210 Sandpiper Dr · Portsmouth, VA 23704

$135,000

3 bd · 1.0 ba · 1,206 sqft · SingleFamily public records · 3 Days on market

Built 1957 Est $247k · 45% under ↓ 4% since listing

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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 +28.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +8.3/10.0
• 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

Short sale. No lockbox. Must text agent for an appt.

Key facts

• Garage
• Built 1957
• Listed 3 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $421 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 10.0% 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: Park View Elementary (math 22% / reading 47%, grade F, #966 of 1,108 statewide, top 89%, 463 students, 99% 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 100% FRL vs 60% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.3%/yr); 134 active listings in the ZIP; 40 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 44% 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 $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.3% rent growth), your $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,000

Questions for the listing agent

1. Built in 1957 — 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: 1.33% ✓
• Cap rate: 10.04%
• Cash-on-cash: 13.37%
• DSCR: 1.59
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $247,230
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
247 Plover Dr	0.16mi	4/1.0 (+1)	1,270 (+5%)	1mo	$270,000	$213	78
1708 Spratley St	0.37mi	3/1.5	1,371 (+14%)	1mo	$165,000	$120	57
660 Virginia Ave	0.30mi	3/2.5	1,340 (+11%)	6mo	$205,000	$153	57
2023 Holladay St	0.27mi	3/2.5	1,036 (-14%)	2mo	$212,500	$205	56
1406 Crawford Pkwy	0.60mi	3/2.0	1,119 (-7%)	1mo	$213,000	$190	55
916 Douglas Ave	0.74mi	3/2.0	1,150 (-5%)	1mo	$210,000	$183	53
604 Mt Vernon Ave	0.61mi	3/2.0	1,296 (+8%)	4mo	$318,000	$245	52
152 Owens St	0.61mi	3/2.0	1,292 (+7%)	6mo	$278,849	$216	50
1633 Leckie St	0.41mi	3/2.0	1,027 (-15%)	2mo	$265,000	$258	50
124 Elm Ave	0.71mi	3/2.0	1,278 (+6%)	5mo	$260,000	$203	49
2009 King St	0.58mi	3/2.0	1,350 (+12%)	5mo	$188,000	$139	45
208 Owens St	0.61mi	3/2.0	1,058 (-12%)	5mo	$228,000	$216	43

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: 3.8%
• Equity multiple: 1.15×
• Total profit: $5,580
• Equity at exit: $20,129

10-year hold

• IRR: 13.7%
• Equity multiple: 2.11×
• Total profit: $42,006
• Equity at exit: $11,672

Cash invested: $37,800 (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: 134
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,801 high
• Mortgage (P&I): −$708
• Tax from tax record: −$237 /mo · $2,848/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $421

Break-even live

Break-even rent $1,268

Max offer price $135,000

Occupancy floor 72%

Sensitivity live

Price	-10% $498	-5% $459	+0% $421	+5% $383	+10% $345
Rent	-10% $279	-5% $350	+0% $421	+5% $492	+10% $563
Rate	-1.0pp $489	-0.5pp $455	base $421	+0.5pp $386	+1.0pp $351

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2211 North St Portsmouth, VA	4.0	1.5	1500	$2,100	$1.40	17d	1	0.27mi
1611 McDaniel St Unit A Portsmouth, VA	3.0	2.0	1500	$1,950	$1.30	8d	1	0.41mi
821 Mt Vernon Ave Unit A Portsmouth, VA	2.0	1.0	1200	$1,250	$1.04	4d	1	0.56mi
1914 King St Portsmouth, VA	3.0	2.5	1332	$2,200	$1.65	45d	1	0.56mi
647 Mount Vernon Ave Unit B Portsmouth, VA	2.0	1.0	900	$1,650	$1.83	8d	1	0.56mi
148 Owens St Portsmouth, VA	3.0	2.0	1500	$2,350	$1.57	24d	1	0.60mi
416 Maryland Ave Unit A Portsmouth, VA	3.0	2.0	1450	$2,300	$1.59	45d	1	0.61mi
509 Mount Vernon Ave Portsmouth, VA	3.0	1.5	1125	$1,250	$1.11	22d	1	0.63mi
129 Elm Ave Portsmouth, VA	3.0	1.5	1160	$2,600	$2.24	45d	1	0.73mi
259 Broad St Portsmouth, VA	3.0	1.0	1200	$1,475	$1.23	4d	1	0.77mi
259 Broad St Unit 3 Portsmouth, VA	3.0	1.0	1200	$1,550	$1.29	11d	1	0.77mi
1140 London Blvd Portsmouth, VA	2.0	2.0	1016	$1,902	$1.87	4d	1	0.82mi
1447 Talley Cir Portsmouth, VA	3.0	2.5	1440	$2,000	$1.39	24d	1	0.83mi
130 Riverview Ave Unit A Downstairs Portsmouth, VA	2.0	1.0	975	$1,475	$1.51	4d	1	0.84mi
850 Crawford Pkwy Portsmouth, VA	1.0–2.0	1.0–2.0	944	$2,119	$2.24	3d	6	0.91mi
1100 High St Portsmouth, VA	2.0–3.0	1.5–2.0	1003	$1,545	$1.54	4d	5	0.92mi
3310 Glasgow St Portsmouth, VA	2.0	1.0	1100	$1,600	$1.45	4d	1	0.96mi
146 Florida Ave Unit A Portsmouth, VA	3.0	1.0	1197	$1,500	$1.25	4d	1	0.99mi
1416 Richmond Ave Portsmouth, VA	2.0	1.0	1024	$1,150	$1.12	45d	1	1.11mi
303 Effingham St Portsmouth, VA	1.0–3.0	1.0–2.0	863	$1,950	$2.26	17d	11	1.14mi
303 Effingham St Unit S-6E Portsmouth, VA	2.0	1.0	879	$1,360	$1.55	24d	1	1.14mi
303 Effingham St Portsmouth, VA	2.0	1.0	872	$1,385	$1.59	45d	1	1.14mi
303 Effingham St Unit S-2F Portsmouth, VA	3.0	2.0	1122	$1,950	$1.74	24d	1	1.14mi
303 Effingham St Unit N-2K Portsmouth, VA	2.0	1.0	872	$1,375	$1.58	24d	1	1.14mi
622 Effingham St Portsmouth, VA	2.0–3.0	1.5–2.0	1027	$1,797	$1.75	24d	2	1.18mi
714 King St Portsmouth, VA	2.0	2.0	935	$1,899	$2.03	45d	1	1.20mi
124 Tyler Cres E Unit B Portsmouth, VA	2.0	1.0	1000	$1,195	$1.20	24d	1	1.29mi
1029 Green St Portsmouth, VA	2.0	1.5	802	$1,199	$1.50	18d	1	1.30mi
1440 Lasalle Ave Portsmouth, VA	4.0	2.0	1493	$2,500	$1.67	24d	1	1.31mi
1915 Des Moines Ave Portsmouth, VA	3.0	1.0	1070	$1,700	$1.59	24d	1	1.33mi
1915 Des Moines Ave Portsmouth, VA	3.0	1.0	1070	$1,700	$1.59	17d	1	1.33mi
1003 Green St Unit 1003 Portsmouth, VA	2.0	1.5	837	$1,195	$1.43	24d	1	1.33mi
1802 Atlanta Ave Unit 2 Portsmouth, VA	2.0	1.0	1200	$1,500	$1.25	24d	1	1.33mi
1915 Lansing Ave Portsmouth, VA	3.0	1.0	1085	$1,675	$1.54	4d	1	1.35mi
915 Green St Portsmouth, VA	2.0	1.0	837	$1,195	$1.43	45d	1	1.37mi
412 North St Portsmouth, VA	2.0	1.0	850	$1,415	$1.66	24d	2	1.37mi
3607 Bart St Portsmouth, VA	3.0	2.0	1326	$1,850	$1.40	11d	1	1.39mi
3626 Bart St Unit BAR3626-DF Portsmouth, VA	2.0	1.0	900	$1,000	$1.11	8d	1	1.40mi
533 Columbia St Portsmouth, VA	2.0	2.0	1110	$1,495	$1.35	45d	1	1.41mi
605 Dinwiddie St Unit B Portsmouth, VA	2.0	1.0	900	$1,650	$1.83	45d	1	1.43mi

Listing history 3 events

1. 2026-03-16
   status Under Contract
2. 2026-03-12
   listed $135,000 Active
3. 2014-01-28
   soldstatus $140,000

ⓘ 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: $2,848 · $237/mo
• Projected year-2 tax: $2,848 · $237/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 6/10 Major FEMA zone X (shaded) · 57% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 15 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: $21,610
• − Mortgage interest: −$7,562
• − Property taxes: −$2,848
• − Insurance: −$675
• − Repairs & maintenance: −$1,729
• − Management: −$1,729
• − Depreciation: −$3,927
• Taxable income: $3,140
• Est. tax owed @ 24.0%: −$754
• After-tax cash flow: $4,300/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

-3.6% since first listed

3 events — show timeline

• 2026-03-16 Pending — REINMLS
• 2026-03-12 Listed $135,000 REINMLS
• 2014-01-28 Sold (Public Records) $140,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $2,848 · +4.2% YoY. Source: county tax records.