2119 Liverpool St · Portsmouth, VA 23704

$100,000

2 bd · 2.0 ba · 1,360 sqft · SingleFamily public records · 3 Days on market

Built 1910

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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 +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

Are you looking for a home to make your own? This 2-story, 2-bedroom, 2-bath home may be the perfect opportunity. With a little TLC, this property offers great potential for an investor. Low traffic dead-end street. Property & appliances are being sold AS IS, and the seller will make no repairs.

Key facts

• Built 1910
• Listed 3 days

Property features AI

Finance

• HOA & community: No HOA fees reported

Exterior

• Parking: Driveway parking; Street parking
• Utilities: City/County water; City/County sewer; Electric water heater; Electric power
• Home design: Detached traditional home; Two stories; Crawl foundation; Simple ownership
• Construction: Vinyl exterior siding; Crawlspace foundation; Asphalt shingle roof
• Exterior features: Located on a cul-de-sac; Chain link fence; Vinyl siding; Asphalt shingle roof

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Master bedroom; Additional bedroom; No bedroom and full bathroom on 1st floor
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Carpet flooring
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $639 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 14.0% 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); 131 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 42% 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 $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.3% rent growth), your $28k cash investment doubles in ~5 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 1910 — 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→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1910 — 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: 1.75% ✓
• Cap rate: 13.96%
• Cash-on-cash: 27.38%
• DSCR: 2.22
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $240,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2009 King St	0.19mi	3/2.0 (+1)	1,350 (-1%)	5mo	$188,000	$139	81
2012 Liverpool St	0.10mi	3/2.0 (+1)	1,494 (+10%)	0mo	$289,900	$194	74
1905 High St	0.24mi	3/2.5 (+1)	1,432 (+5%)	4mo	$235,000	$164	70
1907 High St	0.23mi	3/2.5 (+1)	1,452 (+7%)	4mo	$255,900	$176	68
660 Virginia Ave	0.56mi	3/2.5 (+1)	1,340 (-2%)	6mo	$205,000	$153	60
1708 Spratley St	0.68mi	3/1.5 (+1)	1,371 (+1%)	1mo	$165,000	$120	59
1644 Leckie St	0.58mi	3/2.0 (+1)	1,400 (+3%)	5mo	$299,900	$214	58
1705 Ann St	0.49mi	3/2.0 (+1)	1,444 (+6%)	5mo	$274,000	$190	57
2813 High St	0.56mi	3/1.5 (+1)	1,218 (-10%)	2mo	$220,000	$181	48
121 Sandpiper Dr	0.55mi	3/1.0 (+1)	1,524 (+12%)	3mo	$155,000	$102	43
954 Florida Ave	0.59mi	3/2.0 (+1)	1,550 (+14%)	1mo	$275,000	$177	43
2208 Leckie St	0.48mi	3/1.5 (+1)	1,540 (+13%)	7mo	$275,000	$179	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: 21.8%
• Equity multiple: 1.90×
• Total profit: $25,088
• Equity at exit: $14,910

10-year hold

• IRR: 30.1%
• Equity multiple: 3.74×
• Total profit: $76,742
• Equity at exit: $8,646

Cash invested: $28,000 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,753 high
• Mortgage (P&I): −$524
• Tax from tax record: −$180 /mo · $2,156/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $639

Break-even live

Break-even rent $944

Max offer price $100,000

Occupancy floor 59%

Sensitivity live

Price	-10% $695	-5% $667	+0% $639	+5% $610	+10% $582
Rent	-10% $500	-5% $570	+0% $639	+5% $708	+10% $777
Rate	-1.0pp $689	-0.5pp $664	base $639	+0.5pp $613	+1.0pp $587

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1914 King St Portsmouth, VA	3.0	2.5	1332	$2,200	$1.65	45d	1	0.24mi
821 Mount Vernon Ave Portsmouth, VA	1.0	1.0	1200	$1,250	$1.04	44d	1	0.57mi
821 Mt Vernon Ave Unit A Portsmouth, VA	2.0	1.0	1200	$1,250	$1.04	4d	1	0.58mi
112 Idlewood Ave Portsmouth, VA	3.0	2.0	1508	$2,200	$1.46	44d	1	0.58mi
1447 Talley Cir Portsmouth, VA	3.0	2.5	1440	$2,000	$1.39	24d	1	0.60mi
1611 McDaniel St Unit A Portsmouth, VA	3.0	2.0	1500	$1,950	$1.30	8d	1	0.65mi
647 Mount Vernon Ave Unit B Portsmouth, VA	2.0	1.0	900	$1,650	$1.83	8d	1	0.71mi
1321 Columbia St Unit 1533640P Portsmouth, VA	3.0	2.5	1582	$5,609	$3.55	8d	1	0.72mi
148 Owens St Portsmouth, VA	3.0	2.0	1500	$2,350	$1.57	24d	1	0.81mi
1416 Richmond Ave Portsmouth, VA	2.0	1.0	1024	$1,150	$1.12	44d	1	0.81mi
1140 London Blvd Portsmouth, VA	2.0	2.0	1016	$1,902	$1.87	4d	1	0.82mi
3310 Glasgow St Portsmouth, VA	2.0	1.0	1100	$1,600	$1.45	4d	1	0.82mi
507 Broad St Unit 507 Portsmouth, VA	3.0	1.5	1700	$1,350	$0.79	44d	1	0.84mi
1100 High St Portsmouth, VA	2.0–3.0	1.5–2.0	1003	$1,010	$1.01	3d	5	0.85mi
20149 County St Portsmouth, VA	3.0	2.5	1738	$2,400	$1.38	44d	1	0.86mi
509 Mount Vernon Ave Portsmouth, VA	3.0	1.5	1125	$1,250	$1.11	22d	1	0.87mi
1400 Atlanta Ave Unit 3 Portsmouth, VA	1.0	2.0	1679	$800	$0.48	44d	1	0.88mi
129 Elm Ave Portsmouth, VA	3.0	1.5	1160	$2,600	$2.24	44d	1	0.90mi
416 Maryland Ave Unit A Portsmouth, VA	3.0	2.0	1450	$2,300	$1.59	44d	1	0.91mi
1915 Des Moines Ave Portsmouth, VA	3.0	1.0	1070	$1,700	$1.59	17d	1	0.97mi
1915 Des Moines Ave Portsmouth, VA	3.0	1.0	1070	$1,700	$1.59	24d	1	0.97mi
1915 Lansing Ave Portsmouth, VA	3.0	1.0	1085	$1,675	$1.54	4d	1	1.00mi
1802 Atlanta Ave Unit 2 Portsmouth, VA	2.0	1.0	1200	$1,500	$1.25	24d	1	1.03mi
130 Riverview Ave Unit A Downstairs Portsmouth, VA	2.0	1.0	975	$1,475	$1.51	4d	1	1.03mi
850 Crawford Pkwy Portsmouth, VA	1.0–2.0	1.0–2.0	944	$2,119	$2.24	3d	6	1.06mi
2304 Nashville Ave Portsmouth, VA	3.0	1.5	1226	$1,395	$1.14	44d	1	1.06mi
258 Maryland Ave Unit 1 Portsmouth, VA	3.0	2.0	1600	$1,850	$1.16	11d	1	1.07mi
259 Broad St Portsmouth, VA	3.0	1.0	1200	$1,475	$1.23	4d	1	1.08mi
259 Broad St Unit 3 Portsmouth, VA	3.0	1.0	1200	$1,550	$1.29	11d	1	1.08mi
622 Effingham St Portsmouth, VA	2.0–3.0	1.5–2.0	1027	$507	$0.49	24d	2	1.12mi
3401 Brighton St Portsmouth, VA	3.0	2.5	1439	$2,195	$1.53	4d	1	1.13mi
3607 Bart St Portsmouth, VA	3.0	2.0	1326	$1,850	$1.40	11d	1	1.15mi
714 King St Portsmouth, VA	2.0	2.0	935	$1,899	$2.03	44d	1	1.16mi
3626 Bart St Unit BAR3626-DF Portsmouth, VA	2.0	1.0	900	$1,000	$1.11	8d	1	1.17mi
2111 Atlanta Ave Portsmouth, VA	3.0	2.0	1418	$2,395	$1.69	44d	1	1.18mi
2007 Elm Ave Portsmouth, VA	3.0	1.0	903	$1,300	$1.44	21d	1	1.20mi
303 Effingham St Unit S-2F Portsmouth, VA	3.0	2.0	1122	$1,950	$1.74	24d	1	1.23mi
303 Effingham St Portsmouth, VA	1.0–3.0	1.0–2.0	863	$1,500	$1.74	17d	11	1.23mi
303 Effingham St Unit S-6E Portsmouth, VA	2.0	1.0	879	$1,360	$1.55	24d	1	1.23mi
2810 Roanoke Ave Portsmouth, VA	3.0	1.5	1100	$2,100	$1.91	44d	1	1.25mi

Listing history 4 events

1. 2026-06-15
   status $100,000 Under Contract 3 DOM
2. 2026-06-15
   days on market $100,000 Active 3 DOM
3. 2026-06-13
   remarks 298-char remark
4. 2026-06-13
   listed $100,000 Active 1 DOM

ⓘ 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: $2,156 · $180/mo
• Projected year-2 tax: $2,156 · $180/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 (unshaded) · 53% 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: $21,031
• − Mortgage interest: −$5,602
• − Property taxes: −$2,156
• − Insurance: −$500
• − Repairs & maintenance: −$1,682
• − Management: −$1,682
• − Depreciation: −$2,909
• Taxable income: $6,499
• Est. tax owed @ 24.0%: −$1,560
• After-tax cash flow: $6,106/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

1 event — show timeline

• 2026-06-12 Listed $100,000 REINMLS

Property tax history

+2.3%/yr

Latest (2025): $2,156 · +5.8% YoY. Source: county tax records.