172 Wexford Dr E · Suffolk, VA 23434

$255,000

3 bd · 2.5 ba · 1,638 sqft · Townhouse public records · 25 Days on market

Built 1996 $156/sqft · at area comps Est $250k · at est. $25/mo HOA · 1% of rent

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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 +18.9/30.0
• ARV discount +6.7/15.0
• DSCR +6.0/10.0
• Schools +4.8/10.0
• 1% rule +4.7/10.0
• Rent growth +4.0/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this move-in ready 3-bedroom, 2.5-bath townhome! This beautifully updated home features fresh paint throughout, all-new luxury vinyl flooring, new stainless steel appliances, modern light fixtures, and a brand-new roof. Conveniently located near shopping, schools, restaurants, Sentara Obici Hospital, and offering easy access to the interstates, this home combines comfort, style, and convenience. Don’t miss this wonderful opportunity!

Key facts

• Move-in ready
• Brand-new roof
• Updated home

Tags

• MOVE-IN READY
• UPDATED HOME
• LUXURY VINYL FLOORING
• STAINLESS STEEL APPLIANCES
• MODERN LIGHT FIXTURES
• BRAND-NEW ROOF

Property features AI

Finance

• HOA & community: Has HOA; HOA fee $25 monthly; Association managed by United Property Associates

Exterior

• Parking: Attached 1-car garage; Driveway parking spaces
• Utilities: City/County water; City/County sewer; Electric water heater; Electric power
• Home design: Attached townhouse; 2 stories; Slab foundation; Simple ownership
• Construction: Vinyl exterior; Composite roof; Slab foundation
• Exterior features: Vinyl siding; Composite roof

Interior

• Kitchen: Electric range; Dishwasher; Garbage disposal
• Bedrooms: Master bedroom; Additional bedroom; No bedroom and full bathroom on first floor
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Walk-in closet; Attic; Utility closet
• Laundry & utility: Washer hookup; Dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $255k.

Deal economics

• At list price, monthly cash flow is $263 ($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 $247k (3.0% below list).
• Recommended offer: $247k (3.0% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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+, employment 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.
• Zoned schools: Oakland Elementary (math 52% / reading 72%, grade B, #480 of 1,108 statewide, top 46%, 469 students, 64% FRL); King'S Fork High (math 44% / reading 77%, grade C+, #244 of 319 statewide, top 77%, 1,697 students, 63% FRL) — zoned schools average 64% FRL vs 39% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.8%/yr); 536 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 680 units permitted in Suffolk city in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($80k/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 $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $160k; list at $255k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $247,325 (3.0% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 7.53%
• Cash-on-cash: 4.42%
• DSCR: 1.20
• GRM: 8.6

CMA / ARV

• ARV (median comp): $250,363
• List price: $255,000
• Delta: 1.85%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1005 Robinson Rd Unit 3C	0.38mi	3/2.5	1,584 (-3%)	2mo	$329,900	$208	75
1013 Robinson Rd Unit 7A	0.40mi	3/2.5	1,584 (-3%)	1mo	$334,360	$211	75
1014 Robinson Rd Unit D	0.41mi	3/2.5	1,584 (-3%)	2mo	$341,400	$216	74
1014 Robinson Rd Unit 8A	0.41mi	3/2.5	1,584 (-3%)	2mo	$332,810	$210	74
1013 Robinson Rd Unit B	0.40mi	3/2.5	1,584 (-3%)	3mo	$337,510	$213	73
1014 Robinson Rd Unit 8B	0.41mi	3/2.5	1,584 (-3%)	3mo	$338,200	$214	73
147 Squire Reach Blvd	0.27mi	3/2.5	1,484 (-9%)	3mo	$255,000	$172	69
105 Squire Reach	0.26mi	4/2.5 (+1)	1,500 (-8%)	2mo	$255,000	$170	67
176 Ashford Dr	0.54mi	4/2.0 (+1)	1,558 (-5%)	2mo	$350,000	$225	58
5010 Lacy Ct	0.63mi	3/3.5	1,770 (+8%)	0mo	$365,000	$206	53
5006 Lacy Ct	0.63mi	3/3.5	1,770 (+8%)	1mo	$350,000	$198	52
1307 Cheriton Ln	0.64mi	3/2.0	1,882 (+15%)	2mo	$330,000	$175	42

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: -6.4%
• Equity multiple: 0.76×
• Total profit: $-17,327
• Equity at exit: $38,021

10-year hold

• IRR: 6.3%
• Equity multiple: 1.53×
• Total profit: $38,047
• Equity at exit: $22,048

Cash invested: $71,400 (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: 8.6×

Monthly cashflow live

• Estimated rent: $2,473 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$223 /mo · $2,672/yr
• Insurance: −$106
• HOA: −$25
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $263

Break-even live

Break-even rent $2,141

Max offer price $255,000

Occupancy floor 84%

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
245 Wexford Dr W Suffolk, VA	3.0	2.5	1500	$2,285	$1.52	44d	1	0.09mi
3061 Godwin Blvd Suffolk, VA	3.0	1.0–2.0	1047	$3,017	$2.88	2d	17	0.13mi
128 Majestic Dr Suffolk, VA	3.0	2.0	1680	$2,150	$1.28	16d	1	0.18mi
115 Squire Reach Suffolk, VA	3.0	2.5	1140	$2,100	$1.84	44d	1	0.27mi
1007 Robinson Rd Suffolk, VA	3.0	2.5	1584	$3,400	$2.15	8d	1	0.35mi
306 Gauntlet Way Suffolk, VA	4.0	2.5	1906	$2,950	$1.55	17d	1	0.38mi
2005 Waterside Dr Suffolk, VA	2.0–3.0	2.5	1657	$3,068	$1.85	2d	1	0.49mi
108 Poplar Grove Cres Suffolk, VA	4.0	2.5	1950	$2,000	$1.03	24d	1	0.70mi
1001 Hillpoint Blvd Suffolk, VA	4.0	3.0	2200	$2,680	$1.22	44d	1	0.71mi
220 Abingdon Cir Suffolk, VA	3.0	2.5	1578	$2,000	$1.27	44d	1	0.72mi
101 Emerald Ct Suffolk, VA	4.0	2.5	2100	$2,700	$1.29	4d	1	0.75mi
129 Corcoran Ln Suffolk, VA	3.0	2.5	1874	$3,000	$1.60	24d	1	1.25mi
1000 Hallstead Blvd Suffolk, VA	1.0–3.0	1.0–2.0	1041	$2,499	$2.40	2d	1	1.29mi
1000 Meridian Obici Way Suffolk, VA	1.0–2.0	1.0–2.0	889	$2,024	$2.28	2d	10	1.47mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 10 events

1. 2026-06-10
   status $255,000 Under Contract 25 DOM
2. 2026-06-09
   days on market $255,000 Active Under Contract 25 DOM
3. 2026-06-08
   days on market $255,000 Active Under Contract 24 DOM
4. 2026-06-07
   days on market $255,000 Active Under Contract 23 DOM
5. 2026-06-03
   days on market $255,000 Active Under Contract 19 DOM
6. 2026-06-02
   days on market $255,000 Active Under Contract 18 DOM
7. 2026-06-01
   days on market $255,000 Active Under Contract 17 DOM
8. 2026-05-31
   days on market $255,000 Active Under Contract 16 DOM
9. 2026-05-15
   listed $255,000 Active 459-char remark
10. 2007-09-06
    soldstatus $160,000

ⓘ 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: $2,672 · $223/mo
• Projected year-2 tax: $2,672 · $223/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 ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,679
• − Mortgage interest: −$14,284
• − Property taxes: −$2,672
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,374
• − Management: −$2,374
• − HOA: −$300
• − Depreciation: −$7,418
• Taxable loss: −$1,019
• Est. tax savings @ 24.0%: +$244
• After-tax cash flow: $3,397/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

+59.4% since first listed

4 events — show timeline

• 2026-06-09 Pending — REINMLS
• 2026-05-19 Contingent — REINMLS
• 2026-05-15 Listed $255,000 REINMLS
• 2007-09-06 Sold (Public Records) $160,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $2,672 · +12.1% YoY. Source: county tax records.