101 Highland Ave · Suffolk, VA 23434

$240,000

3 bd · 2.0 ba · 2,064 sqft · SingleFamily public records · 38 Days on market

Built 1916 9,583 sqft lot $116/sqft · 23% below area Est $310k · 23% 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 +17.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• Schools +4.8/10.0
• 1% rule +4.2/10.0
• Rent growth +4.0/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Just minutes from downtown Suffolk, this charming home is full of possibilities. Whether you’re looking for a spacious single family home, investment opportunity, or potential rental property, this one is worth a look. With possible duplex potential, the options are there for the next owner. This home is full of character featuring hardwood flooring, a cozy front porch for relaxing, and a classic claw foot tub that adds to the charm. Out back you’ll find a large 3-bay garage with plenty of room for storage, hobbies, or a workshop. Half pipe in the backyard to convey with the property for anyone wanting a fun bonus feature. Great opportunity for an investor or someone looking to

Key facts

• Hardwood flooring
• Large 3-bay garage
• Cozy front porch

Tags

• HARDWOOD FLOORING
• COZY FRONT PORCH
• CLAW FOOT TUB
• LARGE 3-BAY GARAGE

Property features AI

Finance

• Other: Fixer upper
• HOA & community: No HOA (N/A)

Exterior

• Parking: Has garage; Oversized garage; 4 parking spaces; Driveway parking
• Utilities: City/County water; City/County sewer; Electric water heater; Electric power
• Home design: Detached traditional home; 2 stories; 2 living levels; Crawl foundation
• Construction: Asphalt shingle roof
• Exterior features: Vinyl siding; Partial fence; Screened porch; Storage shed

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: First-floor bedroom (with full bathroom on first floor not present)
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Window/wall air conditioning
• Interior features: Decorative fireplace; Window treatments; Cable hookup
• Laundry & utility: Washer hookup; Dryer hookup; Utility room; Workshop

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $162 ($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 $220k (8.3% below list).
• Recommended offer: $220k (8.3% 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+, employment 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.
• Zoned schools: Mack Benn Jr. Elementary (math 27% / reading 50%, grade F, #924 of 1,108 statewide, top 84%, 684 students, 66% FRL); King'S Fork High (math 44% / reading 77%, grade C+, #244 of 319 statewide, top 77%, 1,697 students, 63% FRL) — zoned schools average 64% FRL vs 39% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.8%/yr); 536 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 680 units permitted in Suffolk city in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($80k/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 $2k of loan paydown is wiped out by about $7k 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 38 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: built in 1916 — 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 $220,067 (8.3% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.92% ✗
• Cap rate: 7.11%
• Cash-on-cash: 2.90%
• DSCR: 1.13
• GRM: 9.1

CMA / ARV

• ARV (median comp): $310,000
• List price: $240,000
• Delta: -22.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
413 Henry St	0.35mi	4/2.5 (+1)	2,194 (+6%)	5mo	$380,000	$173	62
217 N Saratoga St	0.49mi	3/3.0	1,936 (-6%)	2mo	$297,500	$154	61
1201 Coastline Ave	0.51mi	4/3.5 (+1)	2,165 (+5%)	2mo	$362,000	$167	56
107 Day St	0.51mi	3/2.5	1,840 (-11%)	2mo	$310,000	$168	54
318 Goodman St	0.68mi	4/2.5 (+1)	2,160 (+5%)	1mo	$365,999	$169	53
121 Pinner St	0.53mi	4/3.5 (+1)	2,194 (+6%)	4mo	$255,000	$116	50
209 Pinner St	0.45mi	4/2.5 (+1)	2,236 (+8%)	10mo	$340,000	$152	50
214 Grace St	0.42mi	3/2.0	1,762 (-15%)	9mo	$279,900	$159	48
119 N Lloyd St	0.74mi	4/2.5 (+1)	2,160 (+5%)	4mo	$365,999	$169	47
315 Goodman St	0.66mi	4/2.5 (+1)	1,819 (-12%)	1mo	$355,000	$195	42
329 Briggs St	0.69mi	3/2.5	1,840 (-11%)	9mo	$321,000	$174	40
208 Beech St	0.64mi	3/2.5	1,800 (-13%)	10mo	$324,300	$180	38

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: -8.7%
• Equity multiple: 0.67×
• Total profit: $-22,093
• Equity at exit: $35,785

10-year hold

• IRR: 4.0%
• Equity multiple: 1.33×
• Total profit: $22,146
• Equity at exit: $20,751

Cash invested: $67,200 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,201 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$217 /mo · $2,610/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $162

Break-even live

Break-even rent $1,995

Max offer price $240,000

Occupancy floor 88%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
315 Highland Ave Suffolk, VA	3.0	2.0	1580	$2,050	$1.30	23d	1	0.20mi
307 N 4th St Suffolk, VA	4.0	2.0	1600	$1,800	$1.12	7d	1	0.65mi
124 Halifax St Suffolk, VA	4.0	2.0	1728	$2,100	$1.22	43d	1	0.75mi
223 N 7th St Suffolk, VA	3.0	2.5	1495	$2,300	$1.54	43d	1	0.82mi
621 Butler Ave Suffolk, VA	3.0	2.5	1760	$2,500	$1.42	23d	1	0.93mi
124 Linden Ave Suffolk, VA	4.0	2.5	2568	$2,795	$1.09	43d	1	1.01mi
808 Gittings St Suffolk, VA	4.0	2.5	2187	$2,500	$1.14	23d	1	1.18mi
525 Kilby Ave Suffolk, VA	3.0	2.5	1776	$2,500	$1.41	23d	1	1.42mi

Listing history 31 events

1. 2026-06-18
   days on market $240,000 Active 38 DOM
2. 2026-06-17
   days on market $240,000 Active 37 DOM
3. 2026-06-16
   days on market $240,000 Active 36 DOM
4. 2026-06-15
   days on market $240,000 Active 35 DOM
5. 2026-06-13
   days on market $240,000 Active 33 DOM
6. 2026-06-09
   days on market $240,000 Active 29 DOM
7. 2026-06-08
   days on market $240,000 Active 28 DOM
8. 2026-06-07
   pricedays on market $240,000 Active 27 DOM
9. 2026-06-03
   days on market $250,000 Active 23 DOM
10. 2026-06-02
    days on market $250,000 Active 22 DOM
11. 2026-06-01
    days on market $250,000 Active 21 DOM
12. 2026-05-31
    days on market $250,000 Active 20 DOM
13. 2026-05-11
    listed $250,000 Active 729-char remark
14. 2022-07-11
    soldstatus $215,000
15. 2022-06-17
    status Under Contract
16. 2022-06-08
    historical Active Under Contract
17. 2022-05-23
    status Active
18. 2022-05-16
    historical Active Under Contract
19. 2022-05-06
    listed $215,000 Active
20. 2022-03-21
    historical
21. 2022-03-11
    historical Active Under Contract
22. 2022-03-07
    status Active
23. 2022-02-28
    historical Active Under Contract
24. 2022-02-11
    listed $212,500 Active
25. 2022-02-10
    historical
26. 2022-01-07
    status Active Under Contract
27. 2021-12-31
    historical
28. 2021-11-08
    price $215,000
29. 2021-10-22
    status Active
30. 2021-10-15
    historical Active Under Contract
31. 2021-10-06
    listed $220,000 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: $2,610 · $217/mo
• Projected year-2 tax: $2,610 · $217/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $26,408
• − Mortgage interest: −$13,444
• − Property taxes: −$2,610
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,113
• − Management: −$2,113
• − Depreciation: −$6,982
• Taxable loss: −$2,052
• Est. tax savings @ 24.0%: +$493
• After-tax cash flow: $2,442/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

+9.1% since first listed

20 events — show timeline

• 2026-06-05 Price Changed $240,000 REINMLS
• 2026-05-11 Listed $250,000 REINMLS
• 2022-07-11 Sold (Public Records) $215,000 Public Records
• 2022-06-17 Pending — REINMLS
• 2022-06-08 Contingent — REINMLS
• 2022-05-23 Relisted — REINMLS
• 2022-05-16 Contingent — REINMLS
• 2022-05-06 Listed $215,000 REINMLS
• 2022-03-21 Listing Removed — REINMLS
• 2022-03-11 Contingent — REINMLS
• 2022-03-07 Relisted — REINMLS
• 2022-02-28 Contingent — REINMLS
• 2022-02-11 Listed $212,500 REINMLS
• 2022-02-10 Listing Removed — REINMLS
• 2022-01-07 Relisted — REINMLS
• 2021-12-31 Listing Removed — REINMLS
• 2021-11-08 Price Changed $215,000 REINMLS
• 2021-10-22 Relisted — REINMLS
• 2021-10-15 Contingent — REINMLS
• 2021-10-06 Listed $220,000 REINMLS

Property tax history

+6.6%/yr

Latest (2025): $2,610 · +9.7% YoY. Source: county tax records.