125 S 4th St · Suffolk, VA 23434

$115,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 63 Days on market

Built 1945 $120/sqft · 45% below area Est $218k · 47% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.8/10.0
• Rent growth +4.0/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Investment Opportunity! This three bedroom home has been rented to the current tenants for the last three years for $950.00 a month. The house has central heat and air, a great front porch, and a house a few doors down sold for $302,000 last year.

Key facts

• Built 1945
• Listed 63 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $637 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 3.5% in Suffolk — 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 77/100 on livability (#88 in VA, #2,896 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, schools A; Watch: crime C-, commute F.
• Suffolk City Public School District (suburban): math 41% / reading 69% proficiency, ranked #72 of 131 in VA (top 55%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+5.8%/yr); 536 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 680 units permitted in Suffolk city in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Suffolk County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 5.8% rent growth), your $32k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $58k; list at $115k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $108,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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: 1.50% ✓
• Cap rate: 12.94%
• Cash-on-cash: 23.73%
• DSCR: 2.06
• GRM: 5.6

CMA / ARV

• ARV (median comp): $218,500
• List price: $115,000
• Delta: -47.37%
• 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
111 S Lloyd St	0.12mi	3/1.0	1,008 (+5%)	6mo	$189,000	$188	82
226 N 4th St	0.28mi	3/2.0	1,022 (+6%)	2mo	$222,000	$217	70
1001 Truman Rd	0.31mi	3/1.0	1,005 (+5%)	9mo	$220,000	$219	70
123 Walnut St	0.33mi	2/1.0 (-1)	896 (-7%)	0mo	$219,000	$244	68
121 S 10th St	0.36mi	3/2.0	892 (-7%)	0mo	$220,000	$247	67
301 Goodman St	0.37mi	3/1.0	1,053 (+10%)	2mo	$125,000	$119	65
1010 Truman Rd	0.30mi	3/1.5	1,100 (+15%)	3mo	$229,000	$208	57
310 Fuller St	0.53mi	2/1.0 (-1)	900 (-6%)	3mo	$115,000	$128	57
124 S 10th St	0.38mi	3/2.0	864 (-10%)	9mo	$169,900	$197	54
341 N 5th St	0.54mi	3/1.0	1,100 (+15%)	1mo	$220,000	$200	50
417 Hollywood Ave	0.72mi	2/1.5 (-1)	870 (-9%)	5mo	$217,000	$249	39
1209 Lake Kennedy Dr	0.58mi	3/2.0	1,104 (+15%)	10mo	$235,000	$213	36

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 · 5.84% rent growth · sell at horizon

5-year hold

• IRR: 19.9%
• Equity multiple: 1.84×
• Total profit: $26,965
• Equity at exit: $17,147

10-year hold

• IRR: 29.9%
• Equity multiple: 4.03×
• Total profit: $97,662
• Equity at exit: $9,943

Cash invested: $32,200 (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 23434

• Rents YoY: 5.8%
• Active inventory: 536
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,724 high
• Mortgage (P&I): −$603
• Tax from tax record: −$74 /mo · $888/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $637

Break-even live

Break-even rent $918

Max offer price $115,000

Occupancy floor 58%

Sensitivity live

Price	-10% $702	-5% $669	+0% $637	+5% $604	+10% $572
Rent	-10% $501	-5% $569	+0% $637	+5% $705	+10% $773
Rate	-1.0pp $695	-0.5pp $666	base $637	+0.5pp $607	+1.0pp $577

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
214 N 7th St Unit NA Suffolk, VA	2.0	1.0	760	$1,500	$1.97	24d	1	0.28mi
120 S 10th St Suffolk, VA	2.0	1.0	736	$1,250	$1.70	44d	1	0.38mi
326 E Washington St Suffolk, VA	2.0	2.0	839	$1,629	$1.94	3d	1	0.64mi
307 Central Ave Suffolk, VA	3.0	1.0	840	$1,700	$2.02	44d	1	0.75mi
181 N Main St Suffolk, VA	2.0	1.0–2.0	804	$1,885	$2.34	2d	15	0.94mi
1410 Blythewood Ln Suffolk, VA	4.0	1.5	1056	$1,800	$1.70	44d	1	0.97mi
210 Baker St Suffolk, VA	3.0	1.0	988	$1,600	$1.62	44d	1	1.22mi
308 Saint James Ave Unit B Suffolk, VA	2.0	1.0	936	$1,295	$1.38	24d	1	1.36mi
558 1st Ave Suffolk, VA	2.0	1.5	1000	$1,250	$1.25	44d	1	1.50mi

Listing history 16 events

1. 2026-06-18
   days on market $115,000 Active 63 DOM
2. 2026-06-17
   days on market $115,000 Active 62 DOM
3. 2026-06-16
   days on market $115,000 Active 61 DOM
4. 2026-06-15
   days on market $115,000 Active 60 DOM
5. 2026-06-13
   days on market $115,000 Active 58 DOM
6. 2026-06-10
   price $115,000 Active 54 DOM
7. 2026-06-09
   days on market $119,900 Active 54 DOM
8. 2026-06-08
   days on market $119,900 Active 53 DOM
9. 2026-06-07
   days on market $119,900 Active 52 DOM
10. 2026-06-03
    days on market $119,900 Active 48 DOM
11. 2026-06-02
    days on market $119,900 Active 47 DOM
12. 2026-06-01
    days on market $119,900 Active 46 DOM
13. 2026-05-31
    days on market $119,900 Active 45 DOM
14. 2026-05-15
    price $119,900 253-char remark

    Show marketing remark (253 chars)

    Great Investment Opportunity! This three bedroom home has been rented to the current tenants for the last three years for $950.00 a month. The house has central heat and air, a great front porch, and a house a few doors down sold for $302,000 last year.

15. 2026-04-15
    listed $125,000 Active 253-char remark

    Show marketing remark (253 chars)

    Great Investment Opportunity! This three bedroom home has been rented to the current tenants for the last three years for $950.00 a month. The house has central heat and air, a great front porch, and a house a few doors down sold for $302,000 last year.

16. 2003-07-01
    soldstatus $58,000

ⓘ 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: $888 · $74/mo
• Projected year-2 tax: $943 · $79/mo
• Expected delta: +$55/yr (+$5/mo · 6.2%)

ⓘ 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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,684
• − Mortgage interest: −$6,442
• − Property taxes: −$888
• − Insurance: −$575
• − Repairs & maintenance: −$1,655
• − Management: −$1,655
• − Depreciation: −$3,345
• Taxable income: $6,124
• Est. tax owed @ 24.0%: −$1,470
• After-tax cash flow: $6,171/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: Suffolk City Public School District
• NCES district ID: 5103710
• Math proficiency: 41% ▼ -43.00%
• Reading proficiency: 69% ▼ -8.00%
• Median HH income: $65,573
• Composite: 48.31/100
• National rank: #2151
• State rank: #72 of 131 in VA

Livability — Suffolk

• Score: 77/100
• State rank: #88
• US rank: #2896

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Suffolk, VA
• County: Suffolk City · 88,108 people
• City population: 88,108
• Metro: Virginia Beach-Norfolk-Newport News, VA-NC
• Population (ZIP): 54,387
• Household income: $79,877
• Rent vs Own: 31.5% rent · 68.5% own
• Severe rent burden: 1934.0

Population outlook (Suffolk County) Hauer SSP2

• Today (2025): 95,269 people
• By 2030: 98,269 · +3.1%
• By 2040: 103,177 · +8.3%
• By 2050: 105,777 · +11.0%
• By 2075: 110,963 · +16.5%
• By 2100: 103,711 · +8.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Black 49% White 41% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Lithuanian 1% Slovak 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Suffolk

• 2024 margin: D (+15.9) · D 57.4% · R 41.5% · Other 1.2%
• 2008→2024 swing: +2.7pp toward D · 2008: 13.2pp · 2024: 15.9pp
• All cycles: 2024: D+15.9 2020: D+17.3 2016: D+13.8 2012: D+15.1 2008: D+13.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -383.80%
• Current HPI: 158.5866
• Rent YoY: ▲ 5.84%
• 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

+106.7% since first listed

3 events — show timeline

• 2026-05-15 Price Changed $119,900 REINMLS
• 2026-04-15 Listed $125,000 REINMLS
• 2003-07-01 Sold (Public Records) $58,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $888 · +2.3% YoY. Source: county tax records.