799 Babbtown Rd · Suffolk, VA 23434

$185,000

2 bd · 1.0 ba · 952 sqft · SingleFamily public records · 251 Days on market

Built 1945 4,356 sqft lot $194/sqft · 18% below area Est $224k · 18% under ↓ 23% since listing

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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 +16.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• Schools +4.8/10.0
• Rent growth +4.0/5.0
• Livability +3.9/5.0
• 1% rule +3.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 Bedrooms | 2 Bathrooms | 0.175 Acre Lot | Approx. 1,264 Sq Ft Gross Area (952 Sq Ft Living Area) Property Overview: Excellent renovation or new-build opportunity in Suffolk, Virginia. This property has been fully gutted and is ready for completion. It includes approved septic plans and permits, a property survey, and architectural building plansall major groundwork has been completed for a seamless transition to construction. Key Features: 3-bedroom, 2-bath layout with open-concept potential Interior gutted to the studs ready for renovation Approved septic plans and permits included Property survey and architectural plans included Building permit required to begin construction 0.175-acre lot in a quiet, established neighborhood Convenient to Route 58, downtown Suffolk, schools, and shopping Ideal For: Investors, builders, or homeowners seeking a customizable project. With septic and planning approvals complete, this property offers a strong foundation for completing a beautiful home or profitable flip. Additional Information: All documentation regarding septic approval, building plans, and survey available upon request.

Key facts

• Fully gutted
• Property survey
• 4,356 sq ft lot

Tags

• RENOVATION OPPORTUNITY
• NEW-BUILD OPPORTUNITY
• FULLY GUTTED
• APPROVED SEPTIC PLANS
• PROPERTY SURVEY
• ARCHITECTURAL BUILDING PLANS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/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 $160k (13.4% below list).
• Recommended offer: $160k (13.4% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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; 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 251 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $160,187 (13.4% below list)

Questions for the listing agent

1. It's been on market 251 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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: 0.87% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.68%
• DSCR: 1.12
• GRM: 9.6

CMA / ARV

• ARV (median comp): $224,500
• List price: $185,000
• Delta: -17.59%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.84% rent growth · sell at horizon

5-year hold

• IRR: -9.2%
• Equity multiple: 0.65×
• Total profit: $-17,963
• Equity at exit: $27,584

10-year hold

• IRR: 3.4%
• Equity multiple: 1.27×
• Total profit: $14,092
• Equity at exit: $15,995

Cash invested: $51,800 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,602 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$103 /mo · $1,232/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $116

Break-even live

Break-even rent $1,456

Max offer price $185,000

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $185,000 Active 251 DOM
2. 2026-06-17
   days on market $185,000 Active 250 DOM
3. 2026-06-16
   days on market $185,000 Active 249 DOM
4. 2026-06-15
   days on market $185,000 Active 248 DOM
5. 2026-06-13
   days on market $185,000 Active 246 DOM
6. 2026-06-09
   days on market $185,000 Active 242 DOM
7. 2026-06-08
   days on market $185,000 Active 241 DOM
8. 2026-06-07
   days on market $185,000 Active 240 DOM
9. 2026-06-03
   days on market $185,000 Active 236 DOM
10. 2026-06-02
    days on market $185,000 Active 235 DOM
11. 2026-06-01
    days on market $185,000 Active 234 DOM
12. 2026-05-31
    days on market $185,000 Active 233 DOM
13. 2025-10-10
    listed $185,000 Active 1150-char remark

    Show marketing remark (1150 chars)

    3 Bedrooms | 2 Bathrooms | 0.175 Acre Lot | Approx. 1,264 Sq Ft Gross Area (952 Sq Ft Living Area) Property Overview: Excellent renovation or new-build opportunity in Suffolk, Virginia. This property has been fully gutted and is ready for completion. It includes approved septic plans and permits, a property survey, and architectural building plansall major groundwork has been completed for a seamless transition to construction. Key Features: 3-bedroom, 2-bath layout with open-concept potential Interior gutted to the studs ready for renovation Approved septic plans and permits included Property survey and architectural plans included Building permit required to begin construction 0.175-acre lot in a quiet, established neighborhood Convenient to Route 58, downtown Suffolk, schools, and shopping Ideal For: Investors, builders, or homeowners seeking a customizable project. With septic and planning approvals complete, this property offers a strong foundation for completing a beautiful home or profitable flip. Additional Information: All documentation regarding septic approval, building plans, and survey available upon request.

14. 2023-12-01
    soldstatus $239,900

ⓘ 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: $1,232 · $103/mo
• Projected year-2 tax: $1,517 · $126/mo
• Expected delta: +$285/yr (+$24/mo · 23.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°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: $19,222
• − Mortgage interest: −$10,363
• − Property taxes: −$1,232
• − Insurance: −$925
• − Repairs & maintenance: −$1,538
• − Management: −$1,538
• − Depreciation: −$5,382
• Taxable loss: −$1,754
• Est. tax savings @ 24.0%: +$421
• After-tax cash flow: $1,808/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

-22.9% since first listed

2 events — show timeline

• 2025-10-10 Listed $185,000 ForSaleByOwner.com
• 2023-12-01 Sold (Public Records) $239,900 Public Records

Property tax history

+4.2%/yr

Latest (2025): $1,232 · +10.6% YoY. Source: county tax records.