1917 Prentis Ave · Portsmouth, VA 23704

$63,000

3 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 14 Days on market

Built 1920

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special. 5+ bdrms, 2 bath, open floor plan. Cash only w/ proof of funds. Have Inspections before offers. No contingencies. Make this a nice home in quaint Prentis Place.

Key facts

• Built 1920
• Listed 14 days

Property features AI

Finance

• Other: Fixer upper
• HOA & community: No HOA fees reported

Exterior

• Parking: Street parking
• Utilities: City/County water; City/County sewer; Other heating type
• Home design: Detached Victorian home; 3 stories with 3 living levels; Crawl foundation; Simple ownership
• Construction: Crawl foundation; Vinyl exterior; Asphalt shingle roof
• Exterior features: Vinyl siding; Back and full wood fence; Has fence; Asphalt shingle roof

Interior

• Bedrooms: Bedroom with full bathroom on the first floor
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms
• Interior features: Decorative fireplace(s) (5 total); Permanent attic stairs with walk-in attic; Attic; Pantry; Porch
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $63k.

Deal economics

• At list price, monthly cash flow is $918 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $63k).
• Cap rate 23.8% 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.
• Zoned schools: Brighton Elementary (math 12% / reading 32%, grade F, #1,069 of 1,108 statewide, top 97%, 411 students, 97% FRL); I.C. Norcom High (math 39% / reading 58%, grade D, #301 of 319 statewide, top 95%, 1,043 students, 100% FRL) — zoned schools average 98% FRL vs 60% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.3%/yr); 131 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 41% of the median local income ($50k/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 $436 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.3% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y ago; this cycle's ask is 12% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $30k; list at $63k implies a 114% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $63,000

Questions for the listing agent

1. Built in 1920 — 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: 2.72% ✓
• Cap rate: 23.77%
• Cash-on-cash: 62.42%
• DSCR: 3.78
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $204,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1915 Prentis Ave	0.01mi	3/1.0	1,120 (0%)	1mo	$163,000	$146	99
1022 Palmer St	0.07mi	3/1.0	1,135 (+1%)	3mo	$205,000	$181	92
1506 Camden Ave	0.27mi	2/1.0 (-1)	1,138 (+2%)	1mo	$235,000	$207	79
2317 Azalea Ave	0.55mi	3/2.0	1,131 (+1%)	3mo	$260,000	$230	67
2008 Elm Ave	0.08mi	4/2.0 (+1)	1,260 (+12%)	2mo	$260,000	$206	65
2713 Roanoke Ave	0.65mi	3/1.0	1,160 (+4%)	3mo	$105,000	$91	61
1808 Deep Creek Blvd	0.57mi	3/1.0	1,038 (-7%)	2mo	$190,000	$183	60
2711 Evergreen Pl	0.70mi	3/2.0	1,100 (-2%)	2mo	$278,000	$253	59
3000 George Washington Hwy	0.56mi	3/1.0	1,016 (-9%)	2mo	$60,000	$59	57
2214 Deep Creek Blvd	0.64mi	3/2.5	1,205 (+8%)	1mo	$272,000	$226	50
564 Portsmouth Blvd	0.66mi	3/2.0	1,220 (+9%)	0mo	$189,000	$155	50
1536 Centre Ave	0.59mi	3/1.5	975 (-13%)	1mo	$110,000	$113	48

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 · 3.31% rent growth · sell at horizon

5-year hold

• IRR: 61.7%
• Equity multiple: 3.77×
• Total profit: $48,800
• Equity at exit: $9,394

10-year hold

• IRR: 66.4%
• Equity multiple: 7.81×
• Total profit: $120,075
• Equity at exit: $5,447

Cash invested: $17,640 (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 23704

• Home prices YoY: -4.6%
• Rents YoY: 3.3%
• Active inventory: 131
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,714 high
• Mortgage (P&I): −$330
• Tax from tax record: −$80 /mo · $962/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $918

Break-even live

Break-even rent $553

Max offer price $63,000

Occupancy floor 41%

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: $15,750
• Closing costs: $1,890
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2007 Elm Ave Portsmouth, VA	3.0	1.0	903	$1,300	$1.44	20d	1	0.07mi
2111 Atlanta Ave Portsmouth, VA	3.0	2.0	1418	$2,395	$1.69	43d	1	0.19mi
1802 Atlanta Ave Unit 2 Portsmouth, VA	2.0	1.0	1200	$1,500	$1.25	23d	1	0.20mi
923 Randolph St Portsmouth, VA	2.0	1.0	800	$1,062	$1.33	43d	1	0.21mi
1440 Lasalle Ave Portsmouth, VA	4.0	2.0	1493	$2,500	$1.67	23d	1	0.28mi
818 Coolidge St Portsmouth, VA	2.0	1.0	1230	$2,100	$1.71	43d	1	0.33mi
1915 Lansing Ave Portsmouth, VA	3.0	1.0	1085	$1,675	$1.54	3d	1	0.37mi
1416 Richmond Ave Portsmouth, VA	2.0	1.0	1024	$1,150	$1.12	43d	1	0.40mi
1915 Des Moines Ave Portsmouth, VA	3.0	1.0	1070	$1,700	$1.59	23d	1	0.41mi
1915 Des Moines Ave Portsmouth, VA	3.0	1.0	1070	$1,700	$1.59	16d	1	0.41mi
811 Randolph St Unit A Portsmouth, VA	2.0	1.0	800	$1,150	$1.44	43d	1	0.42mi
2756 Peach St Portsmouth, VA	2.0	1.5	1040	$1,495	$1.44	23d	1	0.42mi
1314 Summit Ave Portsmouth, VA	3.0	1.5	1152	$1,750	$1.52	43d	1	0.47mi
2906 Chestnut St Unit 1328007P Portsmouth, VA	2.0	1.0	947	$4,650	$4.91	7d	1	0.53mi
1029 Green St Portsmouth, VA	2.0	1.5	802	$1,199	$1.50	17d	1	0.58mi
1003 Green St Unit 1003 Portsmouth, VA	2.0	1.5	837	$1,195	$1.43	23d	1	0.59mi
548 Madison St Portsmouth, VA	2.0	1.0	900	$1,349	$1.50	16d	3	0.59mi
548 Madison St Unit 542-21-C Portsmouth, VA	2.0	1.0	900	$1,349	$1.50	23d	1	0.60mi
915 Green St Portsmouth, VA	2.0	1.0	837	$1,195	$1.43	43d	1	0.64mi
1447 Talley Cir Portsmouth, VA	3.0	2.5	1440	$2,000	$1.39	23d	1	0.66mi
2810 Roanoke Ave Portsmouth, VA	3.0	1.5	1100	$2,100	$1.91	43d	1	0.70mi
622 Effingham St Portsmouth, VA	2.0–3.0	1.5–2.0	1027	$1,797	$1.75	23d	2	0.74mi
533 Columbia St Portsmouth, VA	2.0	2.0	1110	$1,495	$1.35	43d	1	0.75mi
2304 Nashville Ave Portsmouth, VA	3.0	1.5	1226	$1,395	$1.14	43d	1	0.77mi
1100 High St Portsmouth, VA	2.0–3.0	1.5–2.0	1003	$1,545	$1.54	2d	5	0.78mi
714 King St Portsmouth, VA	2.0	2.0	935	$1,899	$2.03	43d	1	0.79mi
605 Dinwiddie St Unit B Portsmouth, VA	2.0	1.0	900	$1,650	$1.83	43d	1	0.86mi
1140 London Blvd Portsmouth, VA	2.0	2.0	1016	$1,902	$1.87	3d	1	0.94mi
1914 King St Portsmouth, VA	3.0	2.5	1332	$2,200	$1.65	44d	1	0.98mi
231 Edison Ave Unit 231 Portsmouth, VA	2.0	1.5	1050	$1,275	$1.21	10d	1	1.02mi
231 Edison Ave Portsmouth, VA	2.0	1.5	1100	$1,275	$1.16	19d	1	1.02mi
111 High St #409 Portsmouth, VA	2.0	2.5	1078	$2,500	$2.32	7d	1	1.08mi
412 North St Portsmouth, VA	2.0	1.0	850	$1,415	$1.66	23d	2	1.13mi
303 Effingham St Unit N-2K Portsmouth, VA	2.0	1.0	872	$1,375	$1.58	23d	1	1.18mi
303 Effingham St Unit S-2F Portsmouth, VA	3.0	2.0	1122	$1,950	$1.74	23d	1	1.18mi
303 Effingham St Portsmouth, VA	1.0–3.0	1.0–2.0	863	$1,950	$2.26	16d	11	1.18mi
303 Effingham St Unit S-6E Portsmouth, VA	2.0	1.0	879	$1,360	$1.55	23d	1	1.18mi
303 Effingham St Portsmouth, VA	2.0	1.0	872	$1,385	$1.59	43d	1	1.18mi
3304 Killian Ave Portsmouth, VA	3.0	1.0	800	$2,000	$2.50	23d	1	1.22mi
129 Elm Ave Portsmouth, VA	3.0	1.5	1160	$2,600	$2.24	43d	1	1.28mi

Listing history 14 events

1. 2026-06-18
   days on market $63,000 Active 14 DOM
2. 2026-06-17
   days on market $63,000 Active 13 DOM
3. 2026-06-16
   days on market $63,000 Active 12 DOM
4. 2026-06-15
   days on market $63,000 Active 11 DOM
5. 2026-06-13
   pricestatusdays on market $63,000 Active 9 DOM
6. 2026-05-20
   listed $56,000 Active
7. 2015-12-16
   status Under Contract
8. 2015-12-09
   historical
9. 2015-11-20
   historical
10. 2015-11-06
    price $12,000
11. 2015-08-28
    price $15,000
12. 2015-08-17
    price $20,000
13. 2015-07-23
    listed $30,000 Active
14. 2003-12-02
    soldstatus $29,500

ⓘ 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: $962 · $80/mo
• Projected year-2 tax: $962 · $80/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) · 50% 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: $20,574
• − Mortgage interest: −$3,529
• − Property taxes: −$962
• − Insurance: −$315
• − Repairs & maintenance: −$1,646
• − Management: −$1,646
• − Depreciation: −$1,833
• Taxable income: $10,643
• Est. tax owed @ 24.0%: −$2,554
• After-tax cash flow: $8,457/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): 19,207
• Household income: $49,583
• Rent vs Own: 59.8% rent · 40.2% own
• Severe rent burden: 1727.0

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: Predominantly Black (66%)
• Race & ethnicity: Black 66% White 24% Two or more races 6% Hispanic / Latino 4% Asian 2%
• Common ancestry: Slovak 1% Romanian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -15.69%
• Current HPI: 322.7335
• Rent YoY: ▲ 3.31%
• 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

+89.8% since first listed

9 events — show timeline

• 2026-05-20 Listed $56,000 REINMLS
• 2015-12-16 Pending — REINMLS
• 2015-12-09 Listing Removed — REINMLS
• 2015-11-20 Listing Removed — REINMLS
• 2015-11-06 Price Changed $12,000 REINMLS
• 2015-08-28 Price Changed $15,000 REINMLS
• 2015-08-17 Price Changed $20,000 REINMLS
• 2015-07-23 Listed $30,000 REINMLS
• 2003-12-02 Sold (Public Records) $29,500 Public Records

Property tax history

+1.8%/yr

Latest (2025): $962 · +0.8% YoY. Source: county tax records.