7422 Davidson St · Norfolk, VA 23513

$170,000

3 bd · 2.0 ba · 922 sqft · SingleFamily public records · 14 Days on market

Built 1941 $184/sqft · 33% below area Est $254k · 33% 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 +18.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +4.2/10.0
• Livability +4.2/5.0
• Schools +3.5/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOOK NO FURTHER. STOP HERE FIRST AND PREVIEW THIS 3 BEDROOM HOME. GREAT FOR FIRST TIME HOMEOWNER OR AN INVESTOR. NICE BACKYARD WITH DECK FOR ENTERTAINING. NEW HEATING SYSTEM 2025. "AS IS".

Key facts

• Built 1941
• Listed 14 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $161 ($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 (7.8% below list).
• Recommended offer: $157k (7.8% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 4.0% in Norfolk — 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 83/100 on livability (#43 in VA, #1,026 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: employment C-, crime F.
• Norfolk City Public School District (urban): math 27% / reading 56% proficiency, ranked #118 of 131 in VA (top 90%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.4%/yr); 132 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 438 units permitted in Norfolk city in 2024 (273 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 $5k of value loss. Plan a longer hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $32k; list at $170k implies a 440% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — 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 $156,747 (7.8% below list)

Questions for the listing agent

1. Built in 1941 — 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 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?
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: 0.92% ✗
• Cap rate: 7.43%
• Cash-on-cash: 4.05%
• DSCR: 1.18
• GRM: 9.0

CMA / ARV

• ARV (median comp): $254,145
• List price: $170,000
• Delta: -33.11%
• 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
720 Nickoles Ln	0.45mi	3/1.0	933 (+1%)	5mo	$215,000	$230	69
7450 Tyndale Ct	0.48mi	2/1.0 (-1)	912 (-1%)	1mo	$235,000	$258	66
1033 Tifton St	0.41mi	3/1.0	972 (+5%)	4mo	$260,000	$267	64
864 Lasser Dr	0.48mi	3/1.0	874 (-5%)	2mo	$160,000	$183	63
7012 Selma Ave	0.36mi	3/1.0	1,000 (+8%)	4mo	$259,750	$260	62
909 Workwood Rd	0.41mi	3/1.0	1,005 (+9%)	2mo	$270,000	$269	60
7948 Merritt St	0.43mi	3/1.0	1,002 (+9%)	4mo	$122,000	$122	58
936 Widgeon Rd	0.61mi	3/1.0	960 (+4%)	3mo	$180,000	$188	58
1041 Tifton St	0.39mi	2/1.0 (-1)	847 (-8%)	6mo	$205,000	$242	54
840 Workwood Rd	0.49mi	3/1.0	1,040 (+13%)	5mo	$255,000	$245	48
623 Gladstone Rd	0.75mi	3/1.0	855 (-7%)	3mo	$256,500	$300	46
741 Bancker Rd	0.62mi	3/2.0	1,052 (+14%)	6mo	$310,000	$295	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 · 3.42% rent growth · sell at horizon

5-year hold

• IRR: -9.5%
• Equity multiple: 0.65×
• Total profit: $-16,686
• Equity at exit: $25,348

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $1,252
• Equity at exit: $14,698

Cash invested: $47,600 (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 23513

• Home prices YoY: -9.3%
• Rents YoY: 3.4%
• Active inventory: 132
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,567 high
• Mortgage (P&I): −$891
• Tax from tax record: −$115 /mo · $1,384/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $161

Break-even live

Break-even rent $1,364

Max offer price $170,000

Occupancy floor 85%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7128 Gregory Dr Norfolk, VA	2.0	1.0	720	$1,800	$2.50	43d	1	0.21mi
7108 Gregory Dr Norfolk, VA	2.0	1.0	720	$1,400	$1.94	43d	1	0.26mi
869 Bancker Rd Norfolk, VA	2.0	1.0–1.5	910	$1,142	$1.26	43d	1	0.43mi
7465 Fenner St Unit 7468-2-A8 Norfolk, VA	2.0	1.0	900	$1,399	$1.55	20d	1	0.50mi
7922 Old Ocean View Rd Norfolk, VA	1.0–3.0	1.0–1.5	890	$1,300	$1.46	1d	3	0.51mi
7427 Tyndale Ct Unit 1 Norfolk, VA	2.0	1.0	786	$995	$1.27	43d	1	0.53mi
7433 Fenner St Norfolk, VA	1.0–2.0	1.0	715	$1,399	$1.96	14d	7	0.56mi
715 Easy St Unit 2 Norfolk, VA	2.0	1.0	750	$1,200	$1.60	14d	1	0.59mi
837 Tifton St Norfolk, VA	3.0	2.0	1072	$2,300	$2.15	23d	1	0.60mi
7474 Pennington Rd Unit 7474 Norfolk, VA	2.0	1.0	1000	$1,525	$1.52	2d	1	0.68mi
7996 Diggs Rd Unit D Norfolk, VA	3.0	2.0	950	$1,375	$1.45	43d	1	0.69mi
507 Ashlawn Dr Norfolk, VA	2.0	1.0	750	$1,395	$1.86	43d	1	0.88mi
508 Ashlawn Dr Unit 2 Norfolk, VA	2.0	1.0	725	$1,250	$1.72	21d	1	0.89mi
504 Ashlawn Dr Unit 2 Norfolk, VA	2.0	1.0	725	$1,250	$1.72	23d	1	0.90mi
504 Ashlawn Dr Norfolk, VA	2.0	1.0	725	$1,250	$1.72	21d	1	0.90mi
440 San Antonio Blvd Norfolk, VA	2.0	1.0	800	$1,535	$1.92	23d	1	0.92mi
417 E Little Creek Rd Apt 4 Norfolk, VA	2.0	1.0	700	$1,050	$1.50	7d	1	0.94mi
351 San Antonio Blvd Unit 8 Norfolk, VA	2.0	1.0	675	$1,250	$1.85	12d	1	1.07mi
6340 Sewells Point Rd Apt communities Norfolk, VA	2.0	1.0	750	$1,099	$1.47	21d	1	1.10mi
8231 Andrew Ln Norfolk, VA	3.0	1.0	720	$1,800	$2.50	23d	1	1.11mi
6343 Chesapeake Blvd Apt communities Norfolk, VA	2.0	1.0	750	$1,099	$1.47	21d	1	1.12mi
310 Naval Base Rd Norfolk, VA	3.0	1.0	1000	$1,850	$1.85	23d	1	1.14mi
845 Norman Ave Norfolk, VA	2.0	1.0	862	$2,000	$2.32	23d	1	1.16mi
311 Ashlawn Dr Unit 3 Norfolk, VA	2.0	1.0	800	$1,195	$1.49	44d	1	1.19mi
609 Summers Dr Norfolk, VA	3.0	1.0	998	$1,995	$2.00	4d	1	1.21mi
312 Ashlawn Dr Norfolk, VA	2.0	1.0	720	$1,200	$1.67	43d	1	1.22mi
6450 Crescent Way Norfolk, VA	1.0–3.0	1.0–2.0	1128	$2,369	$2.10	2d	23	1.23mi
6234 Chesapeake Blvd Norfolk, VA	2.0	1.0	986	$925	$0.94	17d	1	1.29mi
6228 Chesapeake Blvd Unit G Norfolk, VA	2.0	1.0	885	$925	$1.05	43d	1	1.31mi
6249 Alexander St Unit F Norfolk, VA	2.0	1.0	817	$1,195	$1.46	4d	1	1.31mi
6249 Alexander St Unit C Norfolk, VA	2.0	1.0	817	$1,195	$1.46	23d	1	1.31mi
6249 Alexander St Unit C Norfolk, VA	2.0	1.0	817	$1,195	$1.46	17d	1	1.31mi
6241 Alexander St Unit F Norfolk, VA	2.0	1.0	704	$895	$1.27	12d	1	1.33mi
739 Waukesha Ave Norfolk, VA	2.0	1.0	860	$1,800	$2.09	23d	1	1.34mi
6225 Alexander St Unit F Norfolk, VA	2.0	1.0	750	$1,499	$2.00	20d	1	1.35mi
6225 Alexander St Norfolk, VA	2.0	1.0	750	$1,299	$1.73	43d	1	1.36mi
1232 Norview Ave Unit NOR1232R-EA Norfolk, VA	3.0	2.0	1106	$1,600	$1.45	43d	1	1.46mi
6115 Tidewater Dr Norfolk, VA	1.0–2.0	1.0–2.0	956	$2,274	$2.38	2d	8	1.47mi

Listing history 4 events

1. 2026-05-06
   status Under Contract 198-char remark

   Show marketing remark (198 chars)

   LOOK NO FURTHER. STOP HERE FIRST AND PREVIEW THIS 3 BEDROOM HOME. GREAT FOR FIRST TIME HOMEOWNER OR AN INVESTOR. NICE BACKYARD WITH DECK FOR ENTERTAINING. NEW HEATING SYSTEM 2025. "AS IS".

2. 2026-05-01
   price $170,000 198-char remark

   Show marketing remark (198 chars)

   LOOK NO FURTHER. STOP HERE FIRST AND PREVIEW THIS 3 BEDROOM HOME. GREAT FOR FIRST TIME HOMEOWNER OR AN INVESTOR. NICE BACKYARD WITH DECK FOR ENTERTAINING. NEW HEATING SYSTEM 2025. "AS IS".

3. 2026-04-21
   listed $225,000 Active 198-char remark

   Show marketing remark (198 chars)

   LOOK NO FURTHER. STOP HERE FIRST AND PREVIEW THIS 3 BEDROOM HOME. GREAT FOR FIRST TIME HOMEOWNER OR AN INVESTOR. NICE BACKYARD WITH DECK FOR ENTERTAINING. NEW HEATING SYSTEM 2025. "AS IS".

4. 1981-04-29
   soldstatus $31,500

ⓘ 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: $1,384 · $115/mo
• Projected year-2 tax: $1,394 · $116/mo
• Expected delta: +$10/yr (+$1/mo · 0.7%)

ⓘ 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 9/10 Extreme 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,810
• − Mortgage interest: −$9,523
• − Property taxes: −$1,384
• − Insurance: −$850
• − Repairs & maintenance: −$1,505
• − Management: −$1,505
• − Depreciation: −$4,945
• Taxable loss: −$902
• Est. tax savings @ 24.0%: +$216
• After-tax cash flow: $2,144/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: Norfolk City Public School District
• NCES district ID: 5102670
• Math proficiency: 27% ▼ -44.00%
• Reading proficiency: 56% ▼ -10.00%
• Median HH income: $44,358
• Composite: 35.08/100
• National rank: #5026
• State rank: #118 of 131 in VA

Livability — Norfolk

• Score: 83/100
• State rank: #43
• US rank: #1026

Category grades

Amenities A+ Commute A+ Cost of living B+ 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: Norfolk, VA
• County: Norfolk City · 214,042 people
• City population: 214,042
• Metro: Virginia Beach-Norfolk-Newport News, VA-NC
• Population (ZIP): 28,628
• Household income: $68,380
• Rent vs Own: 43.9% rent · 56.1% own
• Severe rent burden: 1342.0

Population outlook (Norfolk County) Hauer SSP2

• Today (2025): 249,032 people
• By 2030: 252,347 · +1.3%
• By 2040: 253,644 · +1.9%
• By 2050: 251,913 · +1.2%
• By 2075: 245,281 · -1.5%
• By 2100: 219,548 · -11.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Black 55% White 23% Hispanic / Latino 11% Two or more races 7% Asian 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Romanian 1% Slovak 1% Lithuanian 0%
• Foreign-born: 10% · Canada
• Languages at home: 87% English-only · Spanish 6% Tagalog/Filipino 4% French/Haitian/Cajun 1%

Political lean MEDSL · Norfolk

• 2024 margin: Solid D (+41.5) · D 70.0% · R 28.5% · Other 1.6%
• 2008→2024 swing: -1.4pp toward R · 2008: 43.0pp · 2024: 41.5pp
• All cycles: 2024: D+41.5 2020: D+45.6 2016: D+42.0 2012: D+44.0 2008: D+43.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.67%
• Current HPI: 329.2241
• Rent YoY: ▲ 3.42%
• 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

+439.7% since first listed

4 events — show timeline

• 2026-05-06 Pending — REINMLS
• 2026-05-01 Price Changed $170,000 REINMLS
• 2026-04-21 Listed $225,000 REINMLS
• 1981-04-29 Sold (Public Records) $31,500 Public Records

Property tax history

+6.9%/yr

Latest (2024): $1,384 · +1.8% YoY. Source: county tax records.