	15d	1	0.67mi
2540 Holly Point Blvd Chesapeake, VA	1.0–3.0	1.0–2.0	1250	$2,680	$2.14	2d	20	0.68mi
900 Partridge Ave Chesapeake, VA	3.0	1.5	1000	$1,900	$1.90	5d	1	0.79mi
1108 Jackson Ave Chesapeake, VA	3.0	2.0	1784	$2,100	$1.18	5d	1	0.80mi
1333 Perry St Chesapeake, VA	2.0	1.0	1048	$1,525	$1.46	24d	1	0.90mi
1333 Perry St Chesapeake, VA	2.0	1.0	1048	$1,495	$1.43	15d	1	0.90mi
1151 Perry St Chesapeake, VA	3.0	1.0	1296	$2,000	$1.54	18d	1	1.00mi
1407 Kay Ave Chesapeake, VA	3.0	1.0	1200	$2,250	$1.88	2d	1	1.16mi
1407 Kay Ave Chesapeake, VA	3.0	1.0	1200	$2,250	$1.88	24d	1	1.16mi
1535 Vine St Norfolk, VA	3.0	1.5	992	$2,100	$2.12	44d	1	1.16mi
1510 Wilson Rd Unit 1 Norfolk, VA	3.0	1.0	1100	$1,325	$1.20	24d	1	1.32mi
1510 Wilson Rd Unit 3 Norfolk, VA	3.0	1.0	1273	$1,200	$0.94	44d	1	1.32mi
1510 Wilson Rd #5 Norfolk, VA	2.0	1.0	900	$1,200	$1.33	24d	1	1.32mi
1510 Wilson Rd #4 Norfolk, VA	3.0	1.0	1273	$1,400	$1.10	21d	1	1.32mi
903 Sherman Ln Norfolk, VA	3.0	1.0	1031	$1,850	$1.79	44d	1	1.42mi
1512 Marsh St Norfolk, VA	3.0	2.5	1727	$2,195	$1.27	44d	1	1.46mi
1947 Candlelight Dr Chesapeake, VA	3.0	2.5	1417	$2,000	$1.41	21d	1	1.48mi
2001 Angora Dr Chesapeake, VA	4.0	2.0	1539	$2,850	$1.85	17d	1	1.48mi
67 King George Quay Chesapeake, VA	3.0	1.5	1298	$1,900	$1.46	5d	1	1.48mi
1100 Wilson Rd Unit 7 Norfolk, VA	3.0	1.5	900	$1,550	$1.72	8d	1	1.49mi
1100 Wilson Rd Norfolk, VA	3.0	1.0	900	$1,550	$1.72	4d	1	1.49mi

Listing history 17 events

1. 2026-06-03
   days on market $210,000 Active 103 DOM
2. 2026-06-02
   days on market $210,000 Active 102 DOM
3. 2026-06-01
   days on market $210,000 Active 101 DOM
4. 2026-05-31
   days on market $210,000 Active 100 DOM
5. 2026-04-29
   status Active
6. 2026-04-20
   historical Active Under Contract
7. 2026-04-08
   price $210,000
8. 2026-03-25
   price $215,000
9. 2026-03-25
   status Active
10. 2026-03-09
    historical Active Under Contract
11. 2026-02-20
    listed $220,000 Active
12. 2020-05-27
    historical
13. 2020-05-26
    status Active
14. 2020-01-17
    status Under Contract
15. 2019-12-05
    listed $100,000 Active
16. 2012-10-18
    soldstatus $130,000
17. 2005-12-19
    soldstatus $36,000

ⓘ 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: $2,320 · $193/mo
• Projected year-2 tax: $2,320 · $193/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°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: $24,478
• − Mortgage interest: −$11,763
• − Property taxes: −$2,320
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,958
• − Management: −$1,958
• − Depreciation: −$6,109
• Taxable loss: −$681
• Est. tax savings @ 24.0%: +$163
• After-tax cash flow: $2,916/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: Chesapeake City Public School District
• NCES district ID: 5100810
• Math proficiency: 58% ▼ -29.00%
• Reading proficiency: 74% ▼ -7.00%
• Median HH income: $69,356
• Composite: 57.84/100
• National rank: #1047
• State rank: #31 of 131 in VA

Livability — Chesapeake

• Score: 70/100
• State rank: #236
• US rank: #7942

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chesapeake, VA
• County: Chesapeake City · 253,091 people
• City population: 253,091
• Metro: Virginia Beach-Norfolk-Newport News, VA-NC
• Population (ZIP): 24,670
• Household income: $57,045
• Rent vs Own: 47.4% rent · 52.6% own
• Severe rent burden: 1301.0

Population outlook (Chesapeake County) Hauer SSP2

• Today (2025): 263,804 people
• By 2030: 276,798 · +4.9%
• By 2040: 299,906 · +13.7%
• By 2050: 318,284 · +20.7%
• By 2075: 362,137 · +37.3%
• By 2100: 372,225 · +41.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Black 58% White 27% Two or more races 9% Hispanic / Latino 9% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4%
• Common ancestry: Slovak 2% Italian 2% Romanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 6% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Chesapeake

• 2024 margin: Toss-up / Even · D 51.3% · R 47.5% · Other 1.2%
• 2008→2024 swing: +2.5pp toward D · 2008: 1.3pp · 2024: 3.8pp
• All cycles: 2024: D+3.8 2020: D+6.5 2016: R+1.3 2012: D+1.1 2008: D+1.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.73%
• Current HPI: 319.2653
• 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

+483.3% since first listed

13 events — show timeline

• 2026-04-29 Relisted — REINMLS
• 2026-04-20 Contingent — REINMLS
• 2026-04-08 Price Changed $210,000 REINMLS
• 2026-03-25 Price Changed $215,000 REINMLS
• 2026-03-25 Relisted — REINMLS
• 2026-03-09 Contingent — REINMLS
• 2026-02-20 Listed $220,000 REINMLS
• 2020-05-27 Listing Removed — REINMLS
• 2020-05-26 Relisted — REINMLS
• 2020-01-17 Pending — REINMLS
• 2019-12-05 Listed $100,000 REINMLS
• 2012-10-18 Sold (Public Records) $130,000 Public Records
• 2005-12-19 Sold (Public Records) $36,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $2,320 · +7.8% YoY. Source: county tax records.