907 Mckinley Ave · Suffolk, VA 23434

$184,000

2 bd · 1.0 ba · 714 sqft · SingleFamily public records · 63 Days on market

Built 1940 $258/sqft · 18% above area Est $219k · 16% 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 +17.2/30.0
• ARV discount +14.7/15.0
• DSCR +5.3/10.0
• Schools +4.8/10.0
• Rent growth +4.0/5.0
• Livability +3.9/5.0
• 1% rule +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 907 McKinley Avenue in Suffolk, Virginia—a charming opportunity to own a home with character, comfort, and convenience. This inviting property offers a warm and welcoming feel from the moment you arrive, with bright living spaces and a layout designed for everyday living. Whether you are looking for your first home, a place to downsize, or an investment opportunity, this property offers flexibility and potential to make it your own. Enjoy comfortable bedrooms, functional living areas, and outdoor space perfect for relaxing, entertaining, gardening, or play. Conveniently located near downtown Suffolk, shopping, dining, schools, parks, and major routes, this home places you close to everything you need while still offering a neighborhood feel. With its appealing setting and endless possibilities, 907 McKinley Avenue is ready to welcome its next owner. Come see all the potential this Suffolk home has to offer.

Key facts

• Outdoor space
• Built 1940
• Listed 63 days

Tags

• OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $184k.

Deal economics

• At list price, monthly cash flow is $130 ($2k/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 $157k (14.7% below list).
• Recommended offer: $157k (14.7% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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+, schools 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.
• Market conditions: Rents rising fast (+5.8%/yr); 536 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 680 units permitted in Suffolk city in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 63 days — a 6% lower offer ($173k) 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.
• Current owner paid $70k; list at $184k implies a 163% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $156,912 (14.7% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 0.85% ✗
• Cap rate: 7.14%
• Cash-on-cash: 3.03%
• DSCR: 1.13
• GRM: 9.8

CMA / ARV

• ARV (median comp): $218,947
• List price: $184,000
• Delta: -15.96%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
814 Garfield Ave	0.10mi	2/1.0	780 (+9%)	11mo	$195,000	$250	70

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: -8.8%
• Equity multiple: 0.67×
• Total profit: $-17,007
• Equity at exit: $27,435

10-year hold

• IRR: 3.7%
• Equity multiple: 1.30×
• Total profit: $15,593
• Equity at exit: $15,909

Cash invested: $51,520 (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: 536
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,569 medium
• Mortgage (P&I): −$965
• Tax from tax record: −$68 /mo · $817/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $130

Break-even live

Break-even rent $1,405

Max offer price $184,000

Occupancy floor 87%

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: $46,000
• Closing costs: $5,520
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
408 Wellons St Suffolk, VA	1.0	1.0	750	$1,486	$1.98	1d	3	0.92mi
181 N Main St Suffolk, VA	2.0	1.0–2.0	804	$1,885	$2.34	1d	15	1.06mi
303 Bank St Unit C Suffolk, VA	1.0	1.0	650	$1,100	$1.69	23d	1	1.30mi

Listing history 17 events

1. 2026-06-18
   days on market $184,000 Active 63 DOM
2. 2026-06-17
   days on market $184,000 Active 62 DOM
3. 2026-06-16
   days on market $184,000 Active 61 DOM
4. 2026-06-15
   days on market $184,000 Active 60 DOM
5. 2026-06-13
   days on market $184,000 Active 58 DOM
6. 2026-06-09
   days on market $184,000 Active 54 DOM
7. 2026-06-08
   days on market $184,000 Active 53 DOM
8. 2026-06-07
   days on market $184,000 Active 52 DOM
9. 2026-06-03
   days on market $184,000 Active 48 DOM
10. 2026-06-02
    days on market $184,000 Active 47 DOM
11. 2026-06-01
    days on market $184,000 Active 46 DOM
12. 2026-05-31
    days on market $184,000 Active 45 DOM
13. 2026-04-16
    listed $190,000 Active 937-char remark

    Show marketing remark (937 chars)

    Welcome to 907 McKinley Avenue in Suffolk, Virginia—a charming opportunity to own a home with character, comfort, and convenience. This inviting property offers a warm and welcoming feel from the moment you arrive, with bright living spaces and a layout designed for everyday living. Whether you are looking for your first home, a place to downsize, or an investment opportunity, this property offers flexibility and potential to make it your own. Enjoy comfortable bedrooms, functional living areas, and outdoor space perfect for relaxing, entertaining, gardening, or play. Conveniently located near downtown Suffolk, shopping, dining, schools, parks, and major routes, this home places you close to everything you need while still offering a neighborhood feel. With its appealing setting and endless possibilities, 907 McKinley Avenue is ready to welcome its next owner. Come see all the potential this Suffolk home has to offer.

14. 2024-02-23
    status Under Contract
15. 2024-02-05
    historical Active Under Contract
16. 2024-01-26
    listed $219,000 Active
17. 2023-11-13
    soldstatus $70,000

ⓘ 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: $817 · $68/mo
• Projected year-2 tax: $1,509 · $126/mo
• Expected delta: +$691/yr (+$58/mo · 84.6%)

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,829
• − Mortgage interest: −$10,307
• − Property taxes: −$817
• − Insurance: −$920
• − Repairs & maintenance: −$1,506
• − Management: −$1,506
• − Depreciation: −$5,353
• Taxable loss: −$1,580
• Est. tax savings @ 24.0%: +$379
• After-tax cash flow: $1,938/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

+171.4% since first listed

5 events — show timeline

• 2026-04-16 Listed $190,000 REINMLS
• 2024-02-23 Pending — REINMLS
• 2024-02-05 Contingent — REINMLS
• 2024-01-26 Listed $219,000 REINMLS
• 2023-11-13 Sold (Public Records) $70,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $817 · +2.0% YoY. Source: county tax records.