3313 Holland Rd · Suffolk, VA 23434

$169,900

3 bd · 2.0 ba · 1,323 sqft · SingleFamily public records · 63 Days on market

Built 1920 Fair condition $128/sqft · 40% below area Est $285k · 40% under

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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 +28.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• Schools +5.7/10.0
• Rent growth +4.0/5.0
• Livability +3.9/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Attention investors and rehabbers! This 3-bedroom, 2-bath, 1,323 sq ft home on a spacious 10,890 sq ft lot is the perfect fix-and-flip or rental project. Built in 1920 and ready for renovation, this property offers significant upside. Sold strictly as-is with no repairs by the seller. Cash or hard money only. Priced at $169,900 with an estimated ARV of $315K–$330K—excellent spread and strong profit potential.

Key facts

• Built 1920
• Listed 63 days

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $559 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $160k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 3.6% 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: Oakland Elementary (math 52% / reading 72%, grade B, #480 of 1,108 statewide, top 46%, 469 students, 64% FRL); Forest Glen Middle (math 39% / reading 67%, grade C+, #213 of 342 statewide, top 63%, 426 students, 63% FRL); Lakeland High (math 33% / reading 77%, grade C, #279 of 319 statewide, top 88%, 1,083 students, 64% FRL) — zoned schools average 64% FRL vs 39% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.8%/yr); 710 active listings in the ZIP; solid renter incomes; 680 units permitted in Suffolk city in 2024 (0 in 5+ unit buildings).
• This rent runs 31% 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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 5.8% rent growth), your $48k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $140k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% 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 $159,706 (6.0% 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 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.23% ✓
• Cap rate: 10.24%
• Cash-on-cash: 14.10%
• DSCR: 1.63
• GRM: 6.8

CMA / ARV

• ARV (median comp): $284,946
• List price: $169,900
• Delta: -40.37%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
752 Manning Bridge Rd	1.44mi	3/2.0	1,314 (-1%)	0mo	$330,000	$251	63
169 Lummis Rd	0.71mi	3/2.0	1,216 (-8%)	2mo	$90,000	$74	52
129 Gene Ave	1.82mi	3/1.0	1,400 (+6%)	0mo	$285,000	$204	51
3209 Holland Rd	0.30mi	3/1.0	1,062 (-20%)	8mo	$235,000	$221	50
2164 Manning Rd	1.97mi	2/1.0 (-1)	1,308 (-1%)	10mo	$312,500	$239	45
3352 Deer Path Rd	2.24mi	3/1.5	1,429 (+8%)	6mo	$300,000	$210	45
2028 Kilby Ln	1.97mi	3/2.0	1,100 (-17%)	1mo	$285,000	$259	39
113 Fairfield Ave	1.86mi	3/2.0	1,152 (-13%)	8mo	$224,900	$195	37
2008 Holland Rd	1.99mi	2/1.0 (-1)	1,452 (+10%)	6mo	$187,000	$129	34
104 Fairfield Ave	1.87mi	3/2.0	1,088 (-18%)	10mo	$250,000	$230	31
106 Fairfield Ave	1.87mi	2/1.0 (-1)	964 (-27%)	4mo	$221,900	$230	28
105 Fairfield Ave	1.85mi	2/1.0 (-1)	1,105 (-16%)	8mo	$240,000	$217	24

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: 7.4%
• Equity multiple: 1.30×
• Total profit: $14,206
• Equity at exit: $25,333

10-year hold

• IRR: 18.9%
• Equity multiple: 2.78×
• Total profit: $84,889
• Equity at exit: $14,690

Cash invested: $47,572 (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: 710
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,092 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$132 /mo · $1,583/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $559

Break-even live

Break-even rent $1,384

Max offer price $169,900

Occupancy floor 68%

Sensitivity live

Price	-10% $655	-5% $607	+0% $559	+5% $511	+10% $463
Rent	-10% $394	-5% $476	+0% $559	+5% $642	+10% $724
Rate	-1.0pp $645	-0.5pp $602	base $559	+0.5pp $515	+1.0pp $470

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: $42,475
• Closing costs: $5,097
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Driveway parking spaces
• Utilities: City/County sewerCity/County water
• Home design: Detached ranchSingle-story (1 living level)Simple ownership
• Construction: Crawl foundationAsphalt shingle roof
• Exterior features: Vinyl siding

Interior

• Kitchen: Kitchen
• Bedrooms: Master bedroomAdditional bedroomBedroom and full bathroom on first floor
• Bathrooms: 2 full bathrooms
• Interior features: Living roomGreat roomDining roomFamily roomUtility roomAtticPorchCity view
• Laundry & utility: Utility room

Listing history 21 events

1. 2026-06-29
   days on market $169,900 Active 63 DOM
2. 2026-06-28
   days on market $169,900 Active 62 DOM
3. 2026-06-27
   days on market $169,900 Active 61 DOM
4. 2026-06-27
   days on market $169,900 Active 60 DOM
5. 2026-06-25
   days on market $169,900 Active 58 DOM
6. 2026-06-22
   days on market $169,900 Active 56 DOM
7. 2026-06-21
   days on market $169,900 Active 55 DOM
8. 2026-06-18
   days on market $169,900 Active 52 DOM
9. 2026-06-17
   days on market $169,900 Active 51 DOM
10. 2026-06-16
    days on market $169,900 Active 50 DOM
11. 2026-06-15
    days on market $169,900 Active 49 DOM
12. 2026-06-13
    days on market $169,900 Active 47 DOM
13. 2026-06-09
    days on market $169,900 Active 43 DOM
14. 2026-06-08
    days on market $169,900 Active 42 DOM
15. 2026-06-07
    days on market $169,900 Active 41 DOM
16. 2026-06-03
    days on market $169,900 Active 37 DOM
17. 2026-06-02
    days on market $169,900 Active 36 DOM
18. 2026-06-01
    days on market $169,900 Active 35 DOM
19. 2026-05-31
    days on market $169,900 Active 34 DOM
20. 2026-04-27
    listed $169,900 Active 423-char remark
21. 2024-10-31
    soldstatus $140,000

ⓘ 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: $1,583 · $132/mo
• Projected year-2 tax: $1,583 · $132/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,104
• − Mortgage interest: −$9,517
• − Property taxes: −$1,583
• − Insurance: −$850
• − Repairs & maintenance: −$2,008
• − Management: −$2,008
• − Depreciation: −$4,943
• Taxable income: $4,196
• Est. tax owed @ 24.0%: −$1,007
• After-tax cash flow: $5,702/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.

Condition & rehab AI · 3 photos

Fair 45/100 Moderate rehab Est. rehab $33,075–$59,535 screening

This 3-bedroom, 2-bath home on a spacious lot requires moderate repairs and maintenance to improve its condition and value. Paint and roof repairs are needed to enhance its curb appeal and rental potential.

Components & finishes AI

Roof asphalt shingle · good

Deferred maintenance Est. $2,500–$10,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Minor Windows (windows) — No visible signs of damage or wear on the windows.
• Minor Electrical (electrical) — No visible signs of damage or wear on the electrical components.
• Minor Plumbing (plumbing) — No visible signs of damage or wear on the plumbing.
• Minor Exterior (exterior) — No visible signs of damage or wear on the exterior.

Repairs flagged

• Moderate roof — Signs of wear
• Moderate exterior siding — Weathered and faded
• Moderate exterior paint — Faded

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Roof inspection and repair — Prevents costly future repairs and improves safety ↑
• Both Landscaping — Improves curb appeal and rental value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 57/100

Zoned Schools

Elementary Oakland Elementary B VA #480/1,108 Nat'l #6,217/41,679 Middle Forest Glen Middle C+ VA #213/342 Nat'l #2,873/14,009 High Lakeland High C VA #279/319 Nat'l #4,413/17,239

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

B Composite livability gradescore 77/100

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 · 95,269 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: 11% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Driveway parking spaces
• Utilities: City/County sewerCity/County water
• Home design: Detached ranchSingle-story (1 living level)Simple ownership
• Construction: Crawl foundationAsphalt shingle roof
• Exterior features: Vinyl siding

Interior

• Kitchen: Kitchen
• Bedrooms: Master bedroomAdditional bedroomBedroom and full bathroom on first floor
• Bathrooms: 2 full bathrooms
• Interior features: Living roomGreat roomDining roomFamily roomUtility roomAtticPorchCity view
• Laundry & utility: Utility room

Price history

+21.4% since first listed

2 events — show timeline

• 2026-04-27 Listed $169,900 REINMLS
• 2024-10-31 Sold (Public Records) $140,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,583 · -25.5% YoY. Source: county tax records.