6133 Brookwood Dr Unit B · Suffolk, VA 23435

$174,900

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

Built 1987 Fair condition

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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 +20.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.4/10.0
• Rent growth +5.0/5.0
• Schools +4.8/10.0
• 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

Property features AI

Exterior

• Utilities: Has heating and cooling
• Home design: Single-story property; 1,064 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 heating; Central air conditioning
• Interior features: Resale condition

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath condo listed at $175k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 7.8% 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+, schools 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.
• Market conditions: Rents rising fast (+10.6%/yr); 507 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $49k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

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 $174,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 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: 1.04% ✓
• Cap rate: 7.82%
• Cash-on-cash: 5.45%
• DSCR: 1.24
• GRM: 8.0

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: -2.4%
• Equity multiple: 0.91×
• Total profit: $-4,581
• Equity at exit: $26,078

10-year hold

• IRR: 12.2%
• Equity multiple: 2.18×
• Total profit: $57,925
• 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 23435

• Rents YoY: 10.6%
• Active inventory: 507
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,811 high
• Mortgage (P&I): −$917
• Tax est. 1.5%: −$219 /mo · $2,624/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $222

Break-even live

Break-even rent $1,530

Max offer price $174,900

Occupancy floor 83%

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 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6141a Old College Dr Unit Leasing Office Suffolk, VA	3.0	1.5	1010	$1,425	$1.41	21d	1	0.13mi
6080 Camellia Dr Unit A Suffolk, VA	2.0	1.5	1064	$1,450	$1.36	21d	1	0.13mi
6057 Camellia Dr Unit A Suffolk, VA	2.0	1.5	1064	$1,395	$1.31	44d	1	0.19mi
4605 Hardy Ct Suffolk, VA	2.0	2.0	1087	$1,600	$1.47	44d	1	0.27mi
6024 Bradford Dr Suffolk, VA	3.0	2.0	1064	$1,500	$1.41	20d	1	0.28mi
4613 Hardy Ct Unit B Suffolk, VA	3.0	1.5	1140	$1,550	$1.36	44d	1	0.28mi
2019 Barclay Pl Suffolk, VA	1.0–2.0	1.0–2.0	893	$2,101	$2.35	2d	10	0.41mi
5916 Vernon Dr Suffolk, VA	3.0	1.5	1142	$1,850	$1.62	23d	1	0.41mi
3001 Gateway Dr Suffolk, VA	1.0–2.0	1.0–2.0	979	$2,180	$2.23	2d	21	0.79mi
7190 Harbour Towne Pkwy Suffolk, VA	1.0–2.0	1.0–2.0	1054	$2,108	$2.00	2d	1	0.87mi
3772 Pepperwood Ct Portsmouth, VA	2.0	1.5	915	$1,450	$1.58	44d	1	1.20mi
3812 Peach Orchard Cir Portsmouth, VA	3.0	1.0	1082	$1,800	$1.66	44d	1	1.25mi
2000 Ironside Dr Suffolk, VA	1.0–2.0	1.0–2.0	970	$2,316	$2.39	2d	11	1.27mi
3710 Towne Point Rd Unit B Portsmouth, VA	2.0	2.0	892	$1,325	$1.49	44d	1	1.30mi
3332 Stilworken Dr Chesapeake, VA	4.0	1.5	1300	$1,900	$1.46	23d	1	1.33mi
3634 Towne Point Rd Portsmouth, VA	3.0	2.5	1500	$2,355	$1.57	44d	1	1.35mi
1 Peachtree Ct Portsmouth, VA	2.0	1.5	915	$1,650	$1.80	44d	1	1.35mi
3856 Augustine Cir Portsmouth, VA	3.0	1.0	1082	$1,605	$1.48	44d	1	1.37mi
6200 Hightower Rd Portsmouth, VA	1.0–3.0	1.0–1.5	935	$1,598	$1.71	44d	8	1.45mi
3701 Radford Cir Chesapeake, VA	2.0	1.5	1262	$2,000	$1.58	23d	1	1.45mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-19
   remarks 370-char remark
2. 2026-06-19
   listed $174,900 Active 1 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: $21,737
• − Mortgage interest: −$9,797
• − Property taxes: −$2,624
• − Insurance: −$874
• − Repairs & maintenance: −$1,739
• − Management: −$1,739
• − Depreciation: −$5,088
• Taxable loss: −$124
• Est. tax savings @ 24.0%: +$30
• After-tax cash flow: $2,698/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

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

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior paint · Weathered brick and fence	Major	$15,000–50,000
exterior siding · Weathered brick	Major	$15,000–50,000
interior paint · Faded paint	Major	$15,000–50,000
kitchen cabinets · Dated appearance	Major	$15,000–50,000
bathroom fixtures · Basic fixtures	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• 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 ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 33,721
• Household income: $111,700
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 1074.0

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 0.64)
• 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%

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

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 event — show timeline

• 2026-06-18 Listed $174,900 CVRMLS