6133 Brookwood Dr Unit B · Suffolk, VA 23435

$164,900

3 bd · 1.0 ba · 1,064 sqft · Townhouse · 78 Days on market

Built 1987 Fair condition 1.00 ac lot $155/sqft · 44% below area Est $292k · 44% under ↓ 6% 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 +24.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +6.2/10.0
• Schools +6.1/10.0
• Rent growth +5.0/5.0
• Livability +3.9/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

This solid 1-story brick home features 3 bedrooms, 1 bathroom, and 1,064 sq. ft. of comfortable living space. Well-maintained and in good condition overall, this classic property offers the perfect canvas for your personal cosmetic choices and modern updates. The exterior features convenient driveway parking and a spacious backyard enclosed by a wooden privacy fence.

Key facts

• Spacious backyard
• Wooden privacy fence
• Driveway parking

Tags

• DRIVEWAY PARKING
• SPACIOUS BACKYARD
• WOODEN PRIVACY FENCE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $165k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $323 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 3.7% 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: Creekside Elementary (math 44% / reading 66%, grade C, #643 of 1,108 statewide, top 59%, 752 students, 65% FRL); John Yeates Middle (math 60% / reading 83%, grade A, #72 of 342 statewide, top 22%, 506 students, 64% FRL); Nansemond River High (math 44% / reading 87%, grade B, #204 of 319 statewide, top 65%, 1,698 students, 64% 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 (+10.6%/yr); 757 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 88d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 66% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $46k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.

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 $155,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.12% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.39%
• DSCR: 1.37
• GRM: 7.4

CMA / ARV

• ARV (median comp): $292,339
• List price: $164,900
• Delta: -43.59%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6125 Brookwood Dr Unit B	0.03mi	3/1.5	1,064 (0%)	1mo	$212,830	$200	96
6109 Brookwood Dr Unit B	0.08mi	3/1.5	1,064 (0%)	14mo	$203,500	$191	83
2002 Ashworth Way	0.52mi	2/2.0 (-1)	1,052 (-1%)	1mo	$284,000	$270	64
1006 Ashworth Way	0.52mi	2/2.0 (-1)	1,052 (-1%)	13mo	$306,870	$292	54
1002 Ashworth Way	0.53mi	2/2.0 (-1)	1,052 (-1%)	13mo	$312,434	$297	54

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: 2.0%
• Equity multiple: 1.08×
• Total profit: $3,647
• Equity at exit: $24,587

10-year hold

• IRR: 16.0%
• Equity multiple: 2.61×
• Total profit: $74,285
• Equity at exit: $14,258

Cash invested: $46,172 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 7 active · 9 under contract
• Months of supply: 8.4 mo (12%/mo absorbed)
• Median asking: $299,990 ($240/sqft)
• Median days on market: 230 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +14.5% above current asking $/sqft

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

ZIP-level market 23435

• Rents YoY: 10.6%
• Active inventory: 757
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,851 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,474/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $323

Break-even live

Break-even rent $1,443

Max offer price $164,900

Occupancy floor 78%

Sensitivity live

Price	-10% $437	-5% $380	+0% $323	+5% $266	+10% $209
Rent	-10% $177	-5% $250	+0% $323	+5% $396	+10% $469
Rate	-1.0pp $406	-0.5pp $365	base $323	+0.5pp $280	+1.0pp $237

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: $41,225
• Closing costs: $4,947
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6141 Old College Dr Apt A Suffolk, VA	2.0	1.5	1010	$1,350	$1.34	10d	1	0.13mi
6080 Camellia Dr Unit A Suffolk, VA	2.0	1.5	1064	$1,450	$1.36	117d	1	0.13mi
6057 Camellia Dr Unit A Suffolk, VA	2.0	1.5	1064	$1,395	$1.31	139d	1	0.19mi
4605 Hardy Ct Suffolk, VA	2.0	2.0	1087	$1,600	$1.47	139d	1	0.27mi
6024 Bradford Dr Suffolk, VA	3.0	2.0	1064	$1,500	$1.41	115d	1	0.28mi
6024 Bradford Dr Unit B Suffolk, VA	3.0	1.5	1055	$1,500	$1.42	88d	1	0.28mi
4613 Hardy Ct Unit B Suffolk, VA	3.0	1.5	1140	$1,550	$1.36	139d	1	0.28mi
2019 Barclay Pl Suffolk, VA	1.0–2.0	1.0–2.0	893	$2,101	$2.35	62d	10	0.41mi
5916 Vernon Dr Suffolk, VA	3.0	1.5	1142	$1,850	$1.62	119d	1	0.41mi
8236 Lee Hall Ave Unit 30 Suffolk, VA	3.0	2.5	1364	$2,500	$1.83	62d	1	0.57mi
1001 Beringer Rd Unit 1007BR33 Suffolk, VA	2.0	2.0	1105	$2,179	$1.97	6d	1	0.58mi
3001 Gateway Dr Suffolk, VA	1.0–2.0	1.0–2.0	979	$2,175	$2.22	0d	11	0.79mi
7190 Harbour Towne Pkwy Suffolk, VA	1.0–2.0	1.0–2.0	897	$1,901	$2.12	5d	1	0.87mi
3413 Newport Dr Chesapeake, VA	4.0	2.0	1422	$2,500	$1.76	58d	1	1.11mi
3772 Pepperwood Ct Portsmouth, VA	2.0	1.5	915	$1,450	$1.58	139d	1	1.20mi
3812 Peach Orchard Cir Portsmouth, VA	3.0	1.0	1082	$1,800	$1.66	139d	1	1.25mi
2000 Ironside Dr Suffolk, VA	1.0–3.0	1.0–2.0	1066	$2,699	$2.53	0d	21	1.27mi
3710 Towne Point Rd Unit B Portsmouth, VA	2.0	2.0	892	$1,325	$1.49	140d	1	1.30mi
3305 Portobello Ct Chesapeake, VA	4.0	2.0	1176	$2,500	$2.13	7d	1	1.33mi
3332 Stilworken Dr Chesapeake, VA	4.0	1.5	1300	$1,900	$1.46	119d	1	1.33mi
3634 Towne Point Rd Portsmouth, VA	3.0	2.5	1500	$2,355	$1.57	140d	1	1.35mi
1 Peachtree Ct Portsmouth, VA	2.0	1.5	915	$1,650	$1.80	139d	1	1.35mi
3856 Augustine Cir Portsmouth, VA	3.0	1.0	1082	$1,605	$1.48	139d	1	1.37mi
3674A Towne Point Rd Portsmouth, VA	2.0	2.0	900	$1,450	$1.61	3d	1	1.41mi
3725 Sugar Creek Cir Portsmouth, VA	2.0	1.5	915	$1,495	$1.63	67d	1	1.42mi
6200 Hightower Rd Portsmouth, VA	1.0–3.0	1.0–1.5	935	$1,607	$1.72	7d	7	1.45mi
3701 Radford Cir Chesapeake, VA	2.0	1.5	1262	$2,000	$1.58	119d	1	1.45mi
3551 Radford Cir Unit 1 Chesapeake, VA	2.0	2.5	1207	$1,700	$1.41	1d	1	1.47mi
3129 Woodbaugh Dr Chesapeake, VA	3.0	1.5	1441	$2,095	$1.45	6d	1	1.50mi

Property features AI

Exterior

• Utilities: Has heating and cooling
• Home design: Single-story property1,064 above-grade finished area
• Construction: Composition (shingle) roof
• Exterior features: Brick veneer exterior

Interior

• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom with tub and shower (located on the first level)
• Heating & cooling: Electric forced air heatingCentral air conditioning
• Interior features: Resale condition

Listing history 50 events

1. 2026-09-24
   days on market $164,900 Active 78 DOM
2. 2026-09-23
   days on market $164,900 Active 77 DOM
3. 2026-09-22
   days on market $164,900 Active 76 DOM
4. 2026-09-21
   days on market $164,900 Active 75 DOM
5. 2026-09-20
   days on market $164,900 Active 74 DOM
6. 2026-09-19
   days on market $164,900 Active 73 DOM
7. 2026-09-18
   days on market $164,900 Active 72 DOM
8. 2026-09-17
   statusdays on market $164,900 Active 71 DOM
9. 2026-08-28
   status $164,900 Pending 70 DOM
10. 2026-08-27
    days on market $164,900 Active 70 DOM
11. 2026-08-26
    days on market $164,900 Active 69 DOM
12. 2026-08-25
    days on market $164,900 Active 68 DOM
13. 2026-08-24
    days on market $164,900 Active 67 DOM
14. 2026-08-23
    days on market $164,900 Active 66 DOM
15. 2026-08-22
    days on market $164,900 Active 65 DOM
16. 2026-08-21
    days on market $164,900 Active 64 DOM
17. 2026-08-20
    days on market $164,900 Active 63 DOM
18. 2026-08-19
    days on market $164,900 Active 62 DOM
19. 2026-08-18
    days on market $164,900 Active 61 DOM
20. 2026-08-17
    days on market $164,900 Active 60 DOM
21. 2026-08-16
    days on market $164,900 Active 59 DOM
22. 2026-08-15
    days on market $164,900 Active 58 DOM
23. 2026-08-14
    days on market $164,900 Active 57 DOM
24. 2026-08-13
    days on market $164,900 Active 56 DOM
25. 2026-08-12
    days on market $164,900 Active 55 DOM
26. 2026-08-11
    days on market $164,900 Active 54 DOM
27. 2026-08-10
    days on market $164,900 Active 53 DOM
28. 2026-08-09
    days on market $164,900 Active 52 DOM
29. 2026-08-08
    days on market $164,900 Active 51 DOM
30. 2026-08-07
    days on market $164,900 Active 50 DOM
31. 2026-08-06
    days on market $164,900 Active 49 DOM
32. 2026-08-05
    days on market $164,900 Active 48 DOM
33. 2026-08-04
    days on market $164,900 Active 47 DOM
34. 2026-08-03
    days on market $164,900 Active 46 DOM
35. 2026-07-31
    days on market $164,900 Active 43 DOM
36. 2026-07-30
    days on market $164,900 Active 41 DOM
37. 2026-07-28
    days on market $164,900 Active 40 DOM
38. 2026-07-26
    days on market $164,900 Active 38 DOM
39. 2026-07-24
    days on market $164,900 Active 36 DOM
40. 2026-07-23
    days on market $164,900 Active 35 DOM
41. 2026-07-22
    days on market $164,900 Active 34 DOM
42. 2026-07-21
    days on market $164,900 Active 33 DOM
43. 2026-07-20
    days on market $164,900 Active 32 DOM
44. 2026-07-18
    days on market $164,900 Active 30 DOM
45. 2026-07-18
    days on market $164,900 Active 29 DOM
46. 2026-07-16
    days on market $164,900 Active 28 DOM
47. 2026-07-15
    days on market $164,900 Active 27 DOM
48. 2026-07-14
    days on market $164,900 Active 26 DOM
49. 2026-07-13
    days on market $164,900 Active 25 DOM
50. 2026-07-13
    days on market $164,900 Active 24 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,213
• − Mortgage interest: −$9,237
• − Property taxes: −$2,474
• − Insurance: −$824
• − Repairs & maintenance: −$1,777
• − Management: −$1,777
• − Depreciation: −$4,797
• Taxable income: $1,327
• Est. tax owed @ 24.0%: −$318
• After-tax cash flow: $3,555/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 · 13 photos

Fair 45/100 Moderate rehab Est. rehab $26,600–$47,880 screening

This 1-story brick home requires moderate renovations to improve its condition and appearance. Upgrading the interior paint, carpet, kitchen cabinets, and bathroom fixtures would significantly enhance its resale and rental value.

Repairs flagged

• Major exterior paint — Weathered brick and fence
• Major exterior siding — Weathered brick
• Major interior paint — Faded paint
• Major kitchen cabinets — Dated appearance
• Major bathroom fixtures — Basic fixtures

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal ↑
• Resale Replace carpet — New carpet improves comfort and appearance ↑
• Resale Upgrade kitchen cabinets — Modern cabinets increase functionality and value ↑
• Resale Upgrade bathroom fixtures — Updated fixtures enhance bathroom appeal ↑

ⓘ 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.

C Composite school gradezoned avg 61/100

Zoned Schools

Elementary Creekside Elementary C VA #643/1,108 Nat'l #9,637/41,679 Middle Colonel Fred Cherry Middle B+ VA #147/342 Nat'l #1,620/14,009 High Nansemond River High B VA #204/319 Nat'l #2,744/17,239

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 City · 95,269 people
• City population: 88,108
• Metro: Virginia Beach-Norfolk-Newport News, VA-NC
• Population (ZIP): 33,721
• Household income: $111,700
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 15% 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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 47% Black 36% Two or more races 9% Hispanic / Latino 6% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Romanian 2% Italian 2% Slovak 1%
• Foreign-born: 6% · Canada, Vietnam, China
• Languages at home: 91% English-only · Spanish 4% Chinese 1% German/W. Germanic 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: ▼ -155.93%
• Current HPI: 162.3775
• Rent YoY: ▲ 10.61%
• Metro: Virginia Beach-Norfolk-Newport News, VA-NC
• 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

Exterior

• Utilities: Has heating and cooling
• Home design: Single-story property1,064 above-grade finished area
• Construction: Composition (shingle) roof
• Exterior features: Brick veneer exterior

Interior

• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom with tub and shower (located on the first level)
• Heating & cooling: Electric forced air heatingCentral air conditioning
• Interior features: Resale condition

Price history

-5.7% since first listed

2 events — show timeline

• 2026-07-06 Price Changed $164,900 CVRMLS
• 2026-06-18 Listed $174,900 CVRMLS