318 E Pinner St · Suffolk, VA 23434

$129,500

2 bd · 1.0 ba · 1,102 sqft · SingleFamily public records · 45 Days on market

Built 1930 Fair condition 7,405 sqft lot $118/sqft · 44% below area Est $229k · 44% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Schools +4.8/10.0
• Rent growth +4.0/5.0
• Livability +3.9/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

INVESTOR SPECIAL! Two-story rental property located in the heart of Suffolk with a long-term tenant already in place. The main level offers a comfortable living room, kitchen. Upstairs features two bedrooms and a full bath. Enjoy a classic front porch and easy-to-maintain layout. Tenant has been in place long-term, with the current lease running through December 2026—and they would love to stay. This is a turnkey opportunity for any investor seeking stable rental income in a desirable Suffolk location.

Key facts

• Classic front porch
• 7,405 sq ft lot
• Parking

Tags

• TWO STORY RENTAL PROPERTY
• COMFORTABLE LIVING ROOM
• CLASSIC FRONT PORCH
• EASY TO MAINTAIN LAYOUT
• DESIRABLE SUFFOLK LOCATION

Property features AI

Exterior

• Parking: Driveway parking; Off-street parking (unpaved)
• Utilities: Public water; Public sewer; Electric service
• Home design: 2-story frame home with vinyl siding; Shingle roof; Above grade finished area approximately 1,102; Built (actual year not specified)
• Construction: Frame construction with vinyl siding; Shingle roof
• Exterior features: Front porch; Unpaved driveway

Interior

• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces); Half bath located on the first level; Full bath located on the first level
• Flooring: Linoleum; Partially carpeted
• Bathrooms: One full bathroom with tub and shower; One half bathroom on the first level
• Heating & cooling: Heat pump heating (electric); Central air conditioning
• Interior features: Partially carpeted and linoleum flooring; Tub and shower in full bathroom; Resale condition
• Laundry & utility: Electric water heater

🏷️ Possibly a rental listed for sale. The $129,500 price doesn't fit this home's estimated sale value (~$229,228) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $499 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $895 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,615 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.29% ✓
• Cap rate: 10.92%
• Cash-on-cash: 16.51%
• DSCR: 1.73
• GRM: 6.5

CMA / ARV

• ARV (median comp): $229,228
• List price: $129,500
• Delta: -43.51%
• 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
407 Henry St	0.25mi	3/1.0 (+1)	1,147 (+4%)	1mo	$209,000	$182	76
341 N 5th St	0.39mi	3/1.0 (+1)	1,100 (-0%)	1mo	$220,000	$200	76
210 Katherine St	0.17mi	3/1.0 (+1)	1,027 (-7%)	2mo	$249,000	$242	74
421 Highland Ave	0.14mi	3/2.5 (+1)	1,200 (+9%)	0mo	$285,000	$238	67
403 E Constance Rd	0.19mi	3/1.0 (+1)	1,225 (+11%)	7mo	$220,000	$180	62
301 Goodman St	0.57mi	3/1.0 (+1)	1,053 (-4%)	1mo	$125,000	$119	60
215 N Capital St	0.60mi	3/1.0 (+1)	1,140 (+3%)	2mo	$90,000	$79	60
226 N 4th St	0.60mi	3/2.0 (+1)	1,022 (-7%)	2mo	$222,000	$217	49
120 Oak St	0.70mi	3/1.0 (+1)	1,200 (+9%)	2mo	$189,500	$158	46
200 N Capital St	0.67mi	3/2.0 (+1)	1,184 (+7%)	2mo	$253,000	$214	46
111 Halifax St	0.74mi	3/2.5 (+1)	1,200 (+9%)	2mo	$274,900	$229	38
108 N 6th St	0.73mi	3/2.0 (+1)	1,224 (+11%)	1mo	$246,200	$201	38

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: 10.6%
• Equity multiple: 1.43×
• Total profit: $15,659
• Equity at exit: $19,309

10-year hold

• IRR: 21.7%
• Equity multiple: 3.09×
• Total profit: $75,748
• Equity at exit: $11,197

Cash invested: $36,260 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,666 high
• Mortgage (P&I): −$679
• Tax from tax record: −$84 /mo · $1,010/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $499

Break-even live

Break-even rent $1,034

Max offer price $129,500

Occupancy floor 65%

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: $32,375
• Closing costs: $3,885
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
307 Central Ave Suffolk, VA	3.0	1.0	840	$1,700	$2.02	43d	1	0.38mi
223 N 7th St Suffolk, VA	3.0	2.5	1495	$2,300	$1.54	43d	1	0.65mi
116 Franklin St Suffolk, VA	3.0	1.0	1335	$1,750	$1.31	23d	1	0.67mi
116 Franklin St Unit 3 Suffolk, VA	3.0	1.0	1335	$1,750	$1.31	43d	1	0.67mi
326 E Washington St Suffolk, VA	2.0	2.0	839	$1,629	$1.94	3d	1	0.68mi
214 N 7th St Unit NA Suffolk, VA	2.0	1.0	760	$1,500	$1.97	23d	1	0.69mi
181 N Main St Suffolk, VA	2.0	1.0–2.0	804	$1,885	$2.34	1d	15	0.70mi
120 S 10th St Suffolk, VA	2.0	1.0	736	$1,250	$1.70	43d	1	0.88mi
558 1st Ave Suffolk, VA	2.0	1.5	1000	$1,250	$1.25	43d	1	1.13mi
564 1st Ave Suffolk, VA	2.0	1.0	1000	$1,100	$1.10	43d	1	1.14mi
408 Wellons St Suffolk, VA	1.0	1.0	750	$1,486	$1.98	1d	3	1.20mi
206 Reid's Place Dr Suffolk, VA	3.0	2.5	1280	$2,200	$1.72	4d	1	1.24mi
308 Saint James Ave Unit B Suffolk, VA	2.0	1.0	936	$1,295	$1.38	23d	1	1.25mi
206 Reid's Place Dr Unit 206 Suffolk, VA	3.0	2.5	1280	$2,300	$1.80	17d	1	1.27mi
806 W Washington St Unit 112 Suffolk, VA	2.0	2.0	900	$1,325	$1.47	17d	1	1.35mi
410 Bosley Ave Unit B Suffolk, VA	2.0	1.0	850	$1,095	$1.29	10d	1	1.46mi

Listing history 13 events

1. 2026-06-18
   days on market $129,500 Active 45 DOM
2. 2026-06-17
   days on market $129,500 Active 44 DOM
3. 2026-06-16
   days on market $129,500 Active 43 DOM
4. 2026-06-15
   days on market $129,500 Active 42 DOM
5. 2026-06-13
   days on market $129,500 Active 40 DOM
6. 2026-06-09
   days on market $129,500 Active 36 DOM
7. 2026-06-08
   days on market $129,500 Active 35 DOM
8. 2026-06-07
   days on market $129,500 Active 34 DOM
9. 2026-06-03
   days on market $129,500 Active 30 DOM
10. 2026-06-02
    days on market $129,500 Active 29 DOM
11. 2026-06-01
    days on market $129,500 Active 28 DOM
12. 2026-05-31
    days on market $129,500 Active 27 DOM
13. 2026-05-04
    listed $129,500 Active 516-char remark

ⓘ 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: $1,010 · $84/mo
• Projected year-2 tax: $1,062 · $88/mo
• Expected delta: +$52/yr (+$4/mo · 5.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $19,991
• − Mortgage interest: −$7,254
• − Property taxes: −$1,010
• − Insurance: −$648
• − Repairs & maintenance: −$1,599
• − Management: −$1,599
• − Depreciation: −$3,767
• Taxable income: $4,114
• Est. tax owed @ 24.0%: −$987
• After-tax cash flow: $4,999/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 · 3 photos

Fair 45/100 Moderate rehab

This two-story rental property in Suffolk, VA shows average condition with some wear and tear. Light repairs and maintenance, such as painting and landscaping, would significantly enhance its value and appeal to both buyers and renters.

Repairs flagged

• Minor Paint — Light discoloration on exterior and interior
• Minor Siding — Light wear and tear

Value-add opportunities

• Both Paint exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping — Improves curb appeal and enhances property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Light discoloration on exterior and interior	Minor	$500–3,000
Siding · Light wear and tear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping — Improves curb appeal and enhances property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-05-04 Listed $129,500 CVRMLS

Property tax history

+2.9%/yr

Latest (2025): $1,010 · +2.5% YoY. Source: county tax records.