1325 Buckhorn Dr · Suffolk, VA 23437

$349,900

3 bd · 1.0 ba · 1,649 sqft · SingleFamily public records · 2 Days on market

Built 1920 Fair condition 0.60 ac lot $212/sqft · 9% below area Est $487k · 28% under

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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).

• ARV discount +15.0/15.0
• Cash flow +5.8/30.0
• Schools +5.7/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• 1% rule +0.3/10.0
• DSCR +0.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 3-bedroom, 1-bath single-story home situated on a quiet rural lot offering privacy and potential. The property features historic character with practical updates, including a newer roof (approx. 5 years old). Ideal opportunity for investors or buyers seeking a renovation project with upside. Approved reverse mortgage short sale. Sold strictly AS-IS, WHERE-IS. Seller will make no repairs. Cash sale only. Property condition reflected in price. Per the city personnel, the house was a church that was built in 1754.

Key facts

• 0.6 acre lot
• Built 1920

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $350k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-693 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (35.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (47.2% below list).
• Recommended offer: $185k (47.2% below list) — sets the bar for 1% rule.

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 Middle (math 33% / reading 61%, grade D+, #257 of 342 statewide, top 77%, 1,031 students, 63% 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: 67 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $10k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts; this cycle's ask has dropped $20k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $86k; list at $350k implies a 309% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $184,591 (47.2% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.53% ✗
• Cap rate: 3.92%
• Cash-on-cash: -8.49%
• DSCR: 0.62
• GRM: 15.8

CMA / ARV

• ARV (median comp): $487,414
• List price: $349,900
• Delta: -24.11%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1325 Buckhorn Dr	0.00mi	3/1.0	1,632 (-1%)	3mo	$85,541	$52	96
4937 Deer Path Rd	0.34mi	3/2.0	1,850 (+12%)	10mo	$520,000	$281	52
1647 Buckhorn Dr	0.76mi	3/2.5	1,792 (+9%)	1mo	$385,000	$215	44
785 Chappell Dr	1.26mi	3/2.0	1,280 (-22%)	9mo	$235,000	$184	29
568 Chappell Dr	1.43mi	3/2.0	1,261 (-24%)	15mo	$298,000	$236	24
4650 Deer Path Rd	1.06mi	4/2.0 (+1)	2,010 (+22%)	11mo	$635,000	$316	22
4600 Deerpath Rd	1.18mi	4/2.0 (+1)	2,000 (+21%)	13mo	$635,000	$318	20

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -31.4%
• Equity multiple: -0.03×
• Total profit: $-100,973
• Equity at exit: $52,171

10-year hold

• IRR: -35.3%
• Equity multiple: -0.48×
• Total profit: $-145,314
• Equity at exit: $30,253

Cash invested: $97,972 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 1 active · 1 under contract
• Months of supply: 3.0 mo (33%/mo absorbed)
• Median asking: $434,500 ($216/sqft)
• Median days on market: 53 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +37.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 23437

• Home prices YoY: -31.8%
• Active inventory: 67
• Price-to-rent: 15.8×

Monthly cashflow live

• Estimated rent: $1,846 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$171 /mo · $2,047/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $-693

Break-even live

Break-even rent $2,723

Max offer price $227,476

Occupancy floor —

Sensitivity live

Price	-10% $-495	-5% $-594	+0% $-693	+5% $-792	+10% $-891
Rent	-10% $-839	-5% $-766	+0% $-693	+5% $-620	+10% $-547
Rate	-1.0pp $-517	-0.5pp $-604	base $-693	+0.5pp $-784	+1.0pp $-876

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: $87,475
• Closing costs: $10,497
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Multiple-car parkingDriveway spaces
• Utilities: Well waterSeptic (on waiver)Electric water heater
• Home design: Detached ranchSingle-story
• Construction: Metal roofCrawl space foundation
• Exterior features: Vinyl sidingStorage shedPorch

Interior

• Kitchen: Electric rangeMicrowaveDishwasherRefrigerator
• Bedrooms: Master bedroom with ensuiteBedroom on first floor
• Flooring: CarpetLaminate
• Bathrooms: Two full bathrooms
• Heating & cooling: Electric heatCentral air
• Interior features: Ceiling fanElectric fireplaceWalk-in closetOne fireplace
• Laundry & utility: Washer hookupDryer hookupUtility room

Listing history 38 events

1. 2026-09-24
   days on market $349,900 Active 2 DOM
2. 2026-09-22
   pricedays on marketlisting id $349,900 Active 1 DOM
3. 2026-09-21
   days on market $369,800 Active 26 DOM
4. 2026-09-20
   days on market $369,800 Active 25 DOM
5. 2026-09-19
   days on market $369,800 Active 24 DOM
6. 2026-09-18
   days on market $369,800 Active 23 DOM
7. 2026-09-17
   days on market $369,800 Active 22 DOM
8. 2026-09-16
   pricedays on market $369,800 Active 21 DOM
9. 2026-09-15
   days on market $369,900 Active 20 DOM
10. 2026-09-14
    days on market $369,900 Active 19 DOM
11. 2026-09-13
    days on market $369,900 Active 18 DOM
12. 2026-09-12
    days on market $369,900 Active 17 DOM
13. 2026-09-11
    days on market $369,900 Active 16 DOM
14. 2026-09-05
    days on market $369,900 Active 10 DOM
15. 2026-09-04
    days on market $369,900 Active 9 DOM
16. 2026-09-03
    days on market $369,900 Active 8 DOM
17. 2026-08-31
    days on market $369,900 Active 5 DOM
18. 2026-08-29
    days on market $369,900 Active 3 DOM
19. 2026-08-28
    days on market $369,900 Active 2 DOM
20. 2026-08-26
    remarks 627-char remark
21. 2026-08-26
    pricestatusdays on marketlisting id $369,900 Active 1 DOM
22. 2026-06-16
    status $100,000 Under Contract 52 DOM
23. 2026-06-15
    days on market $100,000 Active Under Contract 52 DOM

    Show marketing remark (541 chars)

    Welcome to this charming 3-bedroom, 1-bath single-story home situated on a quiet rural lot offering privacy and potential. The property features historic character with practical updates, including a newer roof (approx. 5 years old). Ideal opportunity for investors or buyers seeking a renovation project with upside. Approved reverse mortgage short sale. Sold strictly AS-IS, WHERE-IS. Seller will make no repairs. Cash sale only. Property condition reflected in price. Per the city personnel, the house was a church that was built in 1754.

24. 2026-06-13
    days on market $100,000 Active Under Contract 50 DOM
25. 2026-06-09
    days on market $100,000 Active Under Contract 46 DOM
26. 2026-06-08
    days on market $100,000 Active Under Contract 45 DOM
27. 2026-06-07
    days on market $100,000 Active Under Contract 44 DOM
28. 2026-06-03
    days on market $100,000 Active Under Contract 40 DOM
29. 2026-06-02
    days on market $100,000 Active Under Contract 39 DOM
30. 2026-06-01
    days on market $100,000 Active Under Contract 38 DOM
31. 2026-05-31
    days on market $100,000 Active Under Contract 37 DOM
32. 2026-04-29
    historical Active Under Contract

    Show marketing remark (541 chars)

    Welcome to this charming 3-bedroom, 1-bath single-story home situated on a quiet rural lot offering privacy and potential. The property features historic character with practical updates, including a newer roof (approx. 5 years old). Ideal opportunity for investors or buyers seeking a renovation project with upside. Approved reverse mortgage short sale. Sold strictly AS-IS, WHERE-IS. Seller will make no repairs. Cash sale only. Property condition reflected in price. Per the city personnel, the house was a church that was built in 1754.

33. 2026-04-24
    listed $100,000 Active

    Show marketing remark (541 chars)

    Welcome to this charming 3-bedroom, 1-bath single-story home situated on a quiet rural lot offering privacy and potential. The property features historic character with practical updates, including a newer roof (approx. 5 years old). Ideal opportunity for investors or buyers seeking a renovation project with upside. Approved reverse mortgage short sale. Sold strictly AS-IS, WHERE-IS. Seller will make no repairs. Cash sale only. Property condition reflected in price. Per the city personnel, the house was a church that was built in 1754.

34. 2026-02-19
    status Under Contract
35. 2026-02-19
    historical
36. 2026-02-16
    price $125,000
37. 2025-12-06
    price $175,000
38. 2025-09-03
    listed $200,000 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: $2,047 · $171/mo
• Projected year-2 tax: $2,869 · $239/mo
• Expected delta: +$822/yr (+$69/mo · 40.2%)

ⓘ 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 8/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,151
• − Mortgage interest: −$19,600
• − Property taxes: −$2,047
• − Insurance: −$1,750
• − Repairs & maintenance: −$1,772
• − Management: −$1,772
• − Depreciation: −$10,179
• Taxable loss: −$14,968
• Est. tax savings @ 24.0%: +$3,592
• After-tax cash flow: $-4,724/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab Est. rehab $41,225–$74,205 screening

This single-story home requires significant repairs and updates to its roof, siding, flooring, interior walls, and HVAC system. While it has potential, the extensive work needed would make it a moderate renovation project.

Repairs flagged

• Major roof — Significant damage and potential leaks.
• Moderate siding — Weathered and in need of replacement.
• Major flooring — Old and may need replacement.
• Major interior walls/paint — Worn and may need repainting.
• Major HVAC/mechanicals — Outdated and may need replacement or repair.

Value-add opportunities

• Resale New roof — A new roof would significantly improve the home's curb appeal and reduce maintenance costs. ↑
• Resale Siding replacement — New siding would improve the home's appearance and increase its market value. ↑
• Resale Flooring replacement — New flooring would improve the home's appearance and increase its market value. ↑
• Resale Interior painting — Fresh paint would improve the home's appearance and increase its market value. ↑
• Both HVAC upgrade — A new HVAC system would improve comfort and energy efficiency, benefiting both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 56/100

Zoned Schools

Elementary Oakland Elementary B VA #480/1,108 Nat'l #6,217/41,679 Middle King's Fork Middle D+ VA #257/342 Nat'l #4,159/14,009 High King's Fork High C+ VA #244/319 Nat'l #3,510/17,239

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

B Composite livability gradescore 77/100

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 · 95,269 people
• City population: 88,108
• Metro: Virginia Beach-Chesapeake-Norfolk, VA-NC
• Population (ZIP): 5,088
• Household income: $74,513
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 19% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 26% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Romanian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Russian/Polish/Slavic 1%

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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: ▼ -88.52%
• Current HPI: 190.0935
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.40%
• F500 in state: 50

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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

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Multiple-car parkingDriveway spaces
• Utilities: Well waterSeptic (on waiver)Electric water heater
• Home design: Detached ranchSingle-story
• Construction: Metal roofCrawl space foundation
• Exterior features: Vinyl sidingStorage shedPorch

Interior

• Kitchen: Electric rangeMicrowaveDishwasherRefrigerator
• Bedrooms: Master bedroom with ensuiteBedroom on first floor
• Flooring: CarpetLaminate
• Bathrooms: Two full bathrooms
• Heating & cooling: Electric heatCentral air
• Interior features: Ceiling fanElectric fireplaceWalk-in closetOne fireplace
• Laundry & utility: Washer hookupDryer hookupUtility room

Price history

+85.0% since first listed

10 events — show timeline

• 2026-08-26 Listed $369,900 REINMLS
• 2026-06-22 Sold (MLS) $85,541 REINMLS
• 2026-06-15 Pending — REINMLS
• 2026-04-29 Contingent — REINMLS
• 2026-04-24 Listed $100,000 REINMLS
• 2026-02-19 Pending — REINMLS
• 2026-02-19 Listing Removed — REINMLS
• 2026-02-16 Price Changed $125,000 REINMLS
• 2025-12-06 Price Changed $175,000 REINMLS
• 2025-09-03 Listed $200,000 REINMLS

Property tax history

+3.3%/yr

Latest (2025): $2,047 · +9.0% YoY. Source: county tax records.