3917 Deep Creek Blvd · Portsmouth, VA 23702

$209,000

5 bd · 2.5 ba · 1,418 sqft · SingleFamily public records · 15 Days on market

Built 2006 7,535 sqft lot Est $267k · 22% under ↓ 1% 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 +24.2/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.8/10.0
• 1% rule +6.3/10.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0

Listing remarks

INVESTORS-Come see this charming 3 bedroom 2.5 bath vinyl sided Colonial waiting for you to update and revitalize-located near shopping and main roads. The eat-in kitchen is open to large family room. The primary bedroom is well proportioned with carpeting-the remaining bedrooms are also good sized-bathrooms feature tub/shower combinations-the integral garage is there for extra storage. SOLD AS-IS, with no repairs by Seller. This property may qualify for Seller Financing (Vendee). If Property was built prior to 1978, Lead Based Paint Potentially Exists.

Key facts

• Large family room
• Integral garage
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• LARGE FAMILY ROOM
• INTEGRAL GARAGE

Property features AI

Finance

• Other: Lot approximately 0.173 acres (dimensions 110 x 68.5); City view; Neighborhood: VIRGINIA PLACE
• HOA & community: No HOA

Exterior

• Parking: Attached 1-car garage; Driveway parking spaces
• Utilities: City/County water; City/County sewer; Electric water heater
• Home design: Detached colonial-style home; 2 stories; Simple ownership
• Construction: Asphalt shingle roof; Slab foundation
• Exterior features: Vinyl siding; Back yard fenced

Interior

• Bedrooms: One bedroom has an ensuite
• Flooring: Carpet; Concrete; Laminate; Vinyl
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Carpet, concrete, laminate, and vinyl flooring

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $209k.

Deal economics

• At list price, monthly cash flow is $416 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $209k).
• Recommended offer: $206k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: Douglass Park Elementary (math 12% / reading 37%, grade F, #1,051 of 1,108 statewide, top 96%, 550 students, 98% 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 99% FRL vs 60% district-wide (39 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+4.0%/yr); 64 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); 300 units permitted in Portsmouth city in 2024 (112 in 5+ unit buildings).
• At $2,362/mo this rent would consume 58% of the median local household income ($49k/yr) (locally 534% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $22k of equity ($1k loan paydown + $21k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 4.0% rent growth), your $59k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($206k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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 $205,865 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.13% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.53%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $266,584
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 Fairview Cir N	0.30mi	4/1.5 (-1)	1,371 (-3%)	3mo	$270,000	$197	69
19 Burtis St	0.56mi	4/2.0 (-1)	1,400 (-1%)	1mo	$85,000	$61	63
31 Decatur St	0.65mi	4/2.0 (-1)	1,400 (-1%)	3mo	$265,000	$189	58
4300 Deep Creek Blvd	0.21mi	4/1.0 (-1)	1,300 (-8%)	9mo	$230,000	$177	58
22 Fairview Cir	0.31mi	4/1.0 (-1)	1,552 (+9%)	4mo	$150,000	$97	56
4309 George Washington Hwy	0.50mi	4/3.0 (-1)	1,543 (+9%)	12mo	$290,000	$188	45
25 Aylwin Rd	0.56mi	4/1.5 (-1)	1,233 (-13%)	9mo	$250,000	$203	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.97% rent growth · sell at horizon

5-year hold

• IRR: 30.9%
• Equity multiple: 3.44×
• Total profit: $142,676
• Equity at exit: $188,284

10-year hold

• IRR: 27.1%
• Equity multiple: 7.91×
• Total profit: $404,323
• Equity at exit: $406,041

Cash invested: $58,520 (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 23702

• Home prices YoY: 5.2%
• Rents YoY: 4.0%
• Active inventory: 64
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,362 medium
• Mortgage (P&I): −$1,096
• Tax from tax record: −$267 /mo · $3,203/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $416

Break-even live

Break-even rent $1,835

Max offer price $209,000

Occupancy floor 77%

Sensitivity live

Price	-10% $534	-5% $475	+0% $416	+5% $357	+10% $297
Rent	-10% $229	-5% $323	+0% $416	+5% $509	+10% $602
Rate	-1.0pp $521	-0.5pp $469	base $416	+0.5pp $362	+1.0pp $307

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35 Fairview Cir S Portsmouth, VA	4.0	1.5	1462	$2,100	$1.44	13d	1	0.33mi
22 Radford St Portsmouth, VA	4.0	3.0	1651	$2,550	$1.54	4d	1	1.10mi
2215 Atlanta Ave Portsmouth, VA	4.0	1.0	1628	$2,150	$1.32	8d	1	1.31mi

Listing history 9 events

1. 2026-06-18
   days on market $209,000 Active 15 DOM
2. 2026-06-17
   days on market $209,000 Active 14 DOM
3. 2026-06-16
   days on market $209,000 Active 13 DOM
4. 2026-06-15
   days on market $209,000 Active 12 DOM
5. 2026-06-13
   days on market $209,000 Active 10 DOM
6. 2026-06-09
   days on market $209,000 Active 6 DOM
7. 2026-06-08
   days on market $209,000 Active 5 DOM
8. 2026-06-07
   remarks 559-char remark
9. 2026-06-07
   listed $209,000 Active 4 DOM

ⓘ 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: $3,203 · $267/mo
• Projected year-2 tax: $3,203 · $267/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 3/10 Moderate FEMA zone X (unshaded) · 12% 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 5/10 Major 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,341
• − Mortgage interest: −$11,707
• − Property taxes: −$3,203
• − Insurance: −$1,045
• − Repairs & maintenance: −$2,267
• − Management: −$2,267
• − Depreciation: −$6,080
• Taxable income: $1,772
• Est. tax owed @ 24.0%: −$425
• After-tax cash flow: $4,564/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): 12,485
• Household income: $48,835
• Rent vs Own: 53.8% rent · 46.2% own
• Severe rent burden: 534.0

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 0.62)
• Race & ethnicity: Black 50% White 35% Two or more races 9% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 4%

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: ▲ 16.70%
• Current HPI: 340.0817
• Rent YoY: ▲ 3.97%
• 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

-1.4% since first listed

13 events — show timeline

• 2026-06-03 Listed $209,000 REINMLS
• 2025-07-25 Listing Removed — REINMLS
• 2025-07-18 Contingent — REINMLS
• 2025-07-10 Pending — REINMLS
• 2025-07-02 Price Changed $250,000 REINMLS
• 2025-05-28 Price Changed $290,000 REINMLS
• 2025-05-02 Listed $320,000 REINMLS
• 2021-08-17 Sold (Public Records) $239,900 Public Records
• 2021-06-18 Pending — REINMLS
• 2021-06-18 Relisted — REINMLS
• 2021-06-10 Contingent — REINMLS
• 2021-05-11 Listed $239,900 REINMLS
• 2006-03-29 Sold (Public Records) $212,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $3,203 · +2.0% YoY. Source: county tax records.