627 South St · Portsmouth, VA 23704

$130,000

2 bd · 2.5 ba · 1,168 sqft · Townhouse public records · 2 Days on market

Built 1989 2,047 sqft lot Est $210k · 38% under

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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 +21.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +6.0/10.0
• 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

Investor Special! Don’t miss this incredible opportunity to bring your vision to life. This property is full of potential and ready for renovation, making it perfect for investors, flippers, or buyers looking to create their dream project. Conveniently located near shopping, dining, major interstates, and local attractions, this home offers strong upside potential in a growing area. With the right updates and repairs, this property could shine again. Sold strictly as-is. Cash or rehab loan preferred. Opportunities like this don’t last long schedule your showing today!

Key facts

• Built 1989
• Listed 2 days

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Off-street parking
• Utilities: City/County water; City/County sewer; Electric water heater
• Home design: Attached townhouse; 2 stories; Crawl foundation; Simple ownership
• Construction: Asphalt shingle roof
• Exterior features: Brick siding; Wood fence

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: No bedroom with full bathroom on the first floor; Total of 5 rooms
• Flooring: Carpet; Ceramic; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: One fireplace
• Laundry & utility: Washer and dryer present; Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $130k.

Deal economics

• At list price, monthly cash flow is $130 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Cap rate 8.1% 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) — zoned schools average 99% 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 35% 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 $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major 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 $130,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.10% ✓
• Cap rate: 8.11%
• Cash-on-cash: 6.48%
• DSCR: 1.29
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $210,240
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
333 London St	0.41mi	2/2.0	1,200 (+3%)	7mo	$235,000	$196	69
341 London St	0.41mi	2/2.0	1,200 (+3%)	8mo	$220,000	$183	68
624 Glasgow St	0.39mi	2/1.5	1,064 (-9%)	1mo	$225,000	$211	62
317 London St	0.40mi	2/2.0	1,250 (+7%)	7mo	$215,000	$172	62
707 Twine Ave	0.65mi	2/1.5	1,152 (-1%)	3mo	$205,500	$178	61
111 High St #408	0.47mi	2/2.5	1,073 (-8%)	10mo	$185,000	$172	56
475 Water St #504	0.56mi	2/2.5	1,305 (+12%)	8mo	$302,000	$231	48
1 Crawford Pkwy #1006	0.61mi	1/1.5 (-1)	1,015 (-13%)	4mo	$125,000	$123	38
1 Crawford Pkwy #1207	0.61mi	1/1.0 (-1)	1,000 (-14%)	12mo	$180,000	$180	27

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: -9.1%
• Equity multiple: 0.66×
• Total profit: $-12,242
• Equity at exit: $19,383

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $2,205
• Equity at exit: $11,240

Cash invested: $36,400 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,430 high
• Mortgage (P&I): −$682
• Tax from tax record: −$197 /mo · $2,364/yr
• Insurance: −$54
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $130

Break-even live

Break-even rent $1,265

Max offer price $130,000

Occupancy floor 86%

Sensitivity live

Price	-10% $204	-5% $167	+0% $130	+5% $93	+10% $57
Rent	-10% $17	-5% $74	+0% $130	+5% $187	+10% $243
Rate	-1.0pp $196	-0.5pp $163	base $130	+0.5pp $97	+1.0pp $62

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
915 Green St Portsmouth, VA	2.0	1.0	837	$1,195	$1.43	44d	1	0.02mi
1003 Green St Unit 1003 Portsmouth, VA	2.0	1.5	837	$1,195	$1.43	24d	1	0.06mi
1029 Green St Portsmouth, VA	2.0	1.5	802	$1,199	$1.50	18d	1	0.09mi
533 Columbia St Portsmouth, VA	2.0	2.0	1110	$1,495	$1.35	44d	1	0.11mi
531 County St Unit 3 Portsmouth, VA	1.0	1.0	725	$900	$1.24	13d	1	0.14mi
531 County St Unit 3 Portsmouth, VA	1.0	1.0	725	$900	$1.24	8d	1	0.14mi
710 Dinwiddie St Portsmouth, VA	1.0	1.0	850	$1,150	$1.35	4d	1	0.17mi
622 Effingham St Portsmouth, VA	2.0–3.0	1.5–2.0	1027	$507	$0.49	24d	2	0.19mi
714 King St Portsmouth, VA	2.0	2.0	935	$1,899	$2.03	44d	1	0.21mi
605 Dinwiddie St Unit B Portsmouth, VA	2.0	1.0	900	$1,650	$1.83	44d	1	0.22mi
507 High St Portsmouth, VA	1.0	1.0	686	$1,474	$2.15	4d	1	0.25mi
800 Crawford St Portsmouth, VA	1.0	1.0	825	$1,599	$1.94	24d	1	0.37mi
811 Randolph St Unit A Portsmouth, VA	2.0	1.0	800	$1,150	$1.44	44d	1	0.42mi
1100 High St Portsmouth, VA	2.0–3.0	1.5–2.0	1003	$1,010	$1.01	3d	5	0.43mi
923 Randolph St Portsmouth, VA	2.0	1.0	800	$1,062	$1.33	44d	1	0.45mi
111 High St #409 Portsmouth, VA	2.0	2.5	1078	$2,500	$2.32	8d	1	0.48mi
412 North St Portsmouth, VA	2.0	1.0	850	$1,415	$1.66	24d	2	0.49mi
303 North St #2 Portsmouth, VA	1.0	1.0	800	$1,224	$1.53	15d	1	0.51mi
320 Dinwiddie St Portsmouth, VA	1.0	1.0	700	$1,150	$1.64	24d	1	0.52mi
941 Holladay St Portsmouth, VA	1.0	1.0	720	$900	$1.25	44d	1	0.53mi
359 Middle St Portsmouth, VA	1.0	1.0	700	$1,150	$1.64	44d	1	0.53mi
1140 London Blvd Portsmouth, VA	2.0	2.0	1016	$1,902	$1.87	4d	1	0.56mi
303 Effingham St Unit S-2F Portsmouth, VA	3.0	2.0	1122	$1,950	$1.74	24d	1	0.59mi
303 Effingham St Unit N-2K Portsmouth, VA	2.0	1.0	872	$1,375	$1.58	24d	1	0.59mi
303 Effingham St Portsmouth, VA	2.0	1.0	872	$1,385	$1.59	44d	1	0.59mi
303 Effingham St Unit S-6E Portsmouth, VA	2.0	1.0	879	$1,360	$1.55	24d	1	0.59mi
303 Effingham St Portsmouth, VA	1.0–3.0	1.0–2.0	863	$1,500	$1.74	17d	11	0.59mi
1447 Talley Cir Portsmouth, VA	3.0	2.5	1440	$2,000	$1.39	24d	1	0.67mi
1416 Richmond Ave Portsmouth, VA	2.0	1.0	1024	$1,150	$1.12	44d	1	0.69mi
1802 Atlanta Ave Unit 2 Portsmouth, VA	2.0	1.0	1200	$1,500	$1.25	24d	1	0.71mi
2007 Elm Ave Portsmouth, VA	3.0	1.0	903	$1,300	$1.44	21d	1	0.71mi
548 Madison St Portsmouth, VA	2.0	1.0	900	$1,349	$1.50	17d	3	0.76mi
548 Madison St Portsmouth, VA	1.0	1.0	750	$1,249	$1.67	44d	1	0.76mi
548 Madison St Unit 54311--D Portsmouth, VA	1.0	1.0	750	$1,249	$1.67	24d	1	0.77mi
548 Madison St Unit 542-21-C Portsmouth, VA	2.0	1.0	900	$1,349	$1.50	24d	1	0.77mi
850 Crawford Pkwy Portsmouth, VA	1.0–2.0	1.0–2.0	944	$2,119	$2.24	3d	6	0.77mi
818 Coolidge St Portsmouth, VA	2.0	1.0	1230	$2,100	$1.71	44d	1	0.81mi
2111 Atlanta Ave Portsmouth, VA	3.0	2.0	1418	$2,395	$1.69	44d	1	0.82mi
129 Elm Ave Portsmouth, VA	3.0	1.5	1160	$2,600	$2.24	44d	1	0.84mi
130 Riverview Ave Unit A Downstairs Portsmouth, VA	2.0	1.0	975	$1,475	$1.51	4d	1	0.85mi

Listing history 2 events

1. 2026-05-21
   status Under Contract
2. 2026-05-18
   listed $130,000 Active

ⓘ 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: $2,364 · $197/mo
• Projected year-2 tax: $2,364 · $197/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 7/10 Severe FEMA zone X (shaded) · 88% 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: $17,158
• − Mortgage interest: −$7,282
• − Property taxes: −$2,364
• − Insurance: −$1,448
• − Repairs & maintenance: −$1,373
• − Management: −$1,373
• − Depreciation: −$3,782
• Taxable loss: −$463
• Est. tax savings @ 24.0%: +$111
• After-tax cash flow: $1,673/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

2 events — show timeline

• 2026-05-21 Pending — REINMLS
• 2026-05-18 Listed $130,000 REINMLS

Property tax history

+2.2%/yr

Latest (2025): $2,364 · +0.8% YoY. Source: county tax records.