39 Pollux Cir W · Portsmouth, VA 23701

$185,000

4 bd · 2.5 ba · 2,143 sqft · SingleFamily public records · 42 Days on market

Built 1941 $86/sqft · 52% below area Est $258k · 28% under

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Why this score? — see what drove the B 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 +25.5/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +7.9/10.0
• Rent growth +5.0/5.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the heart of Portsmouth, this property offers a great opportunity for investors or buyers looking to put their own touch on a home. Conveniently situated near shopping, dining, and major commuting routes. Inside, you will find original hardwood flooring, carpeted bedrooms, and a kitchen that comes complete with appliances. The home features a generously sized family room just off the kitchen with a fireplace that creates a comfortable gathering space. The backyard offers plenty of room for outdoor activities, entertaining, or future improvements. With some updates and creativity, this property has strong potential to become a great home or investment.

Key facts

• Fireplace
• Built 1941
• Listed 42 days

Tags

• ORIGINAL HARDWOOD FLOORING
• KITCHEN WITH APPLIANCES
• GENEROUSLY SIZED FAMILY ROOM
• FIREPLACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $432 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $179k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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.
• Market conditions: Rents rising fast (+11.9%/yr); 167 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 300 units permitted in Portsmouth city in 2024 (112 in 5+ unit buildings).
• At $2,391/mo this rent would consume 46% of the median local household income ($62k/yr) (locally 580% 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $52k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 9y ago; this cycle's ask has dropped $30k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $179,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.29% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.01%
• DSCR: 1.45
• GRM: 6.4

CMA / ARV

• ARV (median comp): $257,500
• List price: $185,000
• Delta: -28.16%
• 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
41 Pollux Cir E	0.07mi	4/2.5	2,054 (-4%)	2mo	$376,200	$183	88
4438 Winchester Dr	0.53mi	4/2.0	2,088 (-3%)	1mo	$390,000	$187	68
117 Wyoming Ave	0.60mi	4/3.0	2,132 (-0%)	6mo	$350,000	$164	64
4303 Scott St	0.63mi	3/2.5 (-1)	2,100 (-2%)	2mo	$350,000	$167	60
4323 Caroline Ave	0.62mi	4/2.0	2,300 (+7%)	1mo	$306,000	$133	56
4125 Caroline Ave	0.67mi	4/2.0	2,209 (+3%)	8mo	$340,000	$154	55
49 Greeneland Blvd	0.24mi	3/1.0 (-1)	1,860 (-13%)	5mo	$255,000	$137	52
4703 Valhalla Dr	0.70mi	4/2.0	2,000 (-7%)	5mo	$295,000	$148	50
4316 Portsmouth Blvd	0.66mi	4/2.0	1,953 (-9%)	6mo	$230,000	$118	47
3 California Ave	0.53mi	3/2.0 (-1)	1,873 (-13%)	1mo	$330,000	$176	46
4408 Winchester Dr	0.54mi	5/2.0 (+1)	2,449 (+14%)	1mo	$348,900	$142	43
4423 King St	0.75mi	3/2.5 (-1)	1,882 (-12%)	7mo	$316,400	$168	34

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: 4.8%
• Equity multiple: 1.20×
• Total profit: $10,333
• Equity at exit: $27,584

10-year hold

• IRR: 18.8%
• Equity multiple: 2.98×
• Total profit: $102,554
• Equity at exit: $15,995

Cash invested: $51,800 (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 23701

• Rents YoY: 11.9%
• Active inventory: 167
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,391 high
• Mortgage (P&I): −$970
• Tax from tax record: −$410 /mo · $4,916/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $432

Break-even live

Break-even rent $1,844

Max offer price $185,000

Occupancy floor 77%

Sensitivity live

Price	-10% $537	-5% $485	+0% $432	+5% $380	+10% $327
Rent	-10% $243	-5% $338	+0% $432	+5% $527	+10% $621
Rate	-1.0pp $525	-0.5pp $479	base $432	+0.5pp $384	+1.0pp $336

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4205 Dartmouth St Portsmouth, VA	4.0	3.5	2100	$2,400	$1.14	17d	1	0.68mi
318 Edgewood Rd Portsmouth, VA	3.0	1.0	1421	$2,300	$1.62	44d	1	0.87mi
1203 Baskerville Ln Portsmouth, VA	4.0	2.0	1550	$900	$0.58	24d	1	0.98mi
1203 Baskerville Ln Portsmouth, VA	4.0	2.0	1550	$2,300	$1.48	13d	1	0.98mi
119 Jacquelyn Dr Portsmouth, VA	3.0	2.5	1800	$2,500	$1.39	24d	1	1.00mi
119 Jacquelyn Dr Portsmouth, VA	3.0	2.5	1800	$2,250	$1.25	3d	1	1.00mi
300 Russell St Portsmouth, VA	3.0	1.5	1534	$2,250	$1.47	24d	1	1.12mi
3817 High St Portsmouth, VA	3.0	2.0	1999	$2,300	$1.15	11d	1	1.27mi
3401 Brighton St Portsmouth, VA	3.0	2.5	1439	$2,195	$1.53	3d	1	1.33mi
1507 Hodges Ferry Rd Portsmouth, VA	3.0	1.5	1827	$1,650	$0.90	44d	1	1.36mi
310 Sycamore Rd Portsmouth, VA	4.0	2.5	2759	$2,895	$1.05	24d	1	1.36mi
22 Radford St Portsmouth, VA	4.0	3.0	1651	$2,550	$1.54	3d	1	1.38mi

Listing history 20 events

1. 2026-05-16
   status Under Contract 670-char remark

   Show marketing remark (670 chars)

   Located in the heart of Portsmouth, this property offers a great opportunity for investors or buyers looking to put their own touch on a home. Conveniently situated near shopping, dining, and major commuting routes. Inside, you will find original hardwood flooring, carpeted bedrooms, and a kitchen that comes complete with appliances. The home features a generously sized family room just off the kitchen with a fireplace that creates a comfortable gathering space. The backyard offers plenty of room for outdoor activities, entertaining, or future improvements. With some updates and creativity, this property has strong potential to become a great home or investment.

2. 2026-05-04
   price $185,000 670-char remark

   Show marketing remark (670 chars)

   Located in the heart of Portsmouth, this property offers a great opportunity for investors or buyers looking to put their own touch on a home. Conveniently situated near shopping, dining, and major commuting routes. Inside, you will find original hardwood flooring, carpeted bedrooms, and a kitchen that comes complete with appliances. The home features a generously sized family room just off the kitchen with a fireplace that creates a comfortable gathering space. The backyard offers plenty of room for outdoor activities, entertaining, or future improvements. With some updates and creativity, this property has strong potential to become a great home or investment.

3. 2026-04-28
   status Active 670-char remark

   Show marketing remark (670 chars)

   Located in the heart of Portsmouth, this property offers a great opportunity for investors or buyers looking to put their own touch on a home. Conveniently situated near shopping, dining, and major commuting routes. Inside, you will find original hardwood flooring, carpeted bedrooms, and a kitchen that comes complete with appliances. The home features a generously sized family room just off the kitchen with a fireplace that creates a comfortable gathering space. The backyard offers plenty of room for outdoor activities, entertaining, or future improvements. With some updates and creativity, this property has strong potential to become a great home or investment.

4. 2026-04-10
   status Under Contract 670-char remark

   Show marketing remark (670 chars)

   Located in the heart of Portsmouth, this property offers a great opportunity for investors or buyers looking to put their own touch on a home. Conveniently situated near shopping, dining, and major commuting routes. Inside, you will find original hardwood flooring, carpeted bedrooms, and a kitchen that comes complete with appliances. The home features a generously sized family room just off the kitchen with a fireplace that creates a comfortable gathering space. The backyard offers plenty of room for outdoor activities, entertaining, or future improvements. With some updates and creativity, this property has strong potential to become a great home or investment.

5. 2026-04-02
   price $199,000 670-char remark

   Show marketing remark (670 chars)

   Located in the heart of Portsmouth, this property offers a great opportunity for investors or buyers looking to put their own touch on a home. Conveniently situated near shopping, dining, and major commuting routes. Inside, you will find original hardwood flooring, carpeted bedrooms, and a kitchen that comes complete with appliances. The home features a generously sized family room just off the kitchen with a fireplace that creates a comfortable gathering space. The backyard offers plenty of room for outdoor activities, entertaining, or future improvements. With some updates and creativity, this property has strong potential to become a great home or investment.

6. 2026-03-24
   price $205,000 670-char remark

   Show marketing remark (670 chars)

   Located in the heart of Portsmouth, this property offers a great opportunity for investors or buyers looking to put their own touch on a home. Conveniently situated near shopping, dining, and major commuting routes. Inside, you will find original hardwood flooring, carpeted bedrooms, and a kitchen that comes complete with appliances. The home features a generously sized family room just off the kitchen with a fireplace that creates a comfortable gathering space. The backyard offers plenty of room for outdoor activities, entertaining, or future improvements. With some updates and creativity, this property has strong potential to become a great home or investment.

7. 2026-03-17
   listed $215,000 Active 670-char remark

   Show marketing remark (670 chars)

   Located in the heart of Portsmouth, this property offers a great opportunity for investors or buyers looking to put their own touch on a home. Conveniently situated near shopping, dining, and major commuting routes. Inside, you will find original hardwood flooring, carpeted bedrooms, and a kitchen that comes complete with appliances. The home features a generously sized family room just off the kitchen with a fireplace that creates a comfortable gathering space. The backyard offers plenty of room for outdoor activities, entertaining, or future improvements. With some updates and creativity, this property has strong potential to become a great home or investment.

8. 2021-05-18
   soldstatus $300,000
9. 2021-04-15
   status Under Contract
10. 2021-04-14
    status Active
11. 2021-03-25
    status Under Contract
12. 2021-03-24
    listed $287,000 Active
13. 2020-06-18
    soldstatus $267,300
14. 2020-05-25
    status Under Contract
15. 2020-04-09
    historical Active Under Contract
16. 2020-04-03
    listed $279,900 Active
17. 2019-06-03
    status Under Contract
18. 2019-05-28
    listed $45,000 Active
19. 2018-01-29
    status Under Contract
20. 2017-11-16
    listed $130,000 Active

ⓘ 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: $4,916 · $410/mo
• Projected year-2 tax: $4,916 · $410/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 6/10 Major FEMA zone X (shaded) · 57% 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,695
• − Mortgage interest: −$10,363
• − Property taxes: −$4,916
• − Insurance: −$925
• − Repairs & maintenance: −$2,296
• − Management: −$2,296
• − Depreciation: −$5,382
• Taxable income: $2,519
• Est. tax owed @ 24.0%: −$604
• After-tax cash flow: $4,582/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): 24,298
• Household income: $62,349
• Rent vs Own: 31.0% rent · 69.0% own
• Severe rent burden: 580.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Black 52% White 39% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Italian 1% Romanian 1% Slovak 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: ▼ -218.96%
• Current HPI: 310.8218
• Rent YoY: ▲ 11.92%
• 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

+42.3% since first listed

20 events — show timeline

• 2026-05-16 Pending — REINMLS
• 2026-05-04 Price Changed $185,000 REINMLS
• 2026-04-28 Relisted — REINMLS
• 2026-04-10 Pending — REINMLS
• 2026-04-02 Price Changed $199,000 REINMLS
• 2026-03-24 Price Changed $205,000 REINMLS
• 2026-03-17 Listed $215,000 REINMLS
• 2021-05-18 Sold (Public Records) $300,000 Public Records
• 2021-04-15 Pending — REINMLS
• 2021-04-14 Relisted — REINMLS
• 2021-03-25 Pending — REINMLS
• 2021-03-24 Listed $287,000 REINMLS
• 2020-06-18 Sold (Public Records) $267,300 Public Records
• 2020-05-25 Pending — REINMLS
• 2020-04-09 Contingent — REINMLS
• 2020-04-03 Listed $279,900 REINMLS
• 2019-06-03 Pending — REINMLS
• 2019-05-28 Listed $45,000 REINMLS
• 2018-01-29 Pending — REINMLS
• 2017-11-16 Listed $130,000 REINMLS

Property tax history

+11.7%/yr

Latest (2025): $4,916 · +3.0% YoY. Source: county tax records.