201 Brook Ave · Suffolk, VA 23434

$219,900

2 bd · 1.0 ba · 898 sqft · SingleFamily public records · 284 Days on market

Built 1977 $245/sqft · 15% above area Est $256k · 14% under

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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 +13.8/15.0
• Cash flow +8.9/30.0
• Schools +4.8/10.0
• Rent growth +4.0/5.0
• Livability +3.9/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated charming cottage on a corner lot—your dream home awaits!This updated cottage offers the perfect blend of timeless charm and modern convenience. Step inside to discover a freshly painted interior with new flooring that guides you into the heart of the home. The gourmet kitchen is a chef's delight, featuring sleek white shaker cabinets, gleaming granite countertops, and stainless steel appliances.The updated bath features modern tile work, creating a spa-like retreat for your daily routine. This turn-key property is truly move-in ready, with big-ticket items already handled for peace of mind, including a new AC in 2022 and a new water heater.The desirable corner lot provides ample outdoor space, offering a private oasis for relaxing or entertaining. Come see it today before it's gone!

Key facts

• Gourmet kitchen
• Modern tile work
• Granite countertops

Tags

• CORNER LOT
• GOURMET KITCHEN
• WHITE SHAKER CABINETS
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• MODERN TILE WORK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-178 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (14.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (33.9% below list).
• Recommended offer: $145k (33.9% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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+, 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: Booker T. Washington Elementary (math 27% / reading 47%, grade F, #933 of 1,108 statewide, top 86%, 355 students, 64% FRL); King'S Fork Middle (math 33% / reading 61%, grade D+, #257 of 342 statewide, top 77%, 1,031 students, 63% FRL); Lakeland High (math 33% / reading 77%, grade C, #279 of 319 statewide, top 88%, 1,083 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 (+5.8%/yr); 546 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $7k 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 284 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $29k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $37k; list at $220k implies a 494% gain — meaningful room to come down on a strong offer.

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 $145,423 (33.9% 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 284 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.66% ✗
• Cap rate: 5.32%
• Cash-on-cash: -3.47%
• DSCR: 0.85
• GRM: 12.6

CMA / ARV

• ARV (median comp): $256,000
• List price: $219,900
• Delta: -14.10%
• 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
616 Ashley Ave	0.38mi	2/1.0	904 (+1%)	8mo	$50,000	$55	75
632 Brook Ave	0.41mi	2/1.0	932 (+4%)	6mo	$65,000	$70	70
328 Cedar St	0.19mi	2/1.0	1,004 (+12%)	6mo	$221,000	$220	66
204 Woodrow Ave	0.33mi	3/1.0 (+1)	840 (-6%)	10mo	$140,000	$167	61
624 Brooke Ave	0.38mi	2/1.0	800 (-11%)	6mo	$175,000	$219	59
415 Bosley Ave	0.53mi	2/1.0	808 (-10%)	2mo	$175,000	$217	57
313 Saint James Ave	0.41mi	3/1.0 (+1)	816 (-9%)	7mo	$175,000	$214	55
815 Kilby Ave	0.57mi	3/1.0 (+1)	840 (-6%)	5mo	$133,000	$158	54
402 Roy St	0.63mi	3/1.0 (+1)	840 (-6%)	3mo	$135,000	$161	52
604 County St	0.53mi	3/2.0 (+1)	966 (+8%)	5mo	$210,000	$217	50
402 Webb St	0.62mi	3/1.0 (+1)	840 (-6%)	10mo	$143,750	$171	47
727 Brook Ave	0.49mi	3/2.0 (+1)	1,000 (+11%)	4mo	$209,000	$209	46

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: -19.5%
• Equity multiple: 0.30×
• Total profit: $-42,793
• Equity at exit: $32,788

10-year hold

• IRR: -7.9%
• Equity multiple: 0.45×
• Total profit: $-33,665
• Equity at exit: $19,013

Cash invested: $61,572 (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: 546
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $1,454 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$82 /mo · $984/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $-178

Break-even live

Break-even rent $1,680

Max offer price $188,456

Occupancy floor —

Sensitivity live

Price	-10% $-54	-5% $-116	+0% $-178	+5% $-240	+10% $-302
Rent	-10% $-293	-5% $-235	+0% $-178	+5% $-121	+10% $-63
Rate	-1.0pp $-67	-0.5pp $-122	base $-178	+0.5pp $-235	+1.0pp $-293

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
408 Wellons St Suffolk, VA	1.0	1.0	750	$1,486	$1.98	3d	3	0.30mi
308 Saint James Ave Unit B Suffolk, VA	2.0	1.0	936	$1,295	$1.38	25d	1	0.39mi
410 Bosley Ave Unit B Suffolk, VA	2.0	1.0	850	$1,095	$1.29	12d	1	0.50mi
210 Baker St Suffolk, VA	3.0	1.0	988	$1,600	$1.62	45d	1	0.53mi
114 Nancy Dr Suffolk, VA	2.0–3.0	1.0	860	$1,195	$1.39	3d	4	0.62mi
181 N Main St Suffolk, VA	2.0	1.0–2.0	804	$1,885	$2.34	3d	15	0.67mi
326 E Washington St Suffolk, VA	2.0	2.0	839	$1,629	$1.94	5d	1	0.68mi
303 Bank St Unit C Suffolk, VA	1.0	1.0	650	$1,100	$1.69	25d	1	0.72mi
558 1st Ave Suffolk, VA	2.0	1.5	1000	$1,250	$1.25	45d	1	0.78mi
564 1st Ave Suffolk, VA	2.0	1.0	1000	$1,100	$1.10	45d	1	0.79mi
806 W Washington St Unit 112 Suffolk, VA	2.0	2.0	900	$1,325	$1.47	19d	1	0.82mi
307 Central Ave Suffolk, VA	3.0	1.0	840	$1,700	$2.02	45d	1	0.95mi
214 N 7th St Unit NA Suffolk, VA	2.0	1.0	760	$1,500	$1.97	25d	1	1.40mi

Listing history 15 events

1. 2026-06-08
   statusdays on market $219,900 Under Contract 284 DOM
2. 2026-06-07
   days on market $219,900 Active Under Contract 283 DOM
3. 2026-06-03
   days on market $219,900 Active Under Contract 279 DOM
4. 2026-06-02
   days on market $219,900 Active Under Contract 278 DOM
5. 2026-06-01
   days on market $219,900 Active Under Contract 277 DOM
6. 2026-05-31
   days on market $219,900 Active Under Contract 276 DOM
7. 2026-04-22
   status Active 807-char remark

   Show marketing remark (807 chars)

   Updated charming cottage on a corner lot—your dream home awaits!This updated cottage offers the perfect blend of timeless charm and modern convenience. Step inside to discover a freshly painted interior with new flooring that guides you into the heart of the home. The gourmet kitchen is a chef's delight, featuring sleek white shaker cabinets, gleaming granite countertops, and stainless steel appliances.The updated bath features modern tile work, creating a spa-like retreat for your daily routine. This turn-key property is truly move-in ready, with big-ticket items already handled for peace of mind, including a new AC in 2022 and a new water heater.The desirable corner lot provides ample outdoor space, offering a private oasis for relaxing or entertaining. Come see it today before it's gone!

8. 2026-04-13
   historical Active Under Contract 807-char remark

   Show marketing remark (807 chars)

   Updated charming cottage on a corner lot—your dream home awaits!This updated cottage offers the perfect blend of timeless charm and modern convenience. Step inside to discover a freshly painted interior with new flooring that guides you into the heart of the home. The gourmet kitchen is a chef's delight, featuring sleek white shaker cabinets, gleaming granite countertops, and stainless steel appliances.The updated bath features modern tile work, creating a spa-like retreat for your daily routine. This turn-key property is truly move-in ready, with big-ticket items already handled for peace of mind, including a new AC in 2022 and a new water heater.The desirable corner lot provides ample outdoor space, offering a private oasis for relaxing or entertaining. Come see it today before it's gone!

9. 2026-03-24
   price $219,900 807-char remark

   Show marketing remark (807 chars)

   Updated charming cottage on a corner lot—your dream home awaits!This updated cottage offers the perfect blend of timeless charm and modern convenience. Step inside to discover a freshly painted interior with new flooring that guides you into the heart of the home. The gourmet kitchen is a chef's delight, featuring sleek white shaker cabinets, gleaming granite countertops, and stainless steel appliances.The updated bath features modern tile work, creating a spa-like retreat for your daily routine. This turn-key property is truly move-in ready, with big-ticket items already handled for peace of mind, including a new AC in 2022 and a new water heater.The desirable corner lot provides ample outdoor space, offering a private oasis for relaxing or entertaining. Come see it today before it's gone!

10. 2025-11-14
    price $239,300 807-char remark

    Show marketing remark (807 chars)

    Updated charming cottage on a corner lot—your dream home awaits!This updated cottage offers the perfect blend of timeless charm and modern convenience. Step inside to discover a freshly painted interior with new flooring that guides you into the heart of the home. The gourmet kitchen is a chef's delight, featuring sleek white shaker cabinets, gleaming granite countertops, and stainless steel appliances.The updated bath features modern tile work, creating a spa-like retreat for your daily routine. This turn-key property is truly move-in ready, with big-ticket items already handled for peace of mind, including a new AC in 2022 and a new water heater.The desirable corner lot provides ample outdoor space, offering a private oasis for relaxing or entertaining. Come see it today before it's gone!

11. 2025-11-04
    price $239,400 807-char remark

    Show marketing remark (807 chars)

    Updated charming cottage on a corner lot—your dream home awaits!This updated cottage offers the perfect blend of timeless charm and modern convenience. Step inside to discover a freshly painted interior with new flooring that guides you into the heart of the home. The gourmet kitchen is a chef's delight, featuring sleek white shaker cabinets, gleaming granite countertops, and stainless steel appliances.The updated bath features modern tile work, creating a spa-like retreat for your daily routine. This turn-key property is truly move-in ready, with big-ticket items already handled for peace of mind, including a new AC in 2022 and a new water heater.The desirable corner lot provides ample outdoor space, offering a private oasis for relaxing or entertaining. Come see it today before it's gone!

12. 2025-09-15
    price $239,900 807-char remark

    Show marketing remark (807 chars)

    Updated charming cottage on a corner lot—your dream home awaits!This updated cottage offers the perfect blend of timeless charm and modern convenience. Step inside to discover a freshly painted interior with new flooring that guides you into the heart of the home. The gourmet kitchen is a chef's delight, featuring sleek white shaker cabinets, gleaming granite countertops, and stainless steel appliances.The updated bath features modern tile work, creating a spa-like retreat for your daily routine. This turn-key property is truly move-in ready, with big-ticket items already handled for peace of mind, including a new AC in 2022 and a new water heater.The desirable corner lot provides ample outdoor space, offering a private oasis for relaxing or entertaining. Come see it today before it's gone!

13. 2025-09-04
    price $244,000 807-char remark

    Show marketing remark (807 chars)

    Updated charming cottage on a corner lot—your dream home awaits!This updated cottage offers the perfect blend of timeless charm and modern convenience. Step inside to discover a freshly painted interior with new flooring that guides you into the heart of the home. The gourmet kitchen is a chef's delight, featuring sleek white shaker cabinets, gleaming granite countertops, and stainless steel appliances.The updated bath features modern tile work, creating a spa-like retreat for your daily routine. This turn-key property is truly move-in ready, with big-ticket items already handled for peace of mind, including a new AC in 2022 and a new water heater.The desirable corner lot provides ample outdoor space, offering a private oasis for relaxing or entertaining. Come see it today before it's gone!

14. 2025-08-28
    listed $249,000 Active 807-char remark

    Show marketing remark (807 chars)

    Updated charming cottage on a corner lot—your dream home awaits!This updated cottage offers the perfect blend of timeless charm and modern convenience. Step inside to discover a freshly painted interior with new flooring that guides you into the heart of the home. The gourmet kitchen is a chef's delight, featuring sleek white shaker cabinets, gleaming granite countertops, and stainless steel appliances.The updated bath features modern tile work, creating a spa-like retreat for your daily routine. This turn-key property is truly move-in ready, with big-ticket items already handled for peace of mind, including a new AC in 2022 and a new water heater.The desirable corner lot provides ample outdoor space, offering a private oasis for relaxing or entertaining. Come see it today before it's gone!

15. 2002-03-04
    soldstatus $37,000

ⓘ 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: $984 · $82/mo
• Projected year-2 tax: $1,803 · $150/mo
• Expected delta: +$819/yr (+$68/mo · 83.2%)

ⓘ 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 ≥109°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,451
• − Mortgage interest: −$12,318
• − Property taxes: −$984
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,396
• − Management: −$1,396
• − Depreciation: −$6,397
• Taxable loss: −$6,140
• Est. tax savings @ 24.0%: +$1,474
• After-tax cash flow: $-662/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

+494.3% since first listed

9 events — show timeline

• 2026-04-22 Relisted — REINMLS
• 2026-04-13 Contingent — REINMLS
• 2026-03-24 Price Changed $219,900 REINMLS
• 2025-11-14 Price Changed $239,300 REINMLS
• 2025-11-04 Price Changed $239,400 REINMLS
• 2025-09-15 Price Changed $239,900 REINMLS
• 2025-09-04 Price Changed $244,000 REINMLS
• 2025-08-28 Listed $249,000 REINMLS
• 2002-03-04 Sold (Public Records) $37,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $984 · +3.6% YoY. Source: county tax records.