4512 Greenwood Dr · Portsmouth, VA 23701

$105,000

2 bd · 1.0 ba · 946 sqft · Condo public records · 31 Days on market

Built 1977 $300/mo HOA · 19% of rent

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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 +26.3/30.0
• 1% rule +10.0/10.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 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

Well maintained unit. Tenant is very cooperative and pays $1250 a month in rent

Key facts

• $300 HOA
• Parking
• Built 1977

Property features AI

Finance

• HOA & community: HOA: Charlestown Condominiums; Managed by Management Advisors Group; Condo fee $300 per month

Exterior

• Parking: One parking space
• Utilities: City/County water; City/County sewer; Electric water heater
• Home design: Attached condo; Contemporary style; Two-story unit; Condo entry level: 1
• Construction: Slab foundation; Asphalt shingle roof
• Exterior features: Brick siding; Back yard with wood fence

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Dishwasher
• Bedrooms: Master bedroom located on the 2nd floor; Additional bedroom(s) on the 2nd floor
• Flooring: Carpet; Ceramic
• Bathrooms: One full bathroom on the 2nd floor
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Carpet and ceramic flooring
• Laundry & utility: Washer and dryer; Utility room on the 1st floor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $105k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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: Hodges Manor Elementary (math 32% / reading 57%, grade F, #827 of 1,108 statewide, top 77%, 499 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 100% FRL vs 60% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+11.9%/yr); 167 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 300 units permitted in Portsmouth city in 2024 (112 in 5+ unit buildings).
• This rent runs 31% of the median local income ($62k/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 $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $29k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 11y 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

• 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 $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.51% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.05%
• DSCR: 1.49
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 7.1%
• Equity multiple: 1.30×
• Total profit: $8,790
• Equity at exit: $15,656

10-year hold

• IRR: 21.3%
• Equity multiple: 3.34×
• Total profit: $68,761
• Equity at exit: $9,078

Cash invested: $29,400 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,587 high
• Mortgage (P&I): −$551
• Tax from tax record: −$89 /mo · $1,065/yr
• Insurance: −$44
• HOA: −$300
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $271

Break-even live

Break-even rent $1,244

Max offer price $105,000

Occupancy floor 78%

Sensitivity live

Price	-10% $330	-5% $300	+0% $271	+5% $241	+10% $211
Rent	-10% $145	-5% $208	+0% $271	+5% $333	+10% $396
Rate	-1.0pp $323	-0.5pp $297	base $271	+0.5pp $243	+1.0pp $216

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4642 Greenwood Dr Portsmouth, VA	2.0	1.0	946	$1,550	$1.64	44d	1	0.12mi
840 Lancer Dr Unit 615 Portsmouth, VA	2.0	1.5	1002	$1,288	$1.29	24d	1	0.64mi
940 Chumley Rd Portsmouth, VA	1.0	1.0	760	$1,165	$1.53	44d	1	0.70mi
200 Chowan Dr Portsmouth, VA	1.0–2.0	1.0–2.0	737	$1,600	$2.17	3d	8	0.78mi
902 Liston Ln Portsmouth, VA	3.0	1.0	1039	$1,785	$1.72	24d	1	0.91mi
1008 Cherokee Rd Portsmouth, VA	1.0–2.0	1.0	835	$1,345	$1.61	44d	1	1.14mi
26 Byers Ave Portsmouth, VA	2.0	1.0	1008	$1,575	$1.56	44d	1	1.35mi
804 City Park Ave Portsmouth, VA	1.0	1.0	650	$1,350	$2.08	24d	1	1.42mi
816 Martin Ave Portsmouth, VA	3.0	1.0	1100	$2,195	$2.00	4d	1	1.43mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 48 events

1. 2026-06-18
   days on market $105,000 Active 31 DOM
2. 2026-06-17
   days on market $105,000 Active 30 DOM
3. 2026-06-16
   days on market $105,000 Active 29 DOM
4. 2026-06-15
   days on market $105,000 Active 28 DOM
5. 2026-06-13
   days on market $105,000 Active 26 DOM
6. 2026-06-09
   days on market $105,000 Active 22 DOM
7. 2026-06-08
   days on market $105,000 Active 21 DOM
8. 2026-06-07
   days on market $105,000 Active 20 DOM
9. 2026-06-03
   days on market $105,000 Active 16 DOM
10. 2026-06-02
    days on market $105,000 Active 15 DOM
11. 2026-06-01
    days on market $105,000 Active 14 DOM
12. 2026-05-31
    days on market $105,000 Active 13 DOM
13. 2026-05-15
    listed $105,000 Active
14. 2025-06-02
    historical
15. 2025-04-25
    historical $1,250
16. 2025-04-15
    status Active
17. 2025-04-07
    listed $1,250
18. 2025-03-14
    historical $1,250
19. 2025-02-13
    historical Active Under Contract
20. 2025-02-05
    listed $1,250
21. 2025-02-04
    listed $92,000 Active
22. 2025-01-24
    historical
23. 2025-01-03
    historical Active Under Contract
24. 2024-12-16
    historical $1,250
25. 2024-10-24
    listed $95,000 Active
26. 2024-09-20
    historical
27. 2024-09-18
    listed $1,250
28. 2024-09-17
    status Active
29. 2024-09-04
    historical Active Under Contract
30. 2024-08-09
    status Active
31. 2024-07-16
    historical Active Under Contract
32. 2024-06-20
    listed $100,000 Active
33. 2022-10-07
    soldstatus $200,000
34. 2022-08-09
    status Under Contract
35. 2022-08-03
    listed $65,000 Active
36. 2016-04-27
    soldstatus $39,000
37. 2016-04-06
    status Under Contract
38. 2016-04-04
    historical
39. 2016-03-19
    status Active
40. 2016-02-24
    status Under Contract
41. 2016-02-21
    historical
42. 2015-12-15
    status Active
43. 2015-12-13
    historical
44. 2015-12-12
    status Active
45. 2015-10-30
    status Under Contract
46. 2015-09-24
    price $32,000
47. 2015-09-24
    price $39,000
48. 2015-06-08
    listed $53,000 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: $1,065 · $89/mo
• Projected year-2 tax: $1,065 · $89/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 1/10 Low FEMA zone X (unshaded) · 0% 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: $19,044
• − Mortgage interest: −$5,882
• − Property taxes: −$1,065
• − Insurance: −$525
• − Repairs & maintenance: −$1,524
• − Management: −$1,524
• − HOA: −$3,600
• − Depreciation: −$3,055
• Taxable income: $1,871
• Est. tax owed @ 24.0%: −$449
• After-tax cash flow: $2,798/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

+98.1% since first listed

36 events — show timeline

• 2026-05-15 Listed $105,000 REINMLS
• 2025-06-02 Listing Removed — REINMLS
• 2025-04-25 Rental Removed $1,250 REINMLS
• 2025-04-15 Relisted — REINMLS
• 2025-04-07 Listed for Rent $1,250 REINMLS
• 2025-03-14 Rental Removed $1,250 REINMLS
• 2025-02-13 Contingent — REINMLS
• 2025-02-05 Listed for Rent $1,250 REINMLS
• 2025-02-04 Listed $92,000 REINMLS
• 2025-01-24 Listing Removed — REINMLS
• 2025-01-03 Contingent — REINMLS
• 2024-12-16 Rental Removed $1,250 REINMLS
• 2024-10-24 Listed $95,000 REINMLS
• 2024-09-20 Listing Removed — REINMLS
• 2024-09-18 Listed for Rent $1,250 REINMLS
• 2024-09-17 Relisted — REINMLS
• 2024-09-04 Contingent — REINMLS
• 2024-08-09 Relisted — REINMLS
• 2024-07-16 Contingent — REINMLS
• 2024-06-20 Listed $100,000 REINMLS
• 2022-10-07 Sold (Public Records) $200,000 Public Records
• 2022-08-09 Pending — REINMLS
• 2022-08-03 Listed $65,000 REINMLS
• 2016-04-27 Sold (Public Records) $39,000 Public Records
• 2016-04-06 Pending — REINMLS
• 2016-04-04 Listing Removed — REINMLS
• 2016-03-19 Relisted — REINMLS
• 2016-02-24 Pending — REINMLS
• 2016-02-21 Listing Removed — REINMLS
• 2015-12-15 Relisted — REINMLS
• 2015-12-13 Listing Removed — REINMLS
• 2015-12-12 Relisted — REINMLS
• 2015-10-30 Pending — REINMLS
• 2015-09-24 Price Changed $39,000 REINMLS
• 2015-09-24 Price Changed $32,000 REINMLS
• 2015-06-08 Listed $53,000 REINMLS

Property tax history

-2.4%/yr

Latest (2025): $1,065 · +13.5% YoY. Source: county tax records.