318 Hunter St · Suffolk, VA 23434

$174,900

2 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 83 Days on market

Built 1930 4,791 sqft lot Est $232k · 25% under

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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 +19.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• Schools +4.8/10.0
• 1% rule +4.2/10.0
• 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! Built in 1965 and thoughtfully refreshed, this 3-bedroom, 2-bath home offers 1,125 square feet of comfortable living with stylish new flooring throughout. The updated kitchen features new cabinets and appliances, creating a bright and functional space for everyday living and entertaining. Enjoy the privacy of a fully fenced backyard that is great for pets, gatherings, gardening, or simply relaxing outdoors. Located just around the corner from a nearby park, you’ll love the convenience of green space and recreation right at your doorstep. This location blends community and convenience, this home is wonderful for first-time buyers, downsizers, or anyone looking for move-i

Key facts

• Updated kitchen
• Nearby park
• 4,791 sq ft lot

Tags

• UPDATED KITCHEN
• FULLY FENCED BACKYARD
• NEARBY PARK
• MOVE-IN-READY COMFORT

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Off-street parking; Street parking
• Utilities: City/County water; City/County sewer; Electric water heater
• Home design: Detached cottage; Single-story (1 living level); Crawl foundation
• Construction: Vinyl siding; Asphalt shingle roof
• Exterior features: Back fenced yard; City view

Interior

• Kitchen: Microwave; Range; Electric range; Refrigerator
• Bedrooms: Master bedroom on the first floor; First floor bedroom with full bathroom
• Flooring: Ceramic flooring; Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump (heating and cooling)
• Interior features: Ceiling fan; Level flooring; Main floor laundry
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $207 ($2k/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 $161k (8.1% below list).
• Recommended offer: $161k (8.1% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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: Elephant'S Fork Elementary (math 39% / reading 57%, grade D, #787 of 1,108 statewide, top 72%, 599 students, 65% 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 (25 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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 $1k of loan paydown is wiped out by about $5k 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 83 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 4y 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 $45k; list at $175k implies a 289% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $160,671 (8.1% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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: 0.92% ✗
• Cap rate: 7.72%
• Cash-on-cash: 5.08%
• DSCR: 1.23
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $232,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
318 Hunter St	0.00mi	3/2.0 (+1)	1,125 (+6%)	1mo	$175,000	$156	80
320 Baker St	0.09mi	3/1.0 (+1)	1,090 (+3%)	8mo	$84,500	$78	79
507 Cedar Ct	0.38mi	2/1.0	1,100 (+4%)	5mo	$203,500	$185	71
116 Woodrow Ave	0.26mi	3/2.0 (+1)	1,100 (+4%)	2mo	$257,000	$234	70
604 County St	0.09mi	3/2.0 (+1)	966 (-8%)	5mo	$210,000	$217	69
627 Spruce St	0.08mi	3/2.5 (+1)	1,150 (+9%)	3mo	$278,500	$242	68
328 Cedar St	0.50mi	2/1.0	1,004 (-5%)	6mo	$221,000	$220	63
307 Baker St	0.11mi	3/2.0 (+1)	1,200 (+14%)	2mo	$274,900	$229	61
625 Spruce St	0.09mi	3/2.5 (+1)	1,200 (+14%)	4mo	$274,900	$229	58
623 Spruce St	0.10mi	3/2.5 (+1)	1,200 (+14%)	4mo	$284,900	$237	58
219 Baker St	0.13mi	3/2.0 (+1)	1,200 (+14%)	6mo	$225,000	$188	57
418 Kilby Ave	0.66mi	2/1.5	1,117 (+6%)	7mo	$165,000	$148	52

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: -5.6%
• Equity multiple: 0.79×
• Total profit: $-10,484
• Equity at exit: $26,078

10-year hold

• IRR: 6.9%
• Equity multiple: 1.57×
• Total profit: $28,139
• Equity at exit: $15,122

Cash invested: $48,972 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,607 high
• Mortgage (P&I): −$917
• Tax from tax record: −$72 /mo · $863/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $207

Break-even live

Break-even rent $1,344

Max offer price $174,900

Occupancy floor 82%

Sensitivity live

Price	-10% $306	-5% $257	+0% $207	+5% $158	+10% $108
Rent	-10% $80	-5% $144	+0% $207	+5% $271	+10% $334
Rate	-1.0pp $295	-0.5pp $252	base $207	+0.5pp $162	+1.0pp $116

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 Baker St Suffolk, VA	3.0	1.0	988	$1,600	$1.62	44d	1	0.14mi
310 Greenfield Cres Suffolk, VA	3.0	2.0	1146	$1,995	$1.74	44d	1	0.30mi
114 Nancy Dr Suffolk, VA	2.0–3.0	1.0	860	$1,195	$1.39	2d	4	0.45mi
408 Wellons St Suffolk, VA	1.0	1.0	750	$1,486	$1.98	2d	3	0.82mi
326 E Washington St Suffolk, VA	2.0	2.0	839	$1,629	$1.94	3d	1	0.86mi
308 Saint James Ave Unit B Suffolk, VA	2.0	1.0	936	$1,295	$1.38	24d	1	0.91mi
116 Franklin St Unit 3 Suffolk, VA	3.0	1.0	1335	$1,750	$1.31	44d	1	0.92mi
116 Franklin St Suffolk, VA	3.0	1.0	1335	$1,750	$1.31	24d	1	0.92mi
410 Bosley Ave Unit B Suffolk, VA	2.0	1.0	850	$1,095	$1.29	11d	1	1.01mi
181 N Main St Suffolk, VA	2.0	1.0–2.0	804	$1,885	$2.34	2d	15	1.02mi
307 Central Ave Suffolk, VA	3.0	1.0	840	$1,700	$2.02	44d	1	1.19mi
558 1st Ave Suffolk, VA	2.0	1.5	1000	$1,250	$1.25	44d	1	1.30mi
564 1st Ave Suffolk, VA	2.0	1.0	1000	$1,100	$1.10	44d	1	1.30mi
214 N 7th St Unit NA Suffolk, VA	2.0	1.0	760	$1,500	$1.97	24d	1	1.35mi
223 N 7th St Suffolk, VA	3.0	2.5	1495	$2,300	$1.54	44d	1	1.35mi
806 W Washington St Unit 112 Suffolk, VA	2.0	2.0	900	$1,325	$1.47	18d	1	1.35mi
120 S 10th St Suffolk, VA	2.0	1.0	736	$1,250	$1.70	44d	1	1.45mi

Listing history 38 events

1. 2026-05-05
   status Under Contract
2. 2026-04-20
   historical Active Under Contract
3. 2026-04-10
   status Active
4. 2026-03-20
   historical Active Under Contract
5. 2026-03-16
   status Active
6. 2026-02-24
   historical Active Under Contract
7. 2026-02-12
   listed $174,900 Active
8. 2026-01-19
   historical
9. 2025-12-18
   historical Active Under Contract
10. 2025-11-15
    price $99,900
11. 2025-09-22
    price $109,900
12. 2025-09-22
    status Active
13. 2025-09-20
    historical
14. 2025-06-30
    price $119,900
15. 2025-05-02
    price $125,000
16. 2025-03-21
    listed $129,900 Active
17. 2025-01-09
    historical
18. 2024-09-27
    price $145,000
19. 2024-09-24
    status Active
20. 2024-09-12
    historical
21. 2024-08-29
    listed $147,000 Active
22. 2024-07-31
    historical
23. 2024-07-24
    price $149,999
24. 2024-07-17
    price $153,000
25. 2024-07-13
    price $154,500
26. 2024-07-01
    price $155,000
27. 2024-06-20
    price $159,000
28. 2024-06-03
    price $162,000
29. 2024-05-20
    price $164,999
30. 2024-05-09
    price $165,999
31. 2024-04-17
    price $166,999
32. 2024-04-03
    price $169,999
33. 2024-03-21
    price $175,999
34. 2024-01-18
    listed $179,000 Active
35. 2022-11-02
    price $165,000
36. 2022-11-02
    historical
37. 2022-10-27
    listed $169,000 Active
38. 2022-09-20
    soldstatus $45,000

ⓘ 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: $863 · $72/mo
• Projected year-2 tax: $1,434 · $120/mo
• Expected delta: +$571/yr (+$48/mo · 66.1%)

ⓘ 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 3/10 Moderate
• 🌡 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: $19,281
• − Mortgage interest: −$9,797
• − Property taxes: −$863
• − Insurance: −$874
• − Repairs & maintenance: −$1,542
• − Management: −$1,542
• − Depreciation: −$5,088
• Taxable loss: −$427
• Est. tax savings @ 24.0%: +$103
• After-tax cash flow: $2,590/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

+288.7% since first listed

38 events — show timeline

• 2026-05-05 Pending — REINMLS
• 2026-04-20 Contingent — REINMLS
• 2026-04-10 Relisted — REINMLS
• 2026-03-20 Contingent — REINMLS
• 2026-03-16 Relisted — REINMLS
• 2026-02-24 Contingent — REINMLS
• 2026-02-12 Listed $174,900 REINMLS
• 2026-01-19 Listing Removed — REINMLS
• 2025-12-18 Contingent — REINMLS
• 2025-11-15 Price Changed $99,900 REINMLS
• 2025-09-22 Price Changed $109,900 REINMLS
• 2025-09-22 Relisted — REINMLS
• 2025-09-20 Listing Removed — REINMLS
• 2025-06-30 Price Changed $119,900 REINMLS
• 2025-05-02 Price Changed $125,000 REINMLS
• 2025-03-21 Listed $129,900 REINMLS
• 2025-01-09 Listing Removed — REINMLS
• 2024-09-27 Price Changed $145,000 REINMLS
• 2024-09-24 Relisted — REINMLS
• 2024-09-12 Listing Removed — REINMLS
• 2024-08-29 Listed $147,000 REINMLS
• 2024-07-31 Listing Removed — REINMLS
• 2024-07-24 Price Changed $149,999 REINMLS
• 2024-07-17 Price Changed $153,000 REINMLS
• 2024-07-13 Price Changed $154,500 REINMLS
• 2024-07-01 Price Changed $155,000 REINMLS
• 2024-06-20 Price Changed $159,000 REINMLS
• 2024-06-03 Price Changed $162,000 REINMLS
• 2024-05-20 Price Changed $164,999 REINMLS
• 2024-05-09 Price Changed $165,999 REINMLS
• 2024-04-17 Price Changed $166,999 REINMLS
• 2024-04-03 Price Changed $169,999 REINMLS
• 2024-03-21 Price Changed $175,999 REINMLS
• 2024-01-18 Listed $179,000 REINMLS
• 2022-11-02 Price Changed $165,000 REINMLS
• 2022-11-02 Listing Removed — REINMLS
• 2022-10-27 Listed $169,000 REINMLS
• 2022-09-20 Sold (Public Records) $45,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $863 · +2.2% YoY. Source: county tax records.