3107 Dartmouth St · Portsmouth, VA 23707

$229,000

4 bd · 2.0 ba · 1,520 sqft · SingleFamily public records · 96 Days on market

Built 1941 $151/sqft · 15% below area Est $269k · 15% under

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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 +16.3/30.0
• ARV discount +14.2/15.0
• DSCR +5.1/10.0
• 1% rule +4.2/10.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Priced below comparable move-in-ready homes. This 4-bedroom, 2 full-bath home in Westhaven Park offers 1,520 sq ft with a large living room, sizable kitchen, and a generous fully fenced backyard. Convenient to your morning coffee, interstate access, and shopping. Quotes for repair work are in hand, and once completed, you’ll still be under market value; meaning built-in equity from day one. FHA and VA rehab loans encouraged. See photos for overall condition and schedule a showing to experience the layout in person. A great opportunity for buyers ready to move this winter.

Key facts

• Built 1941
• Listed 96 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $127 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (8.3% below list).
• Recommended offer: $208k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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: Westhaven Elementary (math 22% / reading 52%, grade F, #933 of 1,108 statewide, top 86%, 442 students, 100% FRL); William E. Waters Middle (math 47% / reading 72%, grade B, #160 of 342 statewide, top 48%, 534 students, 99% FRL); Manor High (math 48% / reading 75%, grade B-, #240 of 319 statewide, top 75%, 1,236 students, 99% FRL) — zoned schools average 99% FRL vs 60% district-wide (39 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 86 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 300 units permitted in Portsmouth city in 2024 (112 in 5+ unit buildings).
• At $2,101/mo this rent would consume 52% of the median local household income ($49k/yr) (locally 963% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($208k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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

• Watch-outs: built in 1941 — 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 $208,390 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
6. 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?
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: 0.92% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.37%
• DSCR: 1.11
• GRM: 9.1

CMA / ARV

• ARV (median comp): $269,346
• List price: $229,000
• Delta: -14.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3203 Dartmouth St	0.05mi	4/2.0	1,418 (-7%)	3mo	$270,000	$190	84
289 Choate St	0.34mi	4/2.0	1,500 (-1%)	1mo	$303,000	$202	81
3209 Arlington Pl	0.13mi	4/2.0	1,400 (-8%)	1mo	$291,000	$208	80
3403 Commonwealth Ave	0.35mi	4/2.0	1,361 (-10%)	3mo	$301,496	$222	63
3410 Arlington Pl	0.25mi	3/1.0 (-1)	1,368 (-10%)	2mo	$234,900	$172	61
3409 Astor Ave	0.66mi	4/2.0	1,440 (-5%)	2mo	$235,000	$163	59
600 Phillips Ave	0.51mi	3/2.0 (-1)	1,644 (+8%)	1mo	$270,500	$165	57
4013 Greenway Ct W	0.73mi	3/1.0 (-1)	1,533 (+1%)	2mo	$275,000	$179	54
1370 Wool Ave	0.51mi	3/2.5 (-1)	1,659 (+9%)	2mo	$305,000	$184	52
4021 Dartmouth St	0.71mi	3/2.0 (-1)	1,600 (+5%)	3mo	$320,000	$200	51
4020 Greenway Ct W	0.74mi	3/1.5 (-1)	1,437 (-6%)	1mo	$285,000	$198	49
2711 Magnolia St	0.55mi	4/3.0	1,739 (+14%)	4mo	$315,000	$181	44

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: -12.5%
• Equity multiple: 0.55×
• Total profit: $-29,036
• Equity at exit: $34,145

10-year hold

• IRR: -3.5%
• Equity multiple: 0.77×
• Total profit: $-14,888
• Equity at exit: $19,800

Cash invested: $64,120 (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 23707

• Home prices YoY: -23.7%
• Active inventory: 86
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,101 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$236 /mo · $2,837/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $127

Break-even live

Break-even rent $1,940

Max offer price $229,000

Occupancy floor 89%

Sensitivity live

Price	-10% $256	-5% $192	+0% $127	+5% $62	+10% $-3
Rent	-10% $-39	-5% $44	+0% $127	+5% $210	+10% $293
Rate	-1.0pp $242	-0.5pp $185	base $127	+0.5pp $67	+1.0pp $7

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3401 Brighton St Portsmouth, VA	3.0	2.5	1439	$2,195	$1.53	5d	1	0.19mi
3607 Bart St Portsmouth, VA	3.0	2.0	1326	$1,850	$1.40	12d	1	0.43mi
3717 Scott St Portsmouth, VA	3.0	1.0	1157	$1,400	$1.21	26d	1	0.46mi
22 Radford St Portsmouth, VA	4.0	3.0	1651	$2,550	$1.54	5d	1	0.64mi
3317 Downes St Portsmouth, VA	3.0	2.0	1148	$1,995	$1.74	12d	1	0.74mi
3317 Downes St Portsmouth, VA	3.0	2.0	1148	$1,995	$1.74	5d	1	0.74mi
4205 Dartmouth St Portsmouth, VA	4.0	3.5	2100	$2,400	$1.14	19d	1	0.83mi
300 Russell St Portsmouth, VA	3.0	1.5	1534	$2,250	$1.47	26d	1	0.89mi
2304 Nashville Ave Portsmouth, VA	3.0	1.5	1226	$1,395	$1.14	46d	1	0.97mi
213 Beacon Rd Portsmouth, VA	3.0	2.0	1280	$2,300	$1.80	26d	1	1.05mi
1914 King St Portsmouth, VA	3.0	2.5	1332	$2,200	$1.65	46d	1	1.05mi
2211 North St Portsmouth, VA	4.0	1.5	1500	$2,100	$1.40	18d	1	1.07mi
2810 Roanoke Ave Portsmouth, VA	3.0	1.5	1100	$2,100	$1.91	46d	1	1.18mi
3509 Floyd St Portsmouth, VA	4.0	2.5	1670	$2,400	$1.44	4d	1	1.20mi
1915 Des Moines Ave Portsmouth, VA	3.0	1.0	1070	$1,700	$1.59	18d	1	1.21mi
1915 Des Moines Ave Portsmouth, VA	3.0	1.0	1070	$1,700	$1.59	26d	1	1.21mi
3817 High St Portsmouth, VA	3.0	2.0	1999	$2,300	$1.15	12d	1	1.22mi
1915 Lansing Ave Portsmouth, VA	3.0	1.0	1085	$1,675	$1.54	5d	1	1.26mi
1508 Richmond Ave Portsmouth, VA	4.0	2.0	1600	$2,000	$1.25	5d	1	1.31mi
1447 Talley Cir Portsmouth, VA	3.0	2.5	1440	$2,000	$1.39	26d	1	1.32mi
251 Independence St Portsmouth, VA	3.0	2.5	1294	$2,550	$1.97	26d	1	1.32mi
509 Mount Vernon Ave Portsmouth, VA	3.0	1.5	1125	$1,250	$1.11	23d	1	1.34mi
507 Broad St Unit 507 Portsmouth, VA	3.0	1.5	1700	$1,350	$0.79	46d	1	1.36mi
207 Falcon Ave Portsmouth, VA	3.0	2.5	1720	$3,000	$1.74	46d	1	1.40mi
430 Mt Vernon Ave Portsmouth, VA	3.0	2.0	2179	$2,100	$0.96	46d	1	1.41mi
2750 Greenwood Dr Portsmouth, VA	3.0	2.0	1200	$1,700	$1.42	26d	1	1.44mi
1321 Columbia St Unit 1533640P Portsmouth, VA	3.0	2.5	1582	$5,609	$3.55	9d	1	1.45mi
112 Idlewood Ave Portsmouth, VA	3.0	2.0	1508	$2,200	$1.46	46d	1	1.46mi
416 Maryland Ave Unit A Portsmouth, VA	3.0	2.0	1450	$2,300	$1.59	46d	1	1.47mi
2111 Atlanta Ave Portsmouth, VA	3.0	2.0	1418	$2,395	$1.69	46d	1	1.48mi
2215 Atlanta Ave Portsmouth, VA	4.0	1.0	1628	$2,150	$1.32	9d	1	1.49mi

Listing history 29 events

1. 2026-06-21
   days on market $229,000 Active 96 DOM
2. 2026-06-18
   days on market $229,000 Active 93 DOM
3. 2026-06-17
   days on market $229,000 Active 92 DOM
4. 2026-06-16
   days on market $229,000 Active 91 DOM
5. 2026-06-15
   days on market $229,000 Active 90 DOM
6. 2026-06-13
   days on market $229,000 Active 88 DOM
7. 2026-06-09
   days on market $229,000 Active 84 DOM
8. 2026-06-08
   days on market $229,000 Active 83 DOM
9. 2026-06-07
   days on market $229,000 Active 82 DOM
10. 2026-06-03
    days on market $229,000 Active 78 DOM
11. 2026-06-02
    days on market $229,000 Active 77 DOM
12. 2026-06-01
    days on market $229,000 Active 76 DOM
13. 2026-05-31
    days on market $229,000 Active 75 DOM
14. 2026-05-12
    price $229,000 585-char remark

    Show marketing remark (585 chars)

    Priced below comparable move-in-ready homes. This 4-bedroom, 2 full-bath home in Westhaven Park offers 1,520 sq ft with a large living room, sizable kitchen, and a generous fully fenced backyard. Convenient to your morning coffee, interstate access, and shopping. Quotes for repair work are in hand, and once completed, you’ll still be under market value; meaning built-in equity from day one. FHA and VA rehab loans encouraged. See photos for overall condition and schedule a showing to experience the layout in person. A great opportunity for buyers ready to move this winter.

15. 2026-05-05
    price $220,000 585-char remark

    Show marketing remark (585 chars)

    Priced below comparable move-in-ready homes. This 4-bedroom, 2 full-bath home in Westhaven Park offers 1,520 sq ft with a large living room, sizable kitchen, and a generous fully fenced backyard. Convenient to your morning coffee, interstate access, and shopping. Quotes for repair work are in hand, and once completed, you’ll still be under market value; meaning built-in equity from day one. FHA and VA rehab loans encouraged. See photos for overall condition and schedule a showing to experience the layout in person. A great opportunity for buyers ready to move this winter.

16. 2026-03-17
    listed $229,000 Active 585-char remark

    Show marketing remark (585 chars)

    Priced below comparable move-in-ready homes. This 4-bedroom, 2 full-bath home in Westhaven Park offers 1,520 sq ft with a large living room, sizable kitchen, and a generous fully fenced backyard. Convenient to your morning coffee, interstate access, and shopping. Quotes for repair work are in hand, and once completed, you’ll still be under market value; meaning built-in equity from day one. FHA and VA rehab loans encouraged. See photos for overall condition and schedule a showing to experience the layout in person. A great opportunity for buyers ready to move this winter.

17. 2026-03-17
    historical

    Show marketing remark (585 chars)

    Priced below comparable move-in-ready homes. This 4-bedroom, 2 full-bath home in Westhaven Park offers 1,520 sq ft with a large living room, sizable kitchen, and a generous fully fenced backyard. Convenient to your morning coffee, interstate access, and shopping. Quotes for repair work are in hand, and once completed, you’ll still be under market value; meaning built-in equity from day one. FHA and VA rehab loans encouraged. See photos for overall condition and schedule a showing to experience the layout in person. A great opportunity for buyers ready to move this winter.

18. 2026-02-05
    price $235,000
19. 2026-01-19
    price $249,900
20. 2025-12-10
    price $257,000
21. 2025-11-26
    listed $265,000 Active
22. 2021-05-24
    soldstatus $200,000
23. 2021-04-29
    status Under Contract
24. 2021-04-19
    historical Active Under Contract
25. 2021-04-17
    listed $175,000 Active
26. 2019-11-22
    historical
27. 2019-10-15
    price $149,900
28. 2019-08-26
    price $155,888
29. 2019-07-25
    listed $168,000 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: $2,837 · $236/mo
• Projected year-2 tax: $2,837 · $236/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 4/10 Moderate FEMA zone X (unshaded) · 13% 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: $25,207
• − Mortgage interest: −$12,828
• − Property taxes: −$2,837
• − Insurance: −$1,145
• − Repairs & maintenance: −$2,017
• − Management: −$2,017
• − Depreciation: −$6,662
• Taxable loss: −$2,298
• Est. tax savings @ 24.0%: +$551
• After-tax cash flow: $2,072/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): 14,766
• Household income: $48,926
• Rent vs Own: 44.0% rent · 56.0% own
• Severe rent burden: 963.0

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 0.64)
• Race & ethnicity: White 43% Black 41% Two or more races 9% Hispanic / Latino 3% Asian 3%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 94% English-only · Spanish 2% Tagalog/Filipino 1% Chinese 1%

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: ▼ -93.03%
• Current HPI: 299.832
• Rent YoY: —
• 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

+36.3% since first listed

16 events — show timeline

• 2026-05-12 Price Changed $229,000 REINMLS
• 2026-05-05 Price Changed $220,000 REINMLS
• 2026-03-17 Listing Removed — REINMLS
• 2026-03-17 Listed $229,000 REINMLS
• 2026-02-05 Price Changed $235,000 REINMLS
• 2026-01-19 Price Changed $249,900 REINMLS
• 2025-12-10 Price Changed $257,000 REINMLS
• 2025-11-26 Listed $265,000 REINMLS
• 2021-05-24 Sold (Public Records) $200,000 Public Records
• 2021-04-29 Pending — REINMLS
• 2021-04-19 Contingent — REINMLS
• 2021-04-17 Listed $175,000 REINMLS
• 2019-11-22 Listing Removed — REINMLS
• 2019-10-15 Price Changed $149,900 REINMLS
• 2019-08-26 Price Changed $155,888 REINMLS
• 2019-07-25 Listed $168,000 REINMLS

Property tax history

+3.8%/yr

Latest (2025): $2,837 · +2.3% YoY. Source: county tax records.