Rose Plan · Suffolk, VA 23435

$205,677

2 bd · 1.5 ba · 940 sqft · SingleFamily · 333 Days on market

Excellent condition

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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 +7.5/15.0
• Schools +6.7/10.0
• Cash flow +6.0/30.0
• Rent growth +5.0/5.0
• Condition / age +4.8/5.0
• Livability +3.9/5.0
• 1% rule +1.3/10.0
• DSCR +0.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

One of our custom tiny homes, the Rose model offers TWO bedrooms, which fully maximizes your square footage. Downstairs, you'll find a full kitchen, a half bath, a dining area, and the living room. Upstairs, two bedrooms, a full bath, and a laundry closet with plenty of space for a stackable washer/dryer are all thoughtfully designed. Everything you need in 940 square feet! * images are from a similar model; updated images coming soon * Note: The price reflects the price of the home itself and does not include the property. You are responsible for providing the property on which these plans will be built.

Key facts

• Listed 332 days

🏗️ New construction. The $205,677 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $320,838.

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $206k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-620 ($-7k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (1.7% below list).
• Recommended offer: $181k (12.0% below list) — sets the bar for market timing.

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+, employment 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.
• Zoned schools: Florence Bowser Elementary (math 52% / reading 75%, grade B, #460 of 1,108 statewide, top 42%, 831 students, 64% FRL); John Yeates Middle (math 60% / reading 83%, grade A, #72 of 342 statewide, top 22%, 506 students, 64% FRL); Nansemond River High (math 44% / reading 87%, grade B, #204 of 319 statewide, top 65%, 1,698 students, 64% FRL) — zoned schools average 64% FRL vs 39% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+10.6%/yr); 645 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $10k 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 333 days — a 12% lower offer ($181k) is reasonable based on typical stale-listing flexibility.

Recommended offer $180,995 (12.0% 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 333 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.63% ✗
• Cap rate: 3.97%
• Cash-on-cash: -8.28%
• DSCR: 0.63
• GRM: 13.2

CMA / ARV

• ARV (median comp): $320,838
• List price: $205,677
• Delta: -35.89%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2800 N Nansemond Dr	1.74mi	3/1.0 (+1)	1,014 (+8%)	0mo	$275,000	$271	45
4540 Shoulders Hill Rd	1.59mi	3/1.0 (+1)	1,107 (+18%)	0mo	$345,000	$312	33
4275 Cole Ave	2.13mi	2/1.0	750 (-20%)	7mo	$85,000	$113	32
3881 Nansemond Pkwy	2.19mi	2/1.0	792 (-16%)	10mo	$220,000	$278	30
4116 Berwyn Way	1.42mi	3/2.0 (+1)	1,176 (+25%)	7mo	$315,000	$268	27
2748 S Nansemond Dr	1.69mi	3/1.5 (+1)	1,131 (+20%)	10mo	$325,000	$287	26
4940 Nansemond Pkwy	1.51mi	2/1.0	1,215 (+29%)	15mo	$230,000	$189	26
5509 Weatherby Way	1.05mi	3/2.0 (+1)	1,150 (+22%)	14mo	$320,000	$278	21
5276 Nansemond Pkwy	2.00mi	3/2.0 (+1)	1,138 (+21%)	15mo	$262,500	$231	21

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: -25.5%
• Equity multiple: 0.10×
• Total profit: $-80,764
• Equity at exit: $47,838

10-year hold

• IRR: -11.1%
• Equity multiple: 0.19×
• Total profit: $-72,423
• Equity at exit: $27,740

Cash invested: $89,835 (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: 645
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,022 medium
• Mortgage (P&I): −$1,683
• Tax est. 1.5%: −$401 /mo · $4,813/yr
• Insurance: −$134
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $-620

Break-even live

Break-even rent $2,807

Max offer price $231,119

Occupancy floor —

Sensitivity live

Price	-10% $-398	-5% $-509	+0% $-620	+5% $-731	+10% $-842
Rent	-10% $-780	-5% $-700	+0% $-620	+5% $-540	+10% $-460
Rate	-1.0pp $-458	-0.5pp $-538	base $-620	+0.5pp $-703	+1.0pp $-788

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: $80,209
• Closing costs: $9,625
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $205,677 Active 333 DOM
2. 2026-08-07
   days on market $205,677 Active 332 DOM
3. 2026-08-06
   days on market $205,677 Active 331 DOM
4. 2026-08-05
   days on market $205,677 Active 330 DOM
5. 2026-08-04
   days on market $205,677 Active 329 DOM
6. 2026-08-03
   days on market $205,677 Active 328 DOM
7. 2026-07-31
   days on market $205,677 Active 325 DOM
8. 2026-07-30
   days on market $205,677 Active 323 DOM
9. 2026-07-28
   days on market $205,677 Active 322 DOM
10. 2026-07-26
    days on market $205,677 Active 320 DOM
11. 2026-07-24
    days on market $205,677 Active 318 DOM
12. 2026-07-23
    days on market $205,677 Active 317 DOM
13. 2026-07-22
    days on market $205,677 Active 316 DOM
14. 2026-07-21
    days on market $205,677 Active 315 DOM
15. 2026-07-20
    days on market $205,677 Active 314 DOM
16. 2026-07-18
    days on market $205,677 Active 312 DOM
17. 2026-07-18
    days on market $205,677 Active 311 DOM
18. 2026-07-16
    days on market $205,677 Active 310 DOM
19. 2026-07-15
    days on market $205,677 Active 309 DOM
20. 2026-07-14
    days on market $205,677 Active 308 DOM
21. 2026-07-13
    days on market $205,677 Active 307 DOM
22. 2026-07-13
    days on market $205,677 Active 306 DOM
23. 2026-07-11
    days on market $205,677 Active 305 DOM
24. 2026-07-10
    days on market $205,677 Active 304 DOM
25. 2026-07-09
    days on market $205,677 Active 303 DOM
26. 2026-07-07
    days on market $205,677 Active 301 DOM
27. 2026-07-06
    days on market $205,677 Active 300 DOM
28. 2026-07-05
    days on market $205,677 Active 299 DOM
29. 2026-07-03
    days on market $205,677 Active 297 DOM
30. 2026-07-02
    days on market $205,677 Active 296 DOM
31. 2026-07-01
    days on market $205,677 Active 295 DOM
32. 2026-06-30
    days on market $205,677 Active 294 DOM
33. 2026-06-29
    days on market $205,677 Active 293 DOM
34. 2026-06-28
    days on market $205,677 Active 292 DOM
35. 2026-06-27
    days on market $205,677 Active 291 DOM
36. 2026-06-27
    days on market $205,677 Active 290 DOM
37. 2026-06-25
    days on market $205,677 Active 288 DOM
38. 2026-06-22
    days on market $205,677 Active 286 DOM
39. 2026-06-21
    days on market $205,677 Active 285 DOM
40. 2026-06-18
    days on market $205,677 Active 282 DOM
41. 2026-06-17
    days on market $205,677 Active 281 DOM
42. 2026-06-16
    days on market $205,677 Active 280 DOM
43. 2026-06-15
    days on market $205,677 Active 279 DOM
44. 2026-06-13
    days on market $205,677 Active 277 DOM
45. 2026-06-09
    days on market $205,677 Active 273 DOM
46. 2026-06-08
    days on market $205,677 Active 272 DOM
47. 2026-06-07
    days on market $205,677 Active 271 DOM
48. 2026-06-03
    days on market $205,677 Active 267 DOM
49. 2026-06-02
    days on market $205,677 Active 266 DOM
50. 2026-06-01
    days on market $205,677 Active 265 DOM

ⓘ 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: $24,261
• − Mortgage interest: −$17,972
• − Property taxes: −$4,813
• − Insurance: −$1,604
• − Repairs & maintenance: −$1,941
• − Management: −$1,941
• − Depreciation: −$9,333
• Taxable loss: −$13,342
• Est. tax savings @ 24.0%: +$3,202
• After-tax cash flow: $-4,238/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 · 5 photos

Excellent 95/100 None rehab

This custom tiny home is in excellent condition with no visible repairs needed. It offers a well-designed layout and is ready for immediate occupancy. Potential buyers or renters will appreciate the fresh paint and landscaping improvements to further enhance its appeal.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and increase both resale and rental value. ↑
• Both Landscaping improvements — Well-maintained landscaping can increase curb appeal and attract more potential buyers or renters. ↑
• Both Interior updates (e.g., new flooring, paint, fixtures) — Fresh updates can improve the home's appearance and increase its value for both resale and rental purposes. ↑

C Composite school gradezoned avg 67/100

Zoned Schools

Elementary Florence Bowser Elementary B VA #460/1,108 Nat'l #5,891/41,679 Middle John Yeates Middle A VA #72/342 Nat'l #740/14,009 High Nansemond River High B VA #204/319 Nat'l #2,744/17,239

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

B Composite livability gradescore 77/100

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 · 95,269 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: 15% of renters

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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%

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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%

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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

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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

+8.3% since first listed

2 events — show timeline

• 2026-04-13 Price Changed $205,677 Zillow
• 2025-09-09 Listed $189,900 Zillow