20 Dewey St · Portsmouth, VA 23704

$135,500

3 bd · 2.0 ba · 896 sqft · SingleFamily public records · 20 Days on market

Built 1919 3,049 sqft lot Est $205k · 34% under ↓ 1% since listing

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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 +24.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +6.5/10.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity to bring your vision to this 1.5-story home featuring 3 bedrooms and 2 bathrooms. Offering plenty of potential, this property is ready for updates and personal touches to restore it to its full charm. Whether you're an owner-occupant looking to build equity or an investor seeking your next project, this home presents a great opportunity. Bring your ideas and make it your own! Conveniently located near the interstate and more! Call today for more information and to schedule your tour!

Key facts

• 3,049 sq ft lot
• Built 1919
• Listed 20 days

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Utilities: City/County water; City/County sewer; Electric water heater
• Home design: Detached traditional-style home; 2 stories; Crawl space foundation; Simple ownership
• Construction: Asphalt shingle roof
• Exterior features: Back fenced yard; Has fence

Interior

• Bedrooms: Bedroom and full bathroom on the first floor; Total of 5 rooms (includes bedrooms and living spaces)
• Flooring: Carpet
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced hot air heating; Central air conditioning
• Interior features: Carpet flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $136k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $136k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% 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.
• Zoned schools: Douglass Park Elementary (math 12% / reading 37%, grade F, #1,051 of 1,108 statewide, top 96%, 550 students, 98% FRL); Cradock Middle (math 32% / reading 62%, grade D+, #257 of 342 statewide, top 77%, 533 students, 100% FRL); I.C. Norcom High (math 39% / reading 58%, grade D, #301 of 319 statewide, top 95%, 1,043 students, 100% FRL) — zoned schools average 99% FRL vs 60% district-wide (39 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.3%/yr); 135 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 300 units permitted in Portsmouth city in 2024 (112 in 5+ unit buildings).
• This rent runs 38% of the median local income ($50k/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 $937 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: built in 1919 — 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 $133,467 (1.5% below list)

Questions for the listing agent

1. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.15% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.16%
• DSCR: 1.41
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $205,184
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2600 Roanoke Ave	0.40mi	3/1.0	900 (+0%)	2mo	$107,000	$119	75
321 Beacon Rd	0.44mi	3/1.0	864 (-4%)	1mo	$155,000	$179	68
113 Baldwin Ave	0.30mi	2/1.5 (-1)	973 (+9%)	4mo	$95,000	$98	62
521 Beacon Rd	0.62mi	3/1.0	864 (-4%)	1mo	$135,000	$156	60
312 Killian Ave	0.42mi	3/1.0	992 (+11%)	2mo	$255,000	$257	57
222 Charles Ave	0.48mi	2/1.0 (-1)	822 (-8%)	0mo	$219,900	$268	54
1536 Centre Ave	0.62mi	3/1.5	975 (+9%)	1mo	$110,000	$113	54
117 Edison Ave	0.36mi	2/1.0 (-1)	1,000 (+12%)	2mo	$227,500	$228	53
1921 Nashville Ave	0.48mi	2/1.0 (-1)	800 (-11%)	1mo	$194,000	$243	50
109 Woodstock St	0.72mi	3/1.0	960 (+7%)	3mo	$220,000	$229	48
9 Shelby St	0.60mi	3/2.0	1,028 (+15%)	2mo	$239,000	$232	46
2200 Deep Creek Blvd	0.46mi	2/1.0 (-1)	768 (-14%)	1mo	$200,000	$260	45

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 · 3.31% rent growth · sell at horizon

5-year hold

• IRR: -2.1%
• Equity multiple: 0.92×
• Total profit: $-2,986
• Equity at exit: $20,203

10-year hold

• IRR: 8.0%
• Equity multiple: 1.61×
• Total profit: $23,301
• Equity at exit: $11,716

Cash invested: $37,940 (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 23704

• Home prices YoY: -4.6%
• Rents YoY: 3.3%
• Active inventory: 135
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,564 high
• Mortgage (P&I): −$711
• Tax from tax record: −$179 /mo · $2,147/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $290

Break-even live

Break-even rent $1,197

Max offer price $135,500

Occupancy floor 76%

Sensitivity live

Price	-10% $366	-5% $328	+0% $290	+5% $251	+10% $213
Rent	-10% $166	-5% $228	+0% $290	+5% $352	+10% $413
Rate	-1.0pp $358	-0.5pp $324	base $290	+0.5pp $255	+1.0pp $219

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: $33,875
• Closing costs: $4,065
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3304 Killian Ave Portsmouth, VA	3.0	1.0	800	$2,000	$2.50	25d	1	0.27mi
70 Manly St Portsmouth, VA	2.0	1.0	1000	$1,350	$1.35	45d	1	0.27mi
2810 Roanoke Ave Portsmouth, VA	3.0	1.5	1100	$2,100	$1.91	45d	1	0.41mi
231 Edison Ave Unit 231 Portsmouth, VA	2.0	1.5	1050	$1,275	$1.21	12d	1	0.45mi
231 Edison Ave Portsmouth, VA	2.0	1.5	1100	$1,275	$1.16	21d	1	0.45mi
1 Shelby St Portsmouth, VA	2.0	1.0	700	$1,250	$1.79	25d	1	0.55mi
3724 Deep Creek Blvd Unit 3728 Portsmouth, VA	2.0	1.0	900	$995	$1.11	25d	1	0.56mi
3724 Deep Creek Blvd Unit 3754 Portsmouth, VA	2.0	1.0	900	$995	$1.11	14d	1	0.56mi
11 Carver Cir Portsmouth, VA	2.0	1.0	695	$1,395	$2.01	45d	1	0.56mi
21 DeKalb Ave Portsmouth, VA	2.0	1.0	984	$1,550	$1.58	45d	1	0.64mi
49 Carver Cir Portsmouth, VA	2.0	2.0	800	$1,450	$1.81	25d	1	0.69mi
1915 Des Moines Ave Portsmouth, VA	3.0	1.0	1070	$1,700	$1.59	25d	1	0.70mi
1915 Des Moines Ave Portsmouth, VA	3.0	1.0	1070	$1,700	$1.59	17d	1	0.70mi
1915 Lansing Ave Portsmouth, VA	3.0	1.0	1085	$1,675	$1.54	5d	1	0.74mi
1416 Richmond Ave Portsmouth, VA	2.0	1.0	1024	$1,150	$1.12	45d	1	0.98mi
2007 Elm Ave Portsmouth, VA	3.0	1.0	903	$1,300	$1.44	21d	1	1.01mi
2756 Peach St Portsmouth, VA	2.0	1.5	1040	$1,495	$1.44	25d	1	1.09mi
2906 Chestnut St Unit 1328007P Portsmouth, VA	2.0	1.0	947	$4,650	$4.91	9d	1	1.19mi
923 Randolph St Portsmouth, VA	2.0	1.0	800	$1,062	$1.33	45d	1	1.28mi
3626 Bart St Unit BAR3626-DF Portsmouth, VA	2.0	1.0	900	$1,000	$1.11	9d	1	1.32mi
3310 Glasgow St Portsmouth, VA	2.0	1.0	1100	$1,600	$1.45	5d	1	1.45mi
98 Francis St Portsmouth, VA	2.0	2.0	984	$1,395	$1.42	16d	1	1.45mi
102 Francis St #98 Portsmouth, VA	2.0	1.5	1000	$1,395	$1.40	17d	1	1.45mi
18 Cooper Dr Portsmouth, VA	2.0	1.0	920	$1,400	$1.52	18d	1	1.49mi
811 Randolph St Unit A Portsmouth, VA	2.0	1.0	800	$1,150	$1.44	45d	1	1.50mi

Listing history 12 events

1. 2026-06-21
   days on market $135,500 Active 20 DOM
2. 2026-06-18
   days on market $135,500 Active 17 DOM
3. 2026-06-17
   days on market $135,500 Active 16 DOM
4. 2026-06-16
   days on market $135,500 Active 15 DOM
5. 2026-06-15
   days on market $135,500 Active 14 DOM
6. 2026-06-13
   days on market $135,500 Active 12 DOM
7. 2026-06-09
   days on market $135,500 Active 8 DOM
8. 2026-06-08
   days on market $135,500 Active 7 DOM
9. 2026-06-07
   days on market $135,500 Active 6 DOM
10. 2026-06-03
    days on market $135,500 Active 2 DOM
11. 2026-06-02
    remarks 500-char remark
12. 2026-06-02
    listed $135,500 Active 1 DOM

ⓘ 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: $2,147 · $179/mo
• Projected year-2 tax: $2,147 · $179/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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 5/10 Major 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,769
• − Mortgage interest: −$7,590
• − Property taxes: −$2,147
• − Insurance: −$678
• − Repairs & maintenance: −$1,502
• − Management: −$1,502
• − Depreciation: −$3,942
• Taxable income: $1,410
• Est. tax owed @ 24.0%: −$338
• After-tax cash flow: $3,138/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): 19,207
• Household income: $49,583
• Rent vs Own: 59.8% rent · 40.2% own
• Severe rent burden: 1727.0

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: Predominantly Black (66%)
• Race & ethnicity: Black 66% White 24% Two or more races 6% Hispanic / Latino 4% Asian 2%
• Common ancestry: Slovak 1% Romanian 1% Lithuanian 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: ▼ -15.69%
• Current HPI: 322.7335
• Rent YoY: ▲ 3.31%
• 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

-1.1% since first listed

10 events — show timeline

• 2026-06-01 Listed $135,500 REINMLS
• 2025-11-25 Listing Removed — REINMLS
• 2025-10-29 Relisted — REINMLS
• 2025-07-03 Contingent — REINMLS
• 2025-07-02 Listed $100,000 REINMLS
• 2021-05-26 Sold (Public Records) $135,000 Public Records
• 2021-05-06 Contingent — REINMLS
• 2021-04-15 Price Changed $133,900 REINMLS
• 2021-03-17 Price Changed $134,000 REINMLS
• 2021-03-12 Listed $137,000 REINMLS

Property tax history

+11.7%/yr

Latest (2025): $2,147 · +1.9% YoY. Source: county tax records.