107 Dana Dr · Suffolk, VA 23434

$332,000

4 bd · 2.0 ba · 1,447 sqft · SingleFamily public records · 33 Days on market

Built 2001 $229/sqft · 7% below area Est $370k · 10% under $27/mo HOA · 1% of rent

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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 +12.1/15.0
• Cash flow +9.7/30.0
• Schools +4.8/10.0
• Rent growth +4.0/5.0
• Livability +3.9/5.0
• DSCR +2.8/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This ranch-style home offers the ease and comfort of one-level living at its finest. Boasting approximately 1,500 square feet, this home features 3 spacious bedrooms and 2 full baths, all thoughtfully designed within an open-concept layout. Vaulted ceilings create an airy, expansive feel, while the inviting living area is anchored by a cozy fireplace. The large owner’s suite is a true retreat, complete with a private sitting area and en-suite bath, and is strategically positioned on the opposite side of the home for added privacy. The additional bedrooms are generously sized and offer ample closet space. Enjoy a fully fenced backyard—ideal for cookouts, gatherings, and everyday enjoyment. An attached garage adds convenience and protection from the elements. Recent updates within the past two years include: AC unit, refrigerator, LVT flooring, motion lights, rear screen door, updated faucets in kitchen and baths, and a modern dining room light fixture—providing added value and peace

Key facts

• Attached garage
• One-level living
• Private sitting area

Tags

• ONE-LEVEL LIVING
• OPEN-CONCEPT LAYOUT
• COZY FIREPLACE
• PRIVATE SITTING AREA
• FULLY FENCED BACKYARD
• ATTACHED GARAGE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $332k.

Deal economics

• At list price, monthly cash flow is $-217 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $294k (11.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (25.1% below list).
• Recommended offer: $249k (25.1% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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: Oakland Elementary (math 52% / reading 72%, grade B, #480 of 1,108 statewide, top 46%, 469 students, 64% 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 (24 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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).
• This rent runs 37% of the median local income ($80k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 33 days — a 3% lower offer ($322k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $248,523 (25.1% 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 33 days. Have you received any prior offers? Is the seller open to a 25% 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. 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: 0.75% ✗
• Cap rate: 5.51%
• Cash-on-cash: -2.80%
• DSCR: 0.88
• GRM: 11.1

CMA / ARV

• ARV (median comp): $369,765
• List price: $332,000
• Delta: -10.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Dana Dr	0.00mi	3/2.0 (-1)	1,500 (+4%)	1mo	$335,000	$223	88
312 Stonehenge Dr	0.12mi	3/2.5 (-1)	1,442 (-0%)	8mo	$335,000	$232	80
102 Berkshire Blvd	0.37mi	3/2.5 (-1)	1,443 (-0%)	0mo	$340,000	$236	75
132 Ashford Dr	0.45mi	3/2.0 (-1)	1,440 (-0%)	7mo	$355,000	$247	68
520 Kemp Lndg	0.53mi	3/2.5 (-1)	1,471 (+2%)	8mo	$315,000	$214	59
114 Lancelot Dr	0.24mi	4/2.5	1,650 (+14%)	9mo	$355,000	$215	56
152 Ashford Dr	0.41mi	3/2.0 (-1)	1,278 (-12%)	3mo	$330,000	$258	54

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: -18.0%
• Equity multiple: 0.35×
• Total profit: $-60,346
• Equity at exit: $49,502

10-year hold

• IRR: -5.8%
• Equity multiple: 0.58×
• Total profit: $-38,707
• Equity at exit: $28,705

Cash invested: $92,960 (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: 11.1×

Monthly cashflow live

• Estimated rent: $2,485 high
• Mortgage (P&I): −$1,741
• Tax from tax record: −$274 /mo · $3,287/yr
• Insurance: −$138
• HOA: −$27
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $-217

Break-even live

Break-even rent $2,760

Max offer price $293,672

Occupancy floor —

Sensitivity live

Price	-10% $-29	-5% $-123	+0% $-217	+5% $-311	+10% $-405
Rent	-10% $-413	-5% $-315	+0% $-217	+5% $-119	+10% $-21
Rate	-1.0pp $-50	-0.5pp $-133	base $-217	+0.5pp $-303	+1.0pp $-391

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: $83,000
• Closing costs: $9,960
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
128 Majestic Dr Suffolk, VA	3.0	2.0	1680	$2,150	$1.28	18d	1	0.25mi
115 Squire Reach Suffolk, VA	3.0	2.5	1140	$2,100	$1.84	45d	1	0.26mi
245 Wexford Dr W Suffolk, VA	3.0	2.5	1500	$2,285	$1.52	45d	1	0.29mi
3061 Godwin Blvd Suffolk, VA	3.0	1.0–2.0	1047	$3,017	$2.88	3d	17	0.32mi
1007 Robinson Rd Suffolk, VA	3.0	2.5	1584	$3,400	$2.15	9d	1	0.68mi
2005 Waterside Dr Suffolk, VA	2.0–3.0	2.5	1657	$3,068	$1.85	3d	1	0.75mi
220 Abingdon Cir Suffolk, VA	3.0	2.5	1578	$2,000	$1.27	45d	1	0.95mi
1000 Hallstead Blvd Suffolk, VA	1.0–3.0	1.0–2.0	1041	$2,499	$2.40	3d	1	1.08mi
1231 Exchange Rd Suffolk, VA	3.0	1.0	906	$1,600	$1.77	45d	1	1.16mi

HOA detail

• Monthly dues: $27 · $324/yr

Listing history 15 events

1. 2026-05-05
   status Under Contract 1015-char remark

   Show marketing remark (1015 chars)

   This ranch-style home offers the ease and comfort of one-level living at its finest. Boasting approximately 1,500 square feet, this home features 3 spacious bedrooms and 2 full baths, all thoughtfully designed within an open-concept layout. Vaulted ceilings create an airy, expansive feel, while the inviting living area is anchored by a cozy fireplace. The large owner’s suite is a true retreat, complete with a private sitting area and en-suite bath, and is strategically positioned on the opposite side of the home for added privacy. The additional bedrooms are generously sized and offer ample closet space. Enjoy a fully fenced backyard—ideal for cookouts, gatherings, and everyday enjoyment. An attached garage adds convenience and protection from the elements. Recent updates within the past two years include: AC unit, refrigerator, LVT flooring, motion lights, rear screen door, updated faucets in kitchen and baths, and a modern dining room light fixture—providing added value and peace

2. 2026-04-23
   price $332,000 1015-char remark

   Show marketing remark (1015 chars)

   This ranch-style home offers the ease and comfort of one-level living at its finest. Boasting approximately 1,500 square feet, this home features 3 spacious bedrooms and 2 full baths, all thoughtfully designed within an open-concept layout. Vaulted ceilings create an airy, expansive feel, while the inviting living area is anchored by a cozy fireplace. The large owner’s suite is a true retreat, complete with a private sitting area and en-suite bath, and is strategically positioned on the opposite side of the home for added privacy. The additional bedrooms are generously sized and offer ample closet space. Enjoy a fully fenced backyard—ideal for cookouts, gatherings, and everyday enjoyment. An attached garage adds convenience and protection from the elements. Recent updates within the past two years include: AC unit, refrigerator, LVT flooring, motion lights, rear screen door, updated faucets in kitchen and baths, and a modern dining room light fixture—providing added value and peace

3. 2026-04-01
   listed $340,000 Active 1015-char remark

   Show marketing remark (1015 chars)

   This ranch-style home offers the ease and comfort of one-level living at its finest. Boasting approximately 1,500 square feet, this home features 3 spacious bedrooms and 2 full baths, all thoughtfully designed within an open-concept layout. Vaulted ceilings create an airy, expansive feel, while the inviting living area is anchored by a cozy fireplace. The large owner’s suite is a true retreat, complete with a private sitting area and en-suite bath, and is strategically positioned on the opposite side of the home for added privacy. The additional bedrooms are generously sized and offer ample closet space. Enjoy a fully fenced backyard—ideal for cookouts, gatherings, and everyday enjoyment. An attached garage adds convenience and protection from the elements. Recent updates within the past two years include: AC unit, refrigerator, LVT flooring, motion lights, rear screen door, updated faucets in kitchen and baths, and a modern dining room light fixture—providing added value and peace

4. 2024-08-05
   historical
5. 2024-08-01
   soldstatus $316,000
6. 2024-06-28
   historical Active Under Contract
7. 2024-06-14
   price $327,500
8. 2024-06-05
   price $331,000
9. 2024-05-20
   price $330,000
10. 2024-05-10
    price $335,000
11. 2024-05-06
    price $339,100
12. 2024-04-04
    price $339,000
13. 2024-03-20
    price $339,900
14. 2024-02-13
    listed $340,000 Active
15. 2004-10-04
    soldstatus $175,000

ⓘ 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: $3,287 · $274/mo
• Projected year-2 tax: $3,287 · $274/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 3/10 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,823
• − Mortgage interest: −$18,597
• − Property taxes: −$3,287
• − Insurance: −$1,660
• − Repairs & maintenance: −$2,386
• − Management: −$2,386
• − HOA: −$324
• − Depreciation: −$9,658
• Taxable loss: −$8,475
• Est. tax savings @ 24.0%: +$2,034
• After-tax cash flow: $-570/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

+89.7% since first listed

15 events — show timeline

• 2026-05-05 Pending — REINMLS
• 2026-04-23 Price Changed $332,000 REINMLS
• 2026-04-01 Listed $340,000 REINMLS
• 2024-08-05 Listing Removed — REINMLS
• 2024-08-01 Sold (Public Records) $316,000 Public Records
• 2024-06-28 Contingent — REINMLS
• 2024-06-14 Price Changed $327,500 REINMLS
• 2024-06-05 Price Changed $331,000 REINMLS
• 2024-05-20 Price Changed $330,000 REINMLS
• 2024-05-10 Price Changed $335,000 REINMLS
• 2024-05-06 Price Changed $339,100 REINMLS
• 2024-04-04 Price Changed $339,000 REINMLS
• 2024-03-20 Price Changed $339,900 REINMLS
• 2024-02-13 Listed $340,000 REINMLS
• 2004-10-04 Sold (Public Records) $175,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $3,287 · +5.9% YoY. Source: county tax records.