4558 Shoshone Ct · Norfolk, VA 23513

$139,000

2 bd · 1.0 ba · 1,174 sqft · SingleFamily public records · 100 Days on market

Built 1946 0.81 ac lot

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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 +21.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +6.1/10.0
• Livability +4.2/5.0
• Schools +3.5/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor opportunity on a large lot, tucked into a quiet cul-de-sac in the heart of Norfolk. The value is in the upside. This property is ripe for a full rehab and potential second-story expansion, pushing the footprint toward 2,000+ sq ft. 3/4 crawl space. If you're in the market for a high-ROI flip or long-term rental strategy, this could be for you! Sold strictly AS-IS by a highly motivated seller; property is unlikely to qualify for traditional financing favoring cash buyers and experienced investors who understand how to create value. The set-back natural setting expansion potential and flexible exit options make this a true gem. Note: a portion of the lot lies within the Chesapeake Ba

Key facts

• Crawl space
• Quiet cul-de-sac
• Large lot

Tags

• LARGE LOT
• QUIET CUL-DE-SAC
• FULL REHAB
• SECOND-STORY EXPANSION
• CRAWL SPACE

Property features AI

Finance

• Other: Neighborhood: SHERWOOD FOREST
• HOA & community: No HOA fees indicated

Exterior

• Parking: Detached 1-car garage; Detached 2-car garage; Oversized garage (total garage area approximately 576 sq ft)
• Utilities: City/County water; City/County sewer; Electric water heater; Electric power
• Home design: Detached ranch-style home; Single-story
• Construction: Crawl foundation
• Exterior features: Aluminum siding; Storage shed; Approximately 0.805-acre lot

Interior

• Kitchen: Electric range; Microwave
• Bedrooms: First-floor bedroom with an adjacent full bathroom
• Flooring: Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Wood flooring; Bedroom and full bathroom on the first floor; 7 total rooms
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $126k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 4.0% in Norfolk — 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 83/100 on livability (#43 in VA, #1,026 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: employment C-, crime F.
• Norfolk City Public School District (urban): math 27% / reading 56% proficiency, ranked #118 of 131 in VA (top 90%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sherwood Forest Elementary (math 27% / reading 52%, grade F, #900 of 1,108 statewide, top 83%, 480 students, 98% FRL); Booker T Washington High (math 26% / reading 70%, grade D, #303 of 319 statewide, top 95%, 947 students, 94% FRL) — zoned schools average 96% FRL vs 59% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.4%/yr); 132 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 438 units permitted in Norfolk city in 2024 (273 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $961 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,490 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 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 1946 — 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. 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: 1.11% ✓
• Cap rate: 8.11%
• Cash-on-cash: 6.48%
• DSCR: 1.29
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $288,804
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4553 Shoshone Ct	0.05mi	3/2.0 (+1)	1,321 (+12%)	3mo	$325,000	$246	65
3483 W Bonner Dr	0.22mi	3/1.0 (+1)	1,300 (+11%)	3mo	$310,000	$238	64
3607 Hyde Cir	0.48mi	3/2.0 (+1)	1,136 (-3%)	1mo	$305,000	$268	62
4741 Krick St	0.35mi	3/1.5 (+1)	1,050 (-11%)	0mo	$185,000	$176	59
3708 Tait Ter	0.70mi	3/2.0 (+1)	1,158 (-1%)	0mo	$285,000	$246	56
2420 Juniper St	0.56mi	3/1.0 (+1)	1,069 (-9%)	1mo	$149,999	$140	53
2719 Overbrook Ave	0.58mi	3/2.0 (+1)	1,100 (-6%)	2mo	$290,000	$264	52
2413 Hemlock St	0.67mi	3/1.5 (+1)	1,092 (-7%)	1mo	$295,000	$270	49
3717 Buckingham St	0.34mi	3/2.5 (+1)	1,345 (+15%)	3mo	$332,000	$247	46
3760 Larkin St	0.60mi	3/2.0 (+1)	1,068 (-9%)	2mo	$305,000	$286	46
2301 Birch St	0.74mi	2/2.0	1,300 (+11%)	3mo	$274,900	$211	41
4880 Texas Ave	0.60mi	3/2.0 (+1)	1,338 (+14%)	1mo	$325,000	$243	38

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 · 3.42% rent growth · sell at horizon

5-year hold

• IRR: -5.8%
• Equity multiple: 0.78×
• Total profit: $-8,441
• Equity at exit: $20,725

10-year hold

• IRR: 4.4%
• Equity multiple: 1.33×
• Total profit: $12,782
• Equity at exit: $12,018

Cash invested: $38,920 (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 23513

• Home prices YoY: -9.3%
• Rents YoY: 3.4%
• Active inventory: 132
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,537 high
• Mortgage (P&I): −$729
• Tax from tax record: −$217 /mo · $2,608/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $210

Break-even live

Break-even rent $1,271

Max offer price $139,000

Occupancy floor 81%

Sensitivity live

Price	-10% $289	-5% $249	+0% $210	+5% $171	+10% $131
Rent	-10% $89	-5% $149	+0% $210	+5% $271	+10% $332
Rate	-1.0pp $280	-0.5pp $245	base $210	+0.5pp $174	+1.0pp $137

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3477 E Bonner Dr Norfolk, VA	3.0	1.0	1304	$2,000	$1.53	24d	1	0.21mi
4745 Lind St Unit B Norfolk, VA	2.0	1.0	752	$1,350	$1.80	2d	1	0.26mi
4745 Lind St Unit A Norfolk, VA	2.0	1.0	1000	$1,600	$1.60	44d	1	0.26mi
3044 Sewells Point Rd Norfolk, VA	2.0	1.0	830	$1,134	$1.37	2d	1	0.32mi
4566 Hampshire Ave Unit A Norfolk, VA	2.0	1.0	870	$1,350	$1.55	44d	1	0.52mi
3305 Herbert St Norfolk, VA	2.0	1.0	1215	$1,750	$1.44	13d	1	0.53mi
4802 Norvella Ave Unit 1 Norfolk, VA	2.0	1.0	800	$1,050	$1.31	8d	1	0.55mi
2640 Azalea Garden Rd Norfolk, VA	3.0	1.5	1100	$2,150	$1.95	4d	1	0.57mi
2412 Azalea Garden Rd Unit 212 Norfolk, VA	1.0	1.0	800	$1,025	$1.28	44d	1	0.60mi
2412 Azalea Garden Rd Unit 105 Norfolk, VA	2.0	1.0	950	$1,325	$1.39	24d	1	0.60mi
2412 Azalea Garden Rd Apt 210 Norfolk, VA	2.0	1.0	950	$1,325	$1.39	44d	1	0.60mi
4505 Cape Henry Ave Norfolk, VA	2.0	1.0	720	$1,000	$1.39	44d	1	0.72mi
3400 Lafayette Blvd #2 Norfolk, VA	2.0	1.0	800	$1,350	$1.69	3d	1	0.72mi
1562 Norcova Ave Norfolk, VA	3.0	1.0	1288	$2,000	$1.55	17d	1	0.76mi
3820 Essex Cir Unit A Norfolk, VA	2.0	1.0	1000	$2,200	$2.20	21d	1	0.76mi
3820 Essex Cir Unit B 1 Norfolk, VA	2.0	1.0	900	$1,700	$1.89	21d	1	0.76mi
3820 Essex Cir #1 Norfolk, VA	2.0	1.0	1000	$2,250	$2.25	17d	1	0.76mi
4670 Kincaid Ave Apt E Norfolk, VA	2.0	1.0	800	$1,250	$1.56	3d	1	0.77mi
3819 Pamlico Cir Norfolk, VA	3.0	1.0	1250	$2,000	$1.60	13d	1	0.77mi
1531 Spruce St Unit B Norfolk, VA	3.0	2.0	1304	$1,600	$1.23	24d	1	0.78mi
1531 Spruce St Unit B Norfolk, VA	3.0	2.0	1304	$1,600	$1.23	44d	1	0.78mi
3801 Chatham Cir Unit 2 Norfolk, VA	2.0	1.0	1100	$1,350	$1.23	8d	1	0.82mi
1232 Norview Ave Unit NOR1232R-EA Norfolk, VA	3.0	2.0	1106	$1,600	$1.45	44d	1	0.83mi
4852 E Princess Anne Rd Norfolk, VA	1.0	1.0	700	$1,099	$1.57	17d	1	0.88mi
1445 Norcova Ave Apt E Norfolk, VA	2.0	1.0	750	$1,125	$1.50	44d	1	0.93mi
6225 Alexander St Norfolk, VA	2.0	1.0	750	$1,299	$1.73	44d	1	0.93mi
6225 Alexander St Unit F Norfolk, VA	2.0	1.0	750	$1,499	$2.00	20d	1	0.94mi
2421 Arkansas Ave Unit A Norfolk, VA	2.0	1.0	870	$1,225	$1.41	15d	1	0.95mi
3507 Cape Henry Ave Unit A Norfolk, VA	2.0	1.0	755	$1,200	$1.59	21d	1	0.96mi
6241 Alexander St Unit F Norfolk, VA	2.0	1.0	704	$895	$1.27	13d	1	0.96mi
2721 Grandy Ave Norfolk, VA	2.0	1.0	900	$1,150	$1.28	24d	1	0.96mi
6228 Chesapeake Blvd Unit G Norfolk, VA	2.0	1.0	885	$925	$1.05	44d	1	0.96mi
6249 Alexander St Unit C Norfolk, VA	2.0	1.0	817	$1,195	$1.46	17d	1	0.98mi
6249 Alexander St Unit F Norfolk, VA	2.0	1.0	817	$1,195	$1.46	4d	1	0.98mi
6249 Alexander St Unit C Norfolk, VA	2.0	1.0	817	$1,195	$1.46	24d	1	0.98mi
6234 Chesapeake Blvd Norfolk, VA	2.0	1.0	986	$925	$0.94	17d	1	0.98mi
3872 Wake Cir Unit A Norfolk, VA	2.0	1.0	750	$1,395	$1.86	3d	1	0.99mi
3872 Wake Cir Unit A Norfolk, VA	2.0	1.0	750	$1,395	$1.86	44d	1	0.99mi
1525 Nevada Ave Unit B Norfolk, VA	2.0	1.5	1134	$1,445	$1.27	44d	1	1.00mi
3521 Brest Ave Norfolk, VA	3.0	2.0	1234	$2,300	$1.86	44d	1	1.05mi

Listing history 18 events

1. 2026-06-13
   statusdays on market $139,000 Under Contract 100 DOM
2. 2026-06-09
   days on market $139,000 Active Under Contract 98 DOM
3. 2026-06-08
   days on market $139,000 Active Under Contract 97 DOM
4. 2026-06-07
   days on market $139,000 Active Under Contract 96 DOM
5. 2026-06-03
   days on market $139,000 Active Under Contract 92 DOM
6. 2026-06-02
   days on market $139,000 Active Under Contract 91 DOM
7. 2026-06-01
   days on market $139,000 Active Under Contract 90 DOM
8. 2026-05-31
   days on market $139,000 Active Under Contract 89 DOM
9. 2026-04-28
   historical Active Under Contract
10. 2026-03-03
    listed $139,000 Active
11. 2026-02-28
    historical
12. 2026-01-11
    price $149,000
13. 2026-01-02
    price $156,500
14. 2025-12-18
    status Active
15. 2025-12-12
    status Under Contract
16. 2025-12-02
    listed $160,000 Active
17. 2005-07-06
    soldstatus $130,000
18. 1993-06-01
    soldstatus $62,000

ⓘ 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: $2,608 · $217/mo
• Projected year-2 tax: $2,608 · $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 ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,444
• − Mortgage interest: −$7,786
• − Property taxes: −$2,608
• − Insurance: −$695
• − Repairs & maintenance: −$1,476
• − Management: −$1,476
• − Depreciation: −$4,044
• Taxable income: $361
• Est. tax owed @ 24.0%: −$87
• After-tax cash flow: $2,435/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: Norfolk City Public School District
• NCES district ID: 5102670
• Math proficiency: 27% ▼ -44.00%
• Reading proficiency: 56% ▼ -10.00%
• Median HH income: $44,358
• Composite: 35.08/100
• National rank: #5026
• State rank: #118 of 131 in VA

Livability — Norfolk

• Score: 83/100
• State rank: #43
• US rank: #1026

Category grades

Amenities A+ Commute A+ Cost of living B+ 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: Norfolk, VA
• County: Norfolk City · 214,042 people
• City population: 214,042
• Metro: Virginia Beach-Norfolk-Newport News, VA-NC
• Population (ZIP): 28,628
• Household income: $68,380
• Rent vs Own: 43.9% rent · 56.1% own
• Severe rent burden: 1342.0

Population outlook (Norfolk County) Hauer SSP2

• Today (2025): 249,032 people
• By 2030: 252,347 · +1.3%
• By 2040: 253,644 · +1.9%
• By 2050: 251,913 · +1.2%
• By 2075: 245,281 · -1.5%
• By 2100: 219,548 · -11.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Black 55% White 23% Hispanic / Latino 11% Two or more races 7% Asian 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Romanian 1% Slovak 1% Lithuanian 0%
• Foreign-born: 10% · Canada
• Languages at home: 87% English-only · Spanish 6% Tagalog/Filipino 4% French/Haitian/Cajun 1%

Political lean MEDSL · Norfolk

• 2024 margin: Solid D (+41.5) · D 70.0% · R 28.5% · Other 1.6%
• 2008→2024 swing: -1.4pp toward R · 2008: 43.0pp · 2024: 41.5pp
• All cycles: 2024: D+41.5 2020: D+45.6 2016: D+42.0 2012: D+44.0 2008: D+43.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.67%
• Current HPI: 329.2241
• Rent YoY: ▲ 3.42%
• 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

+124.2% since first listed

10 events — show timeline

• 2026-04-28 Contingent — REINMLS
• 2026-03-03 Listed $139,000 REINMLS
• 2026-02-28 Listing Removed — REINMLS
• 2026-01-11 Price Changed $149,000 REINMLS
• 2026-01-02 Price Changed $156,500 REINMLS
• 2025-12-18 Relisted — REINMLS
• 2025-12-12 Pending — REINMLS
• 2025-12-02 Listed $160,000 REINMLS
• 2005-07-06 Sold (Public Records) $130,000 Public Records
• 1993-06-01 Sold (Public Records) $62,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $2,608 · +1.3% YoY. Source: county tax records.