1800 Prentis Ave · Portsmouth, VA 23704

$270,000

4 bd · 1.0 ba · 1,890 sqft · SingleFamily public records · 7 Days on market

Built 1927 Est $314k · 14% 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 +15.3/30.0
• ARV discount +13.8/15.0
• DSCR +4.7/10.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this beautifully maintained 4-bedroom, 2-bathroom home offers a spacious layout designed for comfort and convenience. The kitchen is equipped with modern stainless steel appliances, and cabinet storage. Outside, enjoy a large backyard with plenty of room for outdoor activities, entertaining, gardening, or creating your own private retreat. Recent improvements include a new HVAC system, new water heater, and new roof, providing added value and peace of mind.

Key facts

• Large backyard
• New water heater
• New roof

Tags

• LARGE BACKYARD
• NEW HVAC SYSTEM
• NEW WATER HEATER
• NEW ROOF

Property features AI

Finance

• HOA & community: No HOA fees reported

Exterior

• Parking: Driveway parking; Street parking
• Utilities: City/County water; City/County sewer; Electric water heater; Electric service
• Home design: Detached single-family home; Traditional style; 2 stories; Two living levels; Crawl foundation
• Construction: Asphalt shingle roof
• Exterior features: Vinyl siding; Privacy wood fence; Storage shed

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator
• Bedrooms: Master bedroom; Bedroom on first floor
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Decorative fireplace; Ceiling fan; Walk-in closet
• Laundry & utility: Washer hookup; Dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $101 ($1k/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 $229k (15.2% below list).
• Recommended offer: $229k (15.2% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Brighton Elementary (math 12% / reading 32%, grade F, #1,069 of 1,108 statewide, top 97%, 411 students, 97% FRL); Cradock Middle (math 32% / reading 62%, grade D+, #257 of 342 statewide, top 77%, 533 students, 100% FRL); I.C. Norcom High (math 39% / reading 58%, grade D, #301 of 319 statewide, top 95%, 1,043 students, 100% FRL) — zoned schools average 99% FRL vs 60% district-wide (39 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.3%/yr); 135 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 300 units permitted in Portsmouth city in 2024 (112 in 5+ unit buildings).
• At $2,289/mo this rent would consume 55% of the median local household income ($50k/yr) (locally 1727% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $95k; list at $270k implies a 184% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — 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→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $228,930 (15.2% below list)

Questions for the listing agent

1. Built in 1927 — 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: 0.85% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.60%
• DSCR: 1.07
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $313,740
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2100 Elm Ave	0.17mi	4/3.5	1,988 (+5%)	1mo	$265,000	$133	73
1415 Des Moines Ave	0.45mi	4/2.5	1,890 (0%)	1mo	$335,000	$177	72
1801 Elm Ave	0.03mi	4/2.5	1,608 (-15%)	2mo	$290,000	$180	66
1410 Lansing Ave	0.41mi	4/2.5	2,000 (+6%)	0mo	$331,900	$166	65
2331 Azalea Ave	0.58mi	3/2.0 (-1)	1,872 (-1%)	0mo	$283,900	$152	62
1519 Lansing Ave	0.35mi	4/2.0	2,156 (+14%)	0mo	$165,000	$77	56
2121 Effingham St	0.36mi	3/1.5 (-1)	1,650 (-13%)	1mo	$280,000	$170	55
2016 Evergreen Pl	0.67mi	4/2.5	1,800 (-5%)	1mo	$307,000	$171	54
1213 Centre Ave	0.58mi	4/2.5	2,100 (+11%)	1mo	$344,000	$164	48
1222 Wilcox Ave	0.61mi	4/3.5	2,068 (+9%)	1mo	$248,000	$120	46
723 Washington St	0.71mi	3/2.5 (-1)	2,015 (+7%)	0mo	$380,000	$189	44
1611 Highland Ave	0.61mi	4/3.0	2,152 (+14%)	1mo	$349,900	$163	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: -13.5%
• Equity multiple: 0.52×
• Total profit: $-36,661
• Equity at exit: $40,258

10-year hold

• IRR: -4.1%
• Equity multiple: 0.72×
• Total profit: $-20,932
• Equity at exit: $23,345

Cash invested: $75,600 (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 23704

• Home prices YoY: -4.6%
• Rents YoY: 3.3%
• Active inventory: 135
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,289 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$179 /mo · $2,149/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $101

Break-even live

Break-even rent $2,161

Max offer price $270,000

Occupancy floor 91%

Sensitivity live

Price	-10% $254	-5% $177	+0% $101	+5% $25	+10% $-52
Rent	-10% $-80	-5% $11	+0% $101	+5% $191	+10% $282
Rate	-1.0pp $237	-0.5pp $170	base $101	+0.5pp $31	+1.0pp $-40

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2111 Atlanta Ave Portsmouth, VA	3.0	2.0	1418	$2,395	$1.69	45d	1	0.20mi
1440 Lasalle Ave Portsmouth, VA	4.0	2.0	1493	$2,500	$1.67	25d	1	0.23mi
2215 Atlanta Ave Portsmouth, VA	4.0	1.0	1628	$2,150	$1.32	9d	1	0.26mi
1508 Richmond Ave Portsmouth, VA	4.0	2.0	1600	$2,000	$1.25	5d	1	0.28mi
919 Jefferson St Portsmouth, VA	4.0	2.5	2026	$2,500	$1.23	25d	1	0.32mi
1321 Columbia St Unit 1533640P Portsmouth, VA	3.0	2.5	1582	$5,609	$3.55	9d	1	0.54mi
1447 Talley Cir Portsmouth, VA	3.0	2.5	1440	$2,000	$1.39	25d	1	0.58mi
20149 County St Portsmouth, VA	3.0	2.5	1738	$2,400	$1.38	45d	1	0.59mi
1409 Wilcox Ave Portsmouth, VA	3.0	2.5	1800	$2,500	$1.39	45d	1	0.64mi
2304 Nashville Ave Portsmouth, VA	3.0	1.5	1226	$1,395	$1.14	45d	1	0.74mi
1914 King St Portsmouth, VA	3.0	2.5	1332	$2,200	$1.65	46d	1	0.89mi
414 London St Unit 3 Portsmouth, VA	3.0	2.0	1600	$1,595	$1.00	25d	1	1.00mi
403 Court St Portsmouth, VA	3.0	1.5	2380	$1,950	$0.82	25d	1	1.06mi
511 Hampton Pl Unit A Portsmouth, VA	3.0	2.0	2100	$2,950	$1.40	45d	1	1.08mi
528 Hampton Pl Unit 3 Portsmouth, VA	3.0	2.0	1650	$2,000	$1.21	19d	1	1.09mi
2211 North St Portsmouth, VA	4.0	1.5	1500	$2,100	$1.40	18d	1	1.21mi
148 Owens St Portsmouth, VA	3.0	2.0	1500	$2,350	$1.57	25d	1	1.24mi
1611 McDaniel St Unit A Portsmouth, VA	3.0	2.0	1500	$1,950	$1.30	9d	1	1.26mi
213 Beacon Rd Portsmouth, VA	3.0	2.0	1280	$2,300	$1.80	25d	1	1.28mi
1522 Barron St Portsmouth, VA	3.0	2.5	1920	$2,795	$1.46	22d	1	1.33mi
112 Idlewood Ave Portsmouth, VA	3.0	2.0	1508	$2,200	$1.46	45d	1	1.49mi

Listing history 5 events

1. 2026-06-13
   statusdays on market $270,000 Under Contract 7 DOM
2. 2026-06-09
   days on market $270,000 Active Under Contract 6 DOM
3. 2026-06-08
   days on market $270,000 Active Under Contract 5 DOM
4. 2026-06-07
   remarks 477-char remark
5. 2026-06-07
   listed $270,000 Active Under Contract 4 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: $2,149 · $179/mo
• Projected year-2 tax: $2,214 · $184/mo
• Expected delta: +$65/yr (+$5/mo · 3.0%)

ⓘ 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 (shaded) · 51% 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: $27,472
• − Mortgage interest: −$15,124
• − Property taxes: −$2,149
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,198
• − Management: −$2,198
• − Depreciation: −$7,855
• Taxable loss: −$3,401
• Est. tax savings @ 24.0%: +$816
• After-tax cash flow: $2,029/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

+157.1% since first listed

5 events — show timeline

• 2026-06-04 Contingent — REINMLS
• 2026-06-03 Listed $270,000 REINMLS
• 2026-01-30 Sold (Public Records) $95,000 Public Records
• 2026-01-30 Sold (Public Records) $95,000 Public Records
• 2004-12-08 Sold (Public Records) $105,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $2,149 · +0.8% YoY. Source: county tax records.