100 Dahlgren Ave Unit B · Portsmouth, VA 23702

$194,700

3 bd · 1.0 ba · 1,078 sqft · SingleFamily public records · 21 Days on market

Built 1954 7,927 sqft lot Est $203k · at est.

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Why this score? — see what drove the C 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 +14.9/30.0
• Appreciation +10.0/10.0
• ARV discount +9.3/15.0
• DSCR +4.6/10.0
• Schools +3.9/10.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming 3-bedroom ranch with 1 full bathroom, first-time buyer opportunity! This cozy home features a spacious backyard, great for gardening, or relaxing. Enjoy oversized decks on both the front and back—perfect for outdoor living in a peaceful, quiet setting. Priced under $200K, this home offers great value and opportunity. Be sure to check with your lender about available down payment and closing cost assistance programs for first-time buyers.

Key facts

• 7,927 sq ft lot
• Garage
• Built 1954

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Off-street parking and driveway spaces; Detached garage (1,078 sq. ft.)
• Utilities: City/County water; City/County sewer; Electric water heater
• Home design: Detached ranch-style home; Single-story
• Construction: Crawl foundation; Asphalt shingle roof
• Exterior features: Vinyl siding; Approximately 0.182 acre lot

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher
• Bedrooms: Includes a bedroom and full bathroom on the first floor
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Carpet and vinyl flooring; First-floor bedroom with full bathroom
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $57 ($682/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (12.3% below list).
• Recommended offer: $171k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.6% in Portsmouth — 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 73/100 on livability (#172 in VA) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: employment C-, crime F, commute F.
• Portsmouth City Public School District (urban): math 34% / reading 58% proficiency, ranked #107 of 131 in VA (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+4.0%/yr); 65 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 300 units permitted in Portsmouth city in 2024 (112 in 5+ unit buildings).
• This rent runs 42% of the median local income ($49k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 4.0% rent growth), your $55k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($192k) 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

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $170,662 (12.3% below list)

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-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?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 0.88% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.25%
• DSCR: 1.06
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $202,664
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Dahlgren Ave Unit B	0.00mi	3/1.0	1,078 (0%)	1mo	$194,700	$181	99
12 Oakcrest St	0.28mi	3/1.0	1,115 (+3%)	3mo	$120,000	$108	79
132 Afton Pkwy	0.35mi	3/2.0	1,056 (-2%)	3mo	$244,900	$232	74
25 Fiske St	0.46mi	3/1.5	1,148 (+6%)	6mo	$235,000	$205	61
59 Bainbridge Ave	0.39mi	3/1.0	1,214 (+13%)	3mo	$120,000	$99	58
132 Cushing St	0.54mi	2/1.0 (-1)	1,016 (-6%)	3mo	$215,000	$212	58
81 Channing Ave	0.17mi	2/2.0 (-1)	1,214 (+13%)	7mo	$227,900	$188	57
3 Prospect Pkwy	0.50mi	3/2.0	1,216 (+13%)	2mo	$126,000	$104	50
11 Aylwin Rd	0.62mi	2/1.0 (-1)	1,165 (+8%)	4mo	$129,900	$112	49
1512 Boxwood Dr	0.67mi	3/2.0	1,208 (+12%)	2mo	$365,000	$302	43
15 Sampson Pl	0.54mi	3/2.0	1,236 (+15%)	6mo	$200,000	$162	42
2 Sampson Pl	0.60mi	2/1.0 (-1)	920 (-15%)	1mo	$209,550	$228	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.97% rent growth · sell at horizon

5-year hold

• IRR: 25.5%
• Equity multiple: 3.04×
• Total profit: $111,331
• Equity at exit: $175,401

10-year hold

• IRR: 22.7%
• Equity multiple: 7.03×
• Total profit: $328,541
• Equity at exit: $378,259

Cash invested: $54,516 (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 23702

• Home prices YoY: 5.2%
• Rents YoY: 4.0%
• Active inventory: 65
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,707 high
• Mortgage (P&I): −$1,021
• Tax from tax record: −$189 /mo · $2,271/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $57

Break-even live

Break-even rent $1,635

Max offer price $194,700

Occupancy floor 92%

Sensitivity live

Price	-10% $167	-5% $112	+0% $57	+5% $2	+10% $-53
Rent	-10% $-78	-5% $-11	+0% $57	+5% $124	+10% $192
Rate	-1.0pp $155	-0.5pp $106	base $57	+0.5pp $6	+1.0pp $-45

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: $48,675
• Closing costs: $5,841
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18 Cooper Dr Portsmouth, VA	2.0	1.0	920	$1,400	$1.52	18d	1	0.43mi
134 Monmouth St Portsmouth, VA	3.0	2.5	1440	$2,450	$1.70	45d	1	0.78mi
35 Fairview Cir S Portsmouth, VA	4.0	1.5	1462	$2,100	$1.44	13d	1	1.13mi
3724 Deep Creek Blvd Unit 3728 Portsmouth, VA	2.0	1.0	900	$995	$1.11	25d	1	1.17mi
3724 Deep Creek Blvd Unit 3754 Portsmouth, VA	2.0	1.0	900	$995	$1.11	13d	1	1.17mi
21 DeKalb Ave Portsmouth, VA	2.0	1.0	984	$1,550	$1.58	45d	1	1.20mi
231 Edison Ave Unit 231 Portsmouth, VA	2.0	1.5	1050	$1,275	$1.21	12d	1	1.21mi
231 Edison Ave Portsmouth, VA	2.0	1.5	1100	$1,275	$1.16	21d	1	1.21mi
2750 Greenwood Dr Portsmouth, VA	3.0	2.0	1200	$1,700	$1.42	25d	1	1.27mi
251 Independence St Portsmouth, VA	3.0	2.5	1294	$2,550	$1.97	25d	1	1.39mi
2906 Chestnut St Unit 1328007P Portsmouth, VA	2.0	1.0	947	$4,650	$4.91	9d	1	1.42mi
1314 Summit Ave Portsmouth, VA	3.0	1.5	1152	$1,750	$1.52	45d	1	1.44mi
213 Beacon Rd Portsmouth, VA	3.0	2.0	1280	$2,300	$1.80	25d	1	1.45mi
102 Francis St #98 Portsmouth, VA	2.0	1.5	1000	$1,395	$1.40	17d	1	1.46mi
98 Francis St Portsmouth, VA	2.0	2.0	984	$1,395	$1.42	16d	1	1.47mi
2756 Peach St Portsmouth, VA	2.0	1.5	1040	$1,495	$1.44	25d	1	1.48mi

Listing history 8 events

1. 2026-04-30
   status Under Contract
2. 2026-04-28
   historical Active Under Contract
3. 2026-04-08
   listed $194,700 Active
4. 2024-05-13
   soldstatus $195,000
5. 2024-04-10
   status Under Contract
6. 2024-04-05
   historical Active Under Contract
7. 2024-03-28
   listed $195,000 Active
8. 2023-08-25
   soldstatus $6,100,000

ⓘ 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: $2,271 · $189/mo
• Projected year-2 tax: $2,271 · $189/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 5/10 Major FEMA zone X (shaded) · 31% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,479
• − Mortgage interest: −$10,906
• − Property taxes: −$2,271
• − Insurance: −$974
• − Repairs & maintenance: −$1,638
• − Management: −$1,638
• − Depreciation: −$5,664
• Taxable loss: −$2,612
• Est. tax savings @ 24.0%: +$627
• After-tax cash flow: $1,309/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: Portsmouth City Public School District
• NCES district ID: 5103000
• Math proficiency: 34% ▼ -40.00%
• Reading proficiency: 58% ▼ -12.00%
• Median HH income: $46,152
• Composite: 39.01/100
• National rank: #4071
• State rank: #107 of 131 in VA

Livability — Portsmouth

• Score: 73/100
• State rank: #172
• US rank: #5381

Category grades

Amenities A+ Commute F Cost of living A+ Crime F Employment C- Housing A+ Health & safety A+ User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Portsmouth, VA
• County: Portsmouth City · 96,366 people
• City population: 96,366
• Metro: Virginia Beach-Norfolk-Newport News, VA-NC
• Population (ZIP): 12,485
• Household income: $48,835
• Rent vs Own: 53.8% rent · 46.2% own
• Severe rent burden: 534.0

Population outlook (Portsmouth County) Hauer SSP2

• Today (2025): 96,730 people
• By 2030: 96,760 · +0.0%
• By 2040: 96,573 · -0.2%
• By 2050: 95,606 · -1.2%
• By 2075: 93,579 · -3.3%
• By 2100: 83,756 · -13.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: Black 50% White 35% Two or more races 9% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Portsmouth

• 2024 margin: Solid D (+38.6) · D 68.6% · R 30.0% · Other 1.4%
• 2008→2024 swing: -0.7pp no change · 2008: 39.3pp · 2024: 38.6pp
• All cycles: 2024: D+38.6 2020: D+40.8 2016: D+36.5 2012: D+39.6 2008: D+39.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.70%
• Current HPI: 340.0817
• Rent YoY: ▲ 3.97%
• 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

-96.8% since first listed

8 events — show timeline

• 2026-04-30 Pending — REINMLS
• 2026-04-28 Contingent — REINMLS
• 2026-04-08 Listed $194,700 REINMLS
• 2024-05-13 Sold (Public Records) $195,000 Public Records
• 2024-04-10 Pending — REINMLS
• 2024-04-05 Contingent — REINMLS
• 2024-03-28 Listed $195,000 REINMLS
• 2023-08-25 Sold (Public Records) $6,100,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $2,271 · +2.7% YoY. Source: county tax records.