1704 Tarrall Ave · Norfolk, VA 23509

$299,000

3 bd · 1.5 ba · 1,564 sqft · SingleFamily public records · 17 Days on market

Built 1940 $191/sqft · at area comps Est $307k · at est.

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Why this score? — see what drove the D 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 +10.0/30.0
• ARV discount +8.6/15.0
• Rent growth +5.0/5.0
• Livability +4.2/5.0
• Schools +3.5/10.0
• Appreciation +2.9/10.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks

This 4-bedroom, 1.5-bath home in the heart of Norfolk! This well-maintained property offers spacious living, a functional layout, and a detached standalone garage for parking, storage, or workshop use. Updated kitchen and bathrooms. New Paint and Carpet. It is located near shopping, dining, bases, and major interstates. A fantastic opportunity for first-time homeowners seeking space, convenience, and value in a central location! Move-in ready!!

Key facts

• Near dining
• Near shopping
• Updated bathrooms

Tags

• DETACHED STANDALONE GARAGE
• UPDATED KITCHEN
• UPDATED BATHROOMS
• NEAR SHOPPING
• NEAR DINING
• NEAR MILITARY BASES

Property features AI

Finance

• HOA & community: No HOA or association fees

Exterior

• Parking: Detached garage (oversized, 1-car) with approximately 320 sq ft; 2 parking spaces; Driveway parking spaces
• Utilities: City/County water; City/County sewer; Electric water heater; Electric power
• Home design: Detached single-family home; Cape Cod style; 2 stories; Two living levels; Crawl space foundation
• Construction: Asphalt shingle roof
• Exterior features: Vinyl siding; Wood fence enclosing the back yard (full fenced); City view; Attic (walk-in)

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator; Garbage disposal
• Bedrooms: First-floor master bedroom; Additional bedroom(s) on first floor
• Flooring: Carpet; Ceramic; Wood
• Bathrooms: One full bathroom; One half bathroom; Full bathroom on first floor
• Heating & cooling: Natural gas heating; Central air conditioning; Window/wall air conditioning
• Interior features: Ceiling fan; Walk-in attic
• Laundry & utility: Washer hookup; Dryer hookup; Utility room; Workshop

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-181 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $267k (10.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (25.5% below list).
• Recommended offer: $223k (25.5% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: Willard Elementary (math 27% / reading 52%, grade F, #900 of 1,108 statewide, top 83%, 506 students, 98% FRL); Matthew Fontaine Maury High (math 46% / reading 90%, grade B, #180 of 319 statewide, top 57%, 1,697 students, 96% FRL) — zoned schools average 97% FRL vs 59% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 54% at this address vs 42% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Norfolk City Public School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+14.0%/yr); 77 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; 438 units permitted in Norfolk city in 2024 (273 in 5+ unit buildings).
• This rent runs 37% of the median local income ($73k/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 $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 $206k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $222,694 (25.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.74% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.60%
• DSCR: 0.88
• GRM: 11.2

CMA / ARV

• ARV (median comp): $306,793
• List price: $299,000
• Delta: -2.54%
• 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
3500 White Chapel Rd	0.16mi	3/2.0	1,617 (+3%)	2mo	$280,000	$173	83
1700 Tarrall Ave	0.02mi	4/1.0 (+1)	1,444 (-8%)	2mo	$250,000	$173	77
3503 White Chapel Rd	0.14mi	4/2.0 (+1)	1,696 (+8%)	1mo	$260,000	$153	72
2202 Silbert Rd	0.42mi	3/2.0	1,500 (-4%)	2mo	$318,000	$212	70
2504 Cromwell Dr	0.49mi	4/2.0 (+1)	1,589 (+2%)	1mo	$310,000	$195	67
5612 Lakewood Dr	0.54mi	3/2.0	1,514 (-3%)	2mo	$470,000	$310	66
2207 Cromwell Dr	0.35mi	3/2.0	1,727 (+10%)	1mo	$325,000	$188	64
3416 Lens Ave	0.60mi	3/2.0	1,504 (-4%)	3mo	$165,000	$110	61
535 Kenosha Ave	0.71mi	4/2.0 (+1)	1,585 (+1%)	1mo	$215,000	$136	57
2107 Willow Wood Dr	0.31mi	4/1.5 (+1)	1,363 (-13%)	3mo	$318,000	$233	56
3022 Lorraine Ave	0.73mi	4/2.0 (+1)	1,667 (+7%)	1mo	$425,000	$255	47
6336 Sangamon Ave	0.72mi	4/2.0 (+1)	1,400 (-10%)	3mo	$322,000	$230	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.42×
• Total profit: $-48,262
• Equity at exit: $44,582

10-year hold

• IRR: -0.5%
• Equity multiple: 0.96×
• Total profit: $-3,493
• Equity at exit: $25,852

Cash invested: $83,720 (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 23509

• Home prices YoY: -1.3%
• Rents YoY: 14.0%
• Active inventory: 77
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,227 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$248 /mo · $2,974/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $-181

Break-even live

Break-even rent $2,456

Max offer price $267,003

Occupancy floor —

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3414 Tidewater Dr Norfolk, VA	4.0	2.5	2200	$3,000	$1.36	43d	1	0.26mi
3521 Brest Ave Norfolk, VA	3.0	2.0	1234	$2,300	$1.86	43d	1	0.45mi
3301 Vimy Ridge Ave Norfolk, VA	4.0	2.0	1300	$2,150	$1.65	4d	1	0.46mi
1751 Fontainebleau Cres Norfolk, VA	3.0	2.0	1231	$2,350	$1.91	43d	1	0.48mi
2201 Pershing Ave Norfolk, VA	3.0	2.5	1455	$2,250	$1.55	4d	1	0.52mi
6115 Tidewater Dr Norfolk, VA	1.0–2.0	1.0–2.0	956	$2,274	$2.38	2d	8	0.53mi
1801 Lasalle Ave Norfolk, VA	3.0	1.0	1102	$1,880	$1.71	44d	1	0.53mi
1714 Bellevue Ave Norfolk, VA	3.0	1.5	1500	$1,799	$1.20	43d	1	0.65mi
3801 Chatham Cir Unit 2 Norfolk, VA	2.0	1.0	1100	$1,350	$1.23	7d	1	0.78mi
1801 Saint Denis Ave Unit 3 Norfolk, VA	4.0	2.0	1500	$2,400	$1.60	23d	1	0.79mi
1439 Moultrie Ave #3 Norfolk, VA	2.0	1.0	1300	$1,900	$1.46	7d	1	0.79mi
4010 Holly Ave Unit 2 Norfolk, VA	3.0	1.0	1400	$1,700	$1.21	43d	1	0.80mi
230 E 40th St Norfolk, VA	2.0	2.0	1200	$1,710	$1.43	43d	1	0.90mi
2914 Peronne Ave Norfolk, VA	4.0	2.0	1764	$2,495	$1.41	23d	1	0.92mi
3504 Chesapeake Blvd Norfolk, VA	3.0	2.0	1624	$1,995	$1.23	43d	1	0.94mi
3504 Chesapeake Blvd Norfolk, VA	3.0	2.0	1624	$1,995	$1.23	23d	1	0.94mi
3640 Robin Hood Rd Norfolk, VA	4.0	2.5	1400	$2,999	$2.14	17d	1	1.00mi
2729 Somme Ave Norfolk, VA	3.0	2.5	1524	$2,295	$1.51	14d	1	1.03mi
3653 Nottaway St Norfolk, VA	3.0	1.5	1564	$2,200	$1.41	17d	1	1.04mi
3819 Pamlico Cir Norfolk, VA	3.0	1.0	1250	$2,000	$1.60	12d	1	1.06mi
2815 Keller Ave Norfolk, VA	3.0	2.0	1210	$2,250	$1.86	4d	1	1.10mi
3805 Granby St Unit D Norfolk, VA	3.0	2.5	1911	$2,500	$1.31	23d	1	1.12mi
210 Pennsylvania Ave #1 Norfolk, VA	2.0	1.0	1300	$1,795	$1.38	43d	1	1.14mi
2605 Bapaume Ave Norfolk, VA	3.0	2.0	2004	$2,295	$1.15	43d	1	1.22mi
407 Pennsylvania Ave Norfolk, VA	4.0	2.5	2200	$3,200	$1.45	43d	1	1.24mi
2660 Chesapeake Blvd Norfolk, VA	3.0	2.0	1375	$2,100	$1.53	17d	1	1.27mi
3477 E Bonner Dr Norfolk, VA	3.0	1.0	1304	$2,000	$1.53	23d	1	1.29mi
2529 Tidewater Dr Norfolk, VA	3.0	2.5	2025	$2,370	$1.17	23d	1	1.31mi
305 W 36th St Norfolk, VA	2.0	1.0	1271	$1,495	$1.18	4d	1	1.33mi
837 Tifton St Norfolk, VA	3.0	2.0	1072	$2,300	$2.15	23d	1	1.42mi
527 Maryland Ave Norfolk, VA	3.0	1.0	1200	$2,000	$1.67	43d	1	1.43mi
881 Rugby St Norfolk, VA	3.0	2.0	1600	$2,650	$1.66	23d	1	1.43mi
907 Rugby St Norfolk, VA	3.0	2.0	1515	$2,200	$1.45	43d	1	1.44mi
4511 Newport Ave Unit 4511 -A Norfolk, VA	4.0	3.0	2068	$2,600	$1.26	43d	1	1.44mi
2531 Vincent Ave Norfolk, VA	3.0	2.0	1600	$2,195	$1.37	43d	1	1.45mi
4563 Shoshone Ct Norfolk, VA	3.0	2.0	1600	$2,500	$1.56	43d	1	1.49mi
325 W 31st St Unit 6 Norfolk, VA	3.0	1.0	1400	$1,750	$1.25	23d	1	1.49mi
4804 Gosnold Ave Norfolk, VA	2.0	1.0	1100	$1,330	$1.21	19d	1	1.50mi
4804 Gosnold Ave Unit 2 Norfolk, VA	2.0	1.0	1100	$1,330	$1.21	21d	1	1.50mi

Listing history 11 events

1. 2026-06-02
   status $299,000 Under Contract 17 DOM
2. 2026-06-01
   days on market $299,000 Active Under Contract 17 DOM
3. 2026-05-31
   days on market $299,000 Active Under Contract 16 DOM
4. 2026-05-14
   listed $299,000 Active 448-char remark
5. 2026-03-23
   soldstatus $206,000
6. 2026-03-20
   soldstatus $206,000
7. 2026-03-18
   listed $206,000
8. 2025-02-14
   historical
9. 2024-12-23
   listed $230,000 Active
10. 2010-01-28
    soldstatus $151,900
11. 1957-04-08
    soldstatus $11,500

ⓘ 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: $2,974 · $248/mo
• Projected year-2 tax: $2,974 · $248/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 · 16 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,723
• − Mortgage interest: −$16,749
• − Property taxes: −$2,974
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,138
• − Management: −$2,138
• − Depreciation: −$8,698
• Taxable loss: −$7,468
• Est. tax savings @ 24.0%: +$1,792
• After-tax cash flow: $-381/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): 13,105
• Household income: $72,816
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 575.0

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 0.64)
• Race & ethnicity: White 44% Black 39% Hispanic / Latino 9% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Italian 4% Serbian 2% Romanian 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 91% English-only · Spanish 5% Other Asian/Pacific 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: ▼ -4.16%
• Current HPI: 321.56
• Rent YoY: ▲ 13.99%
• 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

+2500.0% since first listed

12 events — show timeline

• 2026-06-01 Pending — REINMLS
• 2026-05-22 Contingent — REINMLS
• 2026-05-21 Relisted — REINMLS
• 2026-05-19 Contingent — REINMLS
• 2026-05-14 Listed $299,000 REINMLS
• 2026-03-23 Sold (Public Records) $206,000 Public Records
• 2026-03-20 Sold (MLS) $206,000 REINMLS
• 2026-03-18 Listed $206,000 REINMLS
• 2025-02-14 Listing Removed — REINMLS
• 2024-12-23 Listed $230,000 REINMLS
• 2010-01-28 Sold (Public Records) $151,900 Public Records
• 1957-04-08 Sold (Public Records) $11,500 Public Records

Property tax history

+3.5%/yr

Latest (2025): $2,974 · +2.4% YoY. Source: county tax records.