3770 Pear Orchard Way · Suffolk, VA 23435

$312,000

3 bd · 2.5 ba · 1,718 sqft · Condo public records · 167 Days on market

Built 2009 $182/sqft · 18% below area Est $382k · 18% under $345/mo HOA · 15% of rent

---

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 +15.0/15.0
• Cash flow +6.7/30.0
• 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 +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss this beautifully maintained end-unit townhome in the highly sought-after Edgewood Condominium At Belle Harbour community! Featuring 3 bedrooms, 2.5 baths, a bright open layout, utility room, gas fireplace, and private patio! Perfect for entertaining or relaxing. Thoughtful upgrades include R/O system, water softener, inline HEPA filters, and network box. Conveniently located near shopping, dining, and major interstates with easy, low-maintenance living! MOVE IN READY!

Key facts

• R/o system
• Water softener
• End-unit townhome

Tags

• END-UNIT TOWNHOME
• GAS FIREPLACE
• PRIVATE PATIO
• R/O SYSTEM
• WATER SOFTENER
• INLINE HEPA FILTERS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $312k.

Deal economics

• At list price, monthly cash flow is $-503 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (28.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (24.8% below list).
• Recommended offer: $223k (28.5% below list) — sets the bar for cash-flow.
• Cap rate 4.4% vs local median 3.5% in Suffolk — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Creekside Elementary (math 44% / reading 66%, grade C, #643 of 1,108 statewide, top 59%, 752 students, 65% 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); 518 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 167 days — a 12% lower offer ($275k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $223,123 (28.5% 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 167 days. Have you received any prior offers? Is the seller open to a 28% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.75% ✗
• Cap rate: 4.36%
• Cash-on-cash: -6.91%
• DSCR: 0.69
• GRM: 11.1

CMA / ARV

• ARV (median comp): $382,000
• List price: $312,000
• Delta: -18.32%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -22.3%
• Equity multiple: 0.20×
• Total profit: $-70,046
• Equity at exit: $46,520

10-year hold

• IRR: -6.6%
• Equity multiple: 0.48×
• Total profit: $-45,189
• Equity at exit: $26,976

Cash invested: $87,360 (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: 518
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,346 high
• Mortgage (P&I): −$1,636
• Tax from tax record: −$245 /mo · $2,941/yr
• Insurance: −$130
• HOA: −$345
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $-503

Break-even live

Break-even rent $2,983

Max offer price $223,123

Occupancy floor —

Sensitivity live

Price	-10% $-326	-5% $-415	+0% $-503	+5% $-591	+10% $-680
Rent	-10% $-688	-5% $-596	+0% $-503	+5% $-410	+10% $-318
Rate	-1.0pp $-346	-0.5pp $-424	base $-503	+0.5pp $-584	+1.0pp $-666

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: $78,000
• Closing costs: $9,360
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
371 Canaan Cir Suffolk, VA	4.0	2.5	2132	$3,200	$1.50	45d	1	0.53mi
7190 Harbour Towne Pkwy Suffolk, VA	1.0–2.0	1.0–2.0	1054	$2,108	$2.00	3d	1	0.53mi
3001 Gateway Dr Suffolk, VA	1.0–2.0	1.0–2.0	979	$2,180	$2.23	3d	21	0.77mi
5109 James St Chesapeake, VA	3.0	1.5	1128	$2,200	$1.95	45d	1	0.97mi
5916 Vernon Dr Suffolk, VA	3.0	1.5	1142	$1,850	$1.62	25d	1	1.03mi
5103 S Links Cir Suffolk, VA	3.0	2.5	2053	$2,545	$1.24	6d	1	1.08mi
4613 Hardy Ct Unit B Suffolk, VA	3.0	1.5	1140	$1,550	$1.36	45d	1	1.13mi
4605 Hardy Ct Suffolk, VA	2.0	2.0	1087	$1,600	$1.47	45d	1	1.15mi
6057 Camellia Dr Unit A Suffolk, VA	2.0	1.5	1064	$1,395	$1.31	45d	1	1.20mi
6024 Bradford Dr Suffolk, VA	3.0	2.0	1064	$1,500	$1.41	21d	1	1.22mi
6080 Camellia Dr Unit A Suffolk, VA	2.0	1.5	1064	$1,450	$1.36	23d	1	1.27mi
3332 Stilworken Dr Chesapeake, VA	4.0	1.5	1300	$1,900	$1.46	25d	1	1.35mi
1001 Beringer Rd Suffolk, VA	2.0	2.5	1747	$2,899	$1.66	45d	1	1.36mi
2230 Livingston St Suffolk, VA	3.0	2.5	1767	$2,500	$1.41	9d	1	1.41mi
2230 Livingston St Suffolk, VA	3.0	2.5	1659	$2,500	$1.51	6d	1	1.41mi
3331 Golden Oaks Ln Chesapeake, VA	2.0	3.0	1294	$2,150	$1.66	6d	1	1.45mi
4629 Hunting Wood Rd Chesapeake, VA	3.0	2.5	1702	$2,695	$1.58	25d	1	1.45mi
2003 Laycock Ln Suffolk, VA	3.0	2.5	1771	$2,500	$1.41	45d	1	1.47mi

HOA detail condo

• Monthly dues: $345 · $4,140/yr
• Likely covers: watergas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   days on market $312,000 Active 167 DOM
2. 2026-06-18
   days on market $312,000 Active 164 DOM
3. 2026-06-17
   remarks 520-char remark
4. 2026-06-17
   days on market $312,000 Active 163 DOM
5. 2026-06-16
   days on market $312,000 Active 162 DOM
6. 2026-06-15
   days on market $312,000 Active 161 DOM
7. 2026-06-13
   days on market $312,000 Active 159 DOM
8. 2026-06-09
   days on market $312,000 Active 155 DOM
9. 2026-06-08
   days on market $312,000 Active 154 DOM
10. 2026-06-07
    days on market $312,000 Active 153 DOM
11. 2026-06-03
    days on market $312,000 Active 149 DOM
12. 2026-06-02
    days on market $312,000 Active 148 DOM
13. 2026-06-01
    days on market $312,000 Active 147 DOM
14. 2026-05-31
    days on market $312,000 Active 146 DOM
15. 2026-05-12
    price $312,000 483-char remark

    Show marketing remark (483 chars)

    Don't miss this beautifully maintained end-unit townhome in the highly sought-after Edgewood Condominium At Belle Harbour community! Featuring 3 bedrooms, 2.5 baths, a bright open layout, utility room, gas fireplace, and private patio! Perfect for entertaining or relaxing. Thoughtful upgrades include R/O system, water softener, inline HEPA filters, and network box. Conveniently located near shopping, dining, and major interstates with easy, low-maintenance living! MOVE IN READY!

16. 2026-01-05
    listed $320,000 Active 483-char remark

    Show marketing remark (483 chars)

    Don't miss this beautifully maintained end-unit townhome in the highly sought-after Edgewood Condominium At Belle Harbour community! Featuring 3 bedrooms, 2.5 baths, a bright open layout, utility room, gas fireplace, and private patio! Perfect for entertaining or relaxing. Thoughtful upgrades include R/O system, water softener, inline HEPA filters, and network box. Conveniently located near shopping, dining, and major interstates with easy, low-maintenance living! MOVE IN READY!

17. 2018-04-26
    status Under Contract
18. 2018-04-06
    listed $179,900 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: $2,941 · $245/mo
• Projected year-2 tax: $2,941 · $245/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,149
• − Mortgage interest: −$17,477
• − Property taxes: −$2,941
• − Insurance: −$1,560
• − Repairs & maintenance: −$2,252
• − Management: −$2,252
• − HOA: −$4,140
• − Depreciation: −$9,076
• Taxable loss: −$11,549
• Est. tax savings @ 24.0%: +$2,772
• After-tax cash flow: $-3,266/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

+73.4% since first listed

4 events — show timeline

• 2026-05-12 Price Changed $312,000 REINMLS
• 2026-01-05 Listed $320,000 REINMLS
• 2018-04-26 Pending — REINMLS
• 2018-04-06 Listed $179,900 REINMLS

Property tax history

+4.9%/yr

Latest (2025): $2,941 · +3.4% YoY. Source: county tax records.