1207 Worden Way · Suffolk, VA 23435

$424,900

4 bd · 3.5 ba · 2,195 sqft · Townhouse · 170 Days on market

Built 2023 $194/sqft · 9% below area Est $465k · 9% under $166/mo HOA · 5% of rent

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Why this score? — see what drove the D- 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).

• ARV discount +11.4/15.0
• Cash flow +7.2/30.0
• Rent growth +5.0/5.0
• Schools +4.8/10.0
• Livability +3.9/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This adorable 3 story townhouse is in highly sought after Harbour View Townes. The first level offers a bedroom/office, a foyer, utility room and access to the garage. The second level is the main beautiful living area that features an open floor concept with its white quartz counters, large island, LVP flooring, stainless steel appliances, and plenty of cabinets for storage. The third floor level features the primary bedroom w/ensuite bath, double sinks, walk in closet and separate shower. It also has two additional bedrooms as well. This beautiful home is near shopping, restaurants, schools, and interstates. Call today!

Key facts

• Open floor concept
• Large island
• Plenty of cabinets

Tags

• OPEN FLOOR CONCEPT
• WHITE QUARTZ COUNTERS
• LARGE ISLAND
• LVP FLOORING
• STAINLESS STEEL APPLIANCES
• PLENTY OF CABINETS

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath townhouse listed at $425k.

Deal economics

• At list price, monthly cash flow is $-592 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $339k (20.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $318k (25.2% below list).
• Recommended offer: $318k (25.2% below list) — sets the bar for 1% rule.
• Cap rate 4.6% 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); 515 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 680 units permitted in Suffolk city in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($112k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k 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.

Negotiation context

• It's been on market 170 days — a 12% lower offer ($374k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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.

Recommended offer $317,782 (25.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 170 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.75% ✗
• Cap rate: 4.62%
• Cash-on-cash: -5.97%
• DSCR: 0.73
• GRM: 11.1

CMA / ARV

• ARV (median comp): $465,431
• List price: $424,900
• Delta: -8.71%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1217 Worden Way	0.02mi	4/3.5	2,194 (-0%)	1mo	$400,000	$182	98
1209 Gunboat Dr	0.04mi	4/3.5	2,249 (+2%)	5mo	$420,000	$187	90
1140 Marston St	0.05mi	4/3.5	2,350 (+7%)	1mo	$413,000	$176	85
1212 Gunboat Dr	0.03mi	4/3.5	2,034 (-7%)	2mo	$380,000	$187	85
1204 Gunboat Dr	0.03mi	3/2.5 (-1)	2,195 (0%)	9mo	$405,000	$185	82
910 Marston St	0.12mi	4/3.5	2,034 (-7%)	12mo	$409,990	$202	72

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: -20.8%
• Equity multiple: 0.25×
• Total profit: $-89,607
• Equity at exit: $63,354

10-year hold

• IRR: -5.2%
• Equity multiple: 0.58×
• Total profit: $-49,526
• Equity at exit: $36,738

Cash invested: $118,972 (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: 515
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $3,178 medium
• Mortgage (P&I): −$2,228
• Tax est. 1.5%: −$531 /mo · $6,374/yr
• Insurance: −$177
• HOA: −$166
• Vacancy / Maint / Mgmt: −$667
• Net cashflow: $-592

Break-even live

Break-even rent $3,927

Max offer price $339,250

Occupancy floor —

Sensitivity live

Price	-10% $-298	-5% $-445	+0% $-592	+5% $-739	+10% $-886
Rent	-10% $-843	-5% $-717	+0% $-592	+5% $-466	+10% $-341
Rate	-1.0pp $-378	-0.5pp $-484	base $-592	+0.5pp $-702	+1.0pp $-814

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: $106,225
• Closing costs: $12,747
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
207 Hearthstone Reach Suffolk, VA	4.0	2.5	2364	$3,600	$1.52	44d	1	0.96mi
1005 Bay Breeze Dr Unit 1 Suffolk, VA	3.0	2.0	2013	$3,150	$1.56	24d	1	1.14mi
159 Stoney Ridge Ave Suffolk, VA	4.0	2.5	2325	$2,650	$1.14	8d	1	1.38mi

HOA detail

• Monthly dues: $166 · $1,992/yr

Listing history 24 events

1. 2026-06-21
   days on market $424,900 Active 170 DOM
2. 2026-06-18
   days on market $424,900 Active 167 DOM
3. 2026-06-17
   days on market $424,900 Active 166 DOM
4. 2026-06-16
   days on market $424,900 Active 165 DOM
5. 2026-06-15
   days on market $424,900 Active 164 DOM
6. 2026-06-13
   days on market $424,900 Active 162 DOM
7. 2026-06-09
   days on market $424,900 Active 158 DOM
8. 2026-06-08
   days on market $424,900 Active 157 DOM
9. 2026-06-07
   days on market $424,900 Active 156 DOM
10. 2026-06-03
    days on market $424,900 Active 152 DOM
11. 2026-06-02
    days on market $424,900 Active 151 DOM
12. 2026-06-01
    days on market $424,900 Active 150 DOM
13. 2026-05-31
    days on market $424,900 Active 149 DOM
14. 2026-01-02
    price $424,900

    Show marketing remark (629 chars)

    This adorable 3 story townhouse is in highly sought after Harbour View Townes. The first level offers a bedroom/office, a foyer, utility room and access to the garage. The second level is the main beautiful living area that features an open floor concept with its white quartz counters, large island, LVP flooring, stainless steel appliances, and plenty of cabinets for storage. The third floor level features the primary bedroom w/ensuite bath, double sinks, walk in closet and separate shower. It also has two additional bedrooms as well. This beautiful home is near shopping, restaurants, schools, and interstates. Call today!

15. 2026-01-02
    status Active

    Show marketing remark (629 chars)

    This adorable 3 story townhouse is in highly sought after Harbour View Townes. The first level offers a bedroom/office, a foyer, utility room and access to the garage. The second level is the main beautiful living area that features an open floor concept with its white quartz counters, large island, LVP flooring, stainless steel appliances, and plenty of cabinets for storage. The third floor level features the primary bedroom w/ensuite bath, double sinks, walk in closet and separate shower. It also has two additional bedrooms as well. This beautiful home is near shopping, restaurants, schools, and interstates. Call today!

16. 2026-01-02
    historical

    Show marketing remark (629 chars)

    This adorable 3 story townhouse is in highly sought after Harbour View Townes. The first level offers a bedroom/office, a foyer, utility room and access to the garage. The second level is the main beautiful living area that features an open floor concept with its white quartz counters, large island, LVP flooring, stainless steel appliances, and plenty of cabinets for storage. The third floor level features the primary bedroom w/ensuite bath, double sinks, walk in closet and separate shower. It also has two additional bedrooms as well. This beautiful home is near shopping, restaurants, schools, and interstates. Call today!

17. 2026-01-02
    listed $424,900 Active 629-char remark

    Show marketing remark (629 chars)

    This adorable 3 story townhouse is in highly sought after Harbour View Townes. The first level offers a bedroom/office, a foyer, utility room and access to the garage. The second level is the main beautiful living area that features an open floor concept with its white quartz counters, large island, LVP flooring, stainless steel appliances, and plenty of cabinets for storage. The third floor level features the primary bedroom w/ensuite bath, double sinks, walk in closet and separate shower. It also has two additional bedrooms as well. This beautiful home is near shopping, restaurants, schools, and interstates. Call today!

18. 2025-12-31
    historical
19. 2025-06-12
    listed $444,900 Active
20. 2023-05-18
    status Under Contract
21. 2023-05-18
    price $379,505
22. 2023-04-28
    price $373,990
23. 2023-04-25
    price $374,990
24. 2023-04-07
    listed $391,850 Active

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

Taxation est. · year 1

• Rental income: $38,134
• − Mortgage interest: −$23,801
• − Property taxes: −$6,374
• − Insurance: −$2,124
• − Repairs & maintenance: −$3,051
• − Management: −$3,051
• − HOA: −$1,992
• − Depreciation: −$12,361
• Taxable loss: −$14,619
• Est. tax savings @ 24.0%: +$3,509
• After-tax cash flow: $-3,594/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): 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

+8.4% since first listed

11 events — show timeline

• 2026-01-02 Price Changed $424,900 REINMLS
• 2026-01-02 Relisted — REINMLS
• 2026-01-02 Listed $424,900 REINMLS
• 2026-01-02 Listing Removed — REINMLS
• 2025-12-31 Listing Removed — REINMLS
• 2025-06-12 Listed $444,900 REINMLS
• 2023-05-18 Pending — REINMLS
• 2023-05-18 Price Changed $379,505 REINMLS
• 2023-04-28 Price Changed $373,990 REINMLS
• 2023-04-25 Price Changed $374,990 REINMLS
• 2023-04-07 Listed $391,850 REINMLS