1310 Shelton Ct · Suffolk, VA 23434

$175,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 112 Days on market

Built 1972 0.36 ac lot $182/sqft · 20% below area Est $219k · 20% under

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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 +23.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +5.4/10.0
• Schools +4.8/10.0
• Rent growth +4.0/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this 3-bedroom, 1-bath ranch located on a quiet cul-de-sac in Suffolk! This single-level home features a comfortable layout with spacious living areas and is priced to sell. The large yard provides plenty of room for outdoor entertaining, gardening, or play. Perfect for first-time buyers or anyone looking to downsize, this property offers affordability, convenience, and endless potential. Centrally located near shops, schools, and easy access to highways—don’t miss your chance to make this home yours!

Key facts

• Quiet cul-de-sac
• Outdoor entertaining
• Centrally located

Tags

• QUIET CUL-DE-SAC
• LARGE YARD
• OUTDOOR ENTERTAINING
• CENTRALLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $159k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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 (+5.8%/yr); 536 active listings in the ZIP; 4 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; solid renter incomes; 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 + 5.8% rent growth), your $49k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $150k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $159,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 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 1972 — 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 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: 1.04% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.79%
• DSCR: 1.35
• GRM: 8.0

CMA / ARV

• ARV (median comp): $218,915
• List price: $175,000
• Delta: -20.06%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1304 Shelton Ct	0.04mi	3/1.0	947 (-1%)	2mo	$163,500	$173	94
711 Goodlin Dr	0.20mi	3/1.0	960 (0%)	2mo	$180,000	$188	90
711 Bond Ln	0.17mi	3/1.0	960 (0%)	11mo	$180,000	$188	83
1420 Pinto Ct	0.24mi	3/1.0	921 (-4%)	12mo	$175,000	$190	72
613 Chisholm Ln	0.34mi	3/2.0	1,000 (+4%)	7mo	$246,000	$246	68
1235 Lake Kennedy Dr	0.47mi	3/1.0	963 (+0%)	13mo	$215,000	$223	67
1415 Blythewood Ln	0.33mi	3/2.0	1,056 (+10%)	8mo	$240,000	$227	57
1018 Lake Kennedy Dr	0.73mi	3/1.5	1,014 (+6%)	13mo	$130,000	$128	44
1209 Lake Kennedy Dr	0.51mi	3/2.0	1,104 (+15%)	10mo	$235,000	$213	39

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 · 5.84% rent growth · sell at horizon

5-year hold

• IRR: -1.5%
• Equity multiple: 0.94×
• Total profit: $-2,805
• Equity at exit: $26,093

10-year hold

• IRR: 10.9%
• Equity multiple: 1.95×
• Total profit: $46,703
• Equity at exit: $15,131

Cash invested: $49,000 (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 23434

• Rents YoY: 5.8%
• Active inventory: 536
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,814 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$125 /mo · $1,497/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $318

Break-even live

Break-even rent $1,412

Max offer price $175,000

Occupancy floor 77%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1410 Blythewood Ln Suffolk, VA	4.0	1.5	1056	$1,800	$1.70	44d	1	0.32mi
120 S 10th St Suffolk, VA	2.0	1.0	736	$1,250	$1.70	44d	1	0.79mi
214 N 7th St Unit NA Suffolk, VA	2.0	1.0	760	$1,500	$1.97	24d	1	0.99mi
1144 Portsmouth Blvd Suffolk, VA	2.0–3.0	2.0	1039	$1,822	$1.75	2d	88	1.46mi

Listing history 20 events

1. 2026-02-06
   listed $175,000 Active 534-char remark

   Show marketing remark (534 chars)

   Welcome home to this 3-bedroom, 1-bath ranch located on a quiet cul-de-sac in Suffolk! This single-level home features a comfortable layout with spacious living areas and is priced to sell. The large yard provides plenty of room for outdoor entertaining, gardening, or play. Perfect for first-time buyers or anyone looking to downsize, this property offers affordability, convenience, and endless potential. Centrally located near shops, schools, and easy access to highways—don’t miss your chance to make this home yours!

2. 2016-10-26
   status Under Contract
3. 2016-10-19
   historical
4. 2016-10-07
   price $50,000
5. 2016-10-07
   status Active
6. 2016-09-21
   status Under Contract
7. 2016-09-19
   historical
8. 2016-09-15
   price $56,000
9. 2016-09-15
   status Active
10. 2016-08-31
    status Under Contract
11. 2016-08-24
    historical
12. 2016-08-03
    price $57,500
13. 2016-05-06
    price $67,000
14. 2016-03-30
    price $72,500
15. 2016-02-04
    price $79,900
16. 2015-12-21
    price $87,000
17. 2015-10-22
    price $92,000
18. 2015-09-15
    listed $99,000 Active
19. 2007-04-25
    soldstatus $150,000
20. 2006-10-24
    soldstatus $62,000

ⓘ 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: $1,497 · $125/mo
• Projected year-2 tax: $1,497 · $125/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,772
• − Mortgage interest: −$9,803
• − Property taxes: −$1,497
• − Insurance: −$875
• − Repairs & maintenance: −$1,742
• − Management: −$1,742
• − Depreciation: −$5,091
• Taxable income: $1,023
• Est. tax owed @ 24.0%: −$246
• After-tax cash flow: $3,570/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: 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): 54,387
• Household income: $79,877
• Rent vs Own: 31.5% rent · 68.5% own
• Severe rent burden: 1934.0

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 0.58)
• Race & ethnicity: Black 49% White 41% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Lithuanian 1% Slovak 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -383.80%
• Current HPI: 158.5866
• Rent YoY: ▲ 5.84%
• 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

+182.3% since first listed

20 events — show timeline

• 2026-02-06 Listed $175,000 REINMLS
• 2016-10-26 Pending — REINMLS
• 2016-10-19 Listing Removed — REINMLS
• 2016-10-07 Price Changed $50,000 REINMLS
• 2016-10-07 Relisted — REINMLS
• 2016-09-21 Pending — REINMLS
• 2016-09-19 Listing Removed — REINMLS
• 2016-09-15 Price Changed $56,000 REINMLS
• 2016-09-15 Relisted — REINMLS
• 2016-08-31 Pending — REINMLS
• 2016-08-24 Listing Removed — REINMLS
• 2016-08-03 Price Changed $57,500 REINMLS
• 2016-05-06 Price Changed $67,000 REINMLS
• 2016-03-30 Price Changed $72,500 REINMLS
• 2016-02-04 Price Changed $79,900 REINMLS
• 2015-12-21 Price Changed $87,000 REINMLS
• 2015-10-22 Price Changed $92,000 REINMLS
• 2015-09-15 Listed $99,000 REINMLS
• 2007-04-25 Sold (Public Records) $150,000 Public Records
• 2006-10-24 Sold (Public Records) $62,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,497 · +6.7% YoY. Source: county tax records.