318 E Pinner St · Suffolk, VA 23434

$129,500

2 bd · 1.0 ba · 1,102 sqft · SingleFamily public records · 143 Days on market

Built 1930 Fair condition 7,405 sqft lot $118/sqft · 46% below area Est $239k · 46% under

---

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 +29.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• Schools +4.9/10.0
• 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 in place. The main level includes a living room and kitchen. The second floor offers two bedrooms and a full bath. Exterior features include a classic front porch and an easy-to-maintain layout. The current tenant has been in place for years, with a lease running through December 2026, and would like to remain. This property offers a turnkey investment opportunity with 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

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 $442 ($5k/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: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 3.7% 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: Mack Benn Jr. Elementary (math 27% / reading 50%, grade F, #924 of 1,108 statewide, top 84%, 684 students, 66% FRL); King'S Fork Middle (math 33% / reading 61%, grade D+, #257 of 342 statewide, top 77%, 1,031 students, 63% FRL); King'S Fork High (math 44% / reading 77%, grade C+, #244 of 319 statewide, top 77%, 1,697 students, 63% 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); 890 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals lingering (median 82d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 143 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $113,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. 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: 1.23% ✓
• Cap rate: 10.38%
• Cash-on-cash: 14.61%
• DSCR: 1.65
• GRM: 6.8

CMA / ARV

• ARV (median comp): $238,763
• List price: $129,500
• Delta: -45.76%
• 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%)	4mo	$209,000	$182	73
341 N 5th St	0.39mi	3/1.0 (+1)	1,100 (-0%)	4mo	$220,000	$200	73
210 Katherine St	0.17mi	3/1.0 (+1)	1,027 (-7%)	5mo	$249,000	$242	72
421 Highland Ave	0.14mi	3/2.5 (+1)	1,200 (+9%)	4mo	$285,000	$238	64
301 Goodman St	0.57mi	3/1.0 (+1)	1,053 (-4%)	5mo	$125,000	$119	57
215 N Capital St	0.60mi	3/1.0 (+1)	1,140 (+3%)	5mo	$90,000	$79	57
345 N 5th St	0.38mi	3/2.5 (+1)	1,200 (+9%)	2mo	$288,700	$241	55
222 Division St N	0.59mi	3/2.0 (+1)	1,148 (+4%)	3mo	$248,000	$216	54
2208 Georgia Ave	0.75mi	3/2.0 (+1)	1,117 (+1%)	3mo	$210,000	$188	51
406 Fuller St	0.68mi	2/2.0	1,000 (-9%)	2mo	$202,000	$202	47
2103 Vermont Ave	0.72mi	3/2.0 (+1)	1,159 (+5%)	3mo	$260,000	$224	46
108 N 6th St	0.73mi	3/2.0 (+1)	1,224 (+11%)	4mo	$246,200	$201	35

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: 8.1%
• Equity multiple: 1.33×
• Total profit: $11,795
• Equity at exit: $19,309

10-year hold

• IRR: 19.5%
• Equity multiple: 2.84×
• Total profit: $66,752
• 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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 16 active · 17 under contract
• Months of supply: 3.8 mo (26%/mo absorbed)
• Median asking: $240,000 ($198/sqft)
• Median days on market: 46 d
• This list price: 19% of active listings are priced below it
• ARV vs active asking: +9.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 23434

• Rents YoY: 5.8%
• Active inventory: 890
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,593 high
• Mortgage (P&I): −$679
• Tax from tax record: −$84 /mo · $1,010/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $442

Break-even live

Break-even rent $1,034

Max offer price $129,500

Occupancy floor 67%

Sensitivity live

Price	-10% $515	-5% $478	+0% $442	+5% $405	+10% $368
Rent	-10% $316	-5% $379	+0% $442	+5% $504	+10% $567
Rate	-1.0pp $507	-0.5pp $474	base $442	+0.5pp $408	+1.0pp $374

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
308 Elizabeth St Unit 1 Suffolk, VA	2.0	1.0	768	$1,550	$2.02	10d	1	0.25mi
307 Central Ave Suffolk, VA	3.0	1.0	840	$1,700	$2.02	64d	1	0.38mi
307 Central Ave Suffolk, VA	3.0	1.0	840	$1,700	$2.02	139d	1	0.38mi
204 Finney Ave Suffolk, VA	2.0	1.0	1391	$1,250	$0.90	10d	1	0.44mi
318 N Main St Unit K Suffolk, VA	2.0	1.0	850	$1,200	$1.41	83d	1	0.50mi
307 Bank St Unit C Suffolk, VA	2.0	1.0	800	$1,275	$1.59	6d	1	0.61mi
301 Bank St Suffolk, VA	2.0	1.0	800	$1,200	$1.50	86d	1	0.62mi
219 Bank St Apt 4 Suffolk, VA	2.0	1.0	700	$1,000	$1.43	10d	1	0.63mi
223 N 7th St Suffolk, VA	3.0	2.5	1495	$2,300	$1.54	139d	1	0.65mi
116 Franklin St Unit 3 Suffolk, VA	3.0	1.0	1335	$1,750	$1.31	139d	1	0.67mi
116 Franklin St Suffolk, VA	3.0	1.0	1335	$1,750	$1.31	119d	1	0.67mi
326 E Washington St Suffolk, VA	2.0	1.0	763	$1,509	$1.98	0d	1	0.68mi
214 N 7th St Unit NA Suffolk, VA	2.0	1.0	760	$1,500	$1.97	119d	1	0.69mi
181 N Main St Suffolk, VA	2.0	1.0–2.0	804	$1,975	$2.45	0d	9	0.70mi
201 E Washington St Unit A Suffolk, VA	1.0	1.0	740	$1,050	$1.42	5d	1	0.74mi
121 W Washington St Suffolk, VA	1.0–2.0	1.0–2.0	775	$1,719	$2.22	0d	3	0.82mi
120 S 10th St Suffolk, VA	2.0	1.0	736	$1,250	$1.70	139d	1	0.88mi
1009 White Marsh Rd Suffolk, VA	3.0	2.5	1400	$2,300	$1.64	10d	1	0.95mi
1025 White Marsh Rd Suffolk, VA	3.0	2.5	1397	$2,295	$1.64	82d	1	0.98mi
558 1st Ave Suffolk, VA	2.0	1.5	1000	$1,250	$1.25	139d	1	1.13mi
564 1st Ave Suffolk, VA	2.0	1.0	1000	$1,100	$1.10	139d	1	1.14mi
444 Wilson St Unit B Suffolk, VA	3.0	1.0	875	$1,800	$2.06	0d	1	1.16mi
410 Wellons St Unit 204 Suffolk, VA	2.0	1.0	1024	$1,595	$1.56	67d	1	1.18mi
408 Wellons St Suffolk, VA	1.0	1.0	750	$1,486	$1.98	0d	3	1.20mi
206 Reid's Place Dr Suffolk, VA	3.0	2.5	1280	$2,200	$1.72	100d	1	1.24mi
202 Reid's Place Dr Suffolk, VA	3.0	2.5	1280	$2,280	$1.78	10d	1	1.25mi
202 Reid's Place Dr Suffolk, VA	3.0	2.5	1280	$2,280	$1.78	69d	1	1.25mi
308 Saint James Ave Unit B Suffolk, VA	2.0	1.0	936	$1,295	$1.38	119d	1	1.25mi
206 Reid's Place Dr Unit 206 Suffolk, VA	3.0	2.5	1280	$2,300	$1.80	113d	1	1.27mi
806 W Washington St Unit 112 Suffolk, VA	2.0	2.0	900	$1,325	$1.47	113d	1	1.35mi
503 Kissimmee Ave Suffolk, VA	3.0	2.0	1080	$700	$0.65	80d	1	1.44mi
410 Bosley Ave Suffolk, VA	2.0	1.0	850	$995	$1.17	10d	1	1.46mi
406 Bosley Ave Apt D Suffolk, VA	2.0	1.0	850	$1,095	$1.29	85d	1	1.46mi
406 Bosley Ave Apt D Suffolk, VA	2.0	1.0	850	$1,095	$1.29	88d	1	1.46mi
410 Bosley Ave Unit B Suffolk, VA	2.0	1.0	850	$1,000	$1.18	88d	1	1.46mi
410 Bosley Ave Unit C Suffolk, VA	2.0	1.0	850	$1,095	$1.29	0d	1	1.46mi

Property features AI

Exterior

• Parking: Driveway parkingOff-street parking (unpaved)
• Utilities: Public waterPublic sewerElectric service
• Home design: 2-story frame home with vinyl sidingShingle roofAbove grade finished area approximately 1,102Built (actual year not specified)
• Construction: Frame construction with vinyl sidingShingle roof
• Exterior features: Front porchUnpaved driveway

Interior

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

Listing history 50 events

1. 2026-09-24
   days on market $129,500 Active 143 DOM
2. 2026-09-23
   days on market $129,500 Active 142 DOM
3. 2026-09-22
   days on market $129,500 Active 141 DOM
4. 2026-09-21
   days on market $129,500 Active 140 DOM
5. 2026-09-20
   days on market $129,500 Active 139 DOM
6. 2026-09-19
   days on market $129,500 Active 138 DOM
7. 2026-09-18
   days on market $129,500 Active 137 DOM
8. 2026-09-17
   days on market $129,500 Active 136 DOM
9. 2026-09-16
   days on market $129,500 Active 135 DOM
10. 2026-09-15
    days on market $129,500 Active 134 DOM
11. 2026-09-14
    days on market $129,500 Active 133 DOM
12. 2026-09-13
    days on market $129,500 Active 132 DOM
13. 2026-09-12
    days on market $129,500 Active 131 DOM
14. 2026-09-11
    days on market $129,500 Active 130 DOM
15. 2026-09-05
    days on market $129,500 Active 124 DOM
16. 2026-09-04
    days on market $129,500 Active 123 DOM
17. 2026-09-03
    days on market $129,500 Active 122 DOM
18. 2026-08-31
    days on market $129,500 Active 119 DOM
19. 2026-08-29
    days on market $129,500 Active 117 DOM
20. 2026-08-28
    days on market $129,500 Active 116 DOM
21. 2026-08-27
    days on market $129,500 Active 115 DOM
22. 2026-08-26
    days on market $129,500 Active 114 DOM
23. 2026-08-25
    days on market $129,500 Active 113 DOM
24. 2026-08-24
    days on market $129,500 Active 112 DOM
25. 2026-08-23
    days on market $129,500 Active 111 DOM
26. 2026-08-22
    days on market $129,500 Active 110 DOM
27. 2026-08-21
    days on market $129,500 Active 109 DOM
28. 2026-08-20
    days on market $129,500 Active 108 DOM
29. 2026-08-19
    days on market $129,500 Active 107 DOM
30. 2026-08-18
    days on market $129,500 Active 106 DOM
31. 2026-08-17
    days on market $129,500 Active 105 DOM
32. 2026-08-16
    days on market $129,500 Active 104 DOM
33. 2026-08-15
    days on market $129,500 Active 103 DOM
34. 2026-08-14
    days on market $129,500 Active 102 DOM
35. 2026-08-13
    days on market $129,500 Active 101 DOM
36. 2026-08-12
    days on market $129,500 Active 100 DOM
37. 2026-08-11
    days on market $129,500 Active 99 DOM
38. 2026-08-10
    days on market $129,500 Active 98 DOM
39. 2026-08-09
    days on market $129,500 Active 97 DOM
40. 2026-08-08
    days on market $129,500 Active 96 DOM
41. 2026-08-07
    days on market $129,500 Active 95 DOM
42. 2026-08-06
    days on market $129,500 Active 94 DOM
43. 2026-08-05
    days on market $129,500 Active 93 DOM
44. 2026-08-04
    days on market $129,500 Active 92 DOM
45. 2026-08-03
    days on market $129,500 Active 91 DOM
46. 2026-07-31
    days on market $129,500 Active 88 DOM
47. 2026-07-30
    days on market $129,500 Active 86 DOM
48. 2026-07-28
    days on market $129,500 Active 85 DOM
49. 2026-07-26
    days on market $129,500 Active 83 DOM
50. 2026-07-24
    days on market $129,500 Active 81 DOM

ⓘ 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: $19,121
• − Mortgage interest: −$7,254
• − Property taxes: −$1,010
• − Insurance: −$648
• − Repairs & maintenance: −$1,530
• − Management: −$1,530
• − Depreciation: −$3,767
• Taxable income: $3,382
• Est. tax owed @ 24.0%: −$812
• After-tax cash flow: $4,487/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 Est. rehab $27,550–$49,590 screening

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 ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 49/100

Zoned Schools

Elementary Mack Benn Jr. Elementary F VA #924/1,108 Nat'l #20,973/41,679 Middle King's Fork Middle D+ VA #257/342 Nat'l #4,159/14,009 High King's Fork High C+ VA #244/319 Nat'l #3,510/17,239

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): 54,387
• Household income: $79,877
• Rent vs Own: 31.5% rent · 68.5% own
• Severe rent burden: 11% of renters

---

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

Property features AI

Exterior

• Parking: Driveway parkingOff-street parking (unpaved)
• Utilities: Public waterPublic sewerElectric service
• Home design: 2-story frame home with vinyl sidingShingle roofAbove grade finished area approximately 1,102Built (actual year not specified)
• Construction: Frame construction with vinyl sidingShingle roof
• Exterior features: Front porchUnpaved driveway

Interior

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

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.