2456 Meadow Brook Trl · Suffolk, VA 23434

$310,000

3 bd · 2.0 ba · 1,428 sqft · SingleFamily public records · 25 Days on market

Built 1990 Est $317k · at est.

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Why this score? — see what drove the D- 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).

• ARV discount +8.5/15.0
• Cash flow +8.3/30.0
• Schools +4.8/10.0
• Rent growth +4.0/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

This beautiful ranch-style home offers comfort, space, and convenience all in one. Featuring huge rooms, oversized closets, and an extra-large pantry, there’s plenty of room to live and grow. The spacious primary suite includes a large bathroom, walk-in cedar-lined closet, and separate linen closet for added storage and luxury. Outside, enjoy a large storage shed/workshop plus an additional smaller shed — perfect for hobbies, tools, or extra storage. Located just minutes from shopping, dining, healthcare, the hospital, and local events in Suffolk, you’ll love having convenience without the congestion. Plus, easy access to all military bases makes commuting a breeze.

Key facts

• Ranch-style home
• Large storage shed
• Extra-large pantry

Tags

• RANCH-STYLE HOME
• EXTRA-LARGE PANTRY
• WALK-IN CEDAR-LINED CLOSET
• LARGE STORAGE SHED

Property features AI

Finance

• HOA & community: No HOA (no association, no monthly POA/condo fees)

Exterior

• Parking: 2-space parking
• Utilities: City/County water; City/County sewer; Electric water heater; Electric service
• Home design: Detached single-story home; Farmhouse / Ranch / Traditional style; One living level
• Construction: Crawl foundation; Asphalt shingle roof
• Exterior features: Vinyl siding; Back yard fenced; Porch

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher; Pantry; Breakfast area
• Bedrooms: First-floor master bedroom; One bedroom with ensuite
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Walk-in closet; Carpet and laminate flooring
• Laundry & utility: Washer hookup; Dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-284 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $260k (16.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (31.3% below list).
• Recommended offer: $213k (31.3% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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: Hillpoint Elementary (math 31% / reading 57%, grade F, #851 of 1,108 statewide, top 77%, 737 students, 65% 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); 546 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 680 units permitted in Suffolk city in 2024 (0 in 5+ unit buildings).
• This rent runs 32% 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 $9k 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 25 days — a 2% lower offer ($305k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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.
• Current owner paid $265k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $212,951 (31.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.69% ✗
• Cap rate: 5.19%
• Cash-on-cash: -3.93%
• DSCR: 0.83
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $317,016
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
318 Shore Dr	0.37mi	3/2.0	1,491 (+4%)	5mo	$315,000	$211	71
132 Ashford Dr	0.53mi	3/2.0	1,440 (+1%)	7mo	$355,000	$247	68
102 Berkshire Blvd	0.70mi	3/2.5	1,443 (+1%)	0mo	$340,000	$236	64
103 Hopemont Ln	0.48mi	3/2.0	1,541 (+8%)	4mo	$319,000	$207	61
303 Palmyra Dr	0.49mi	4/2.0 (+1)	1,500 (+5%)	6mo	$310,000	$207	59
105 Dutchland Trl	0.63mi	3/2.5	1,480 (+4%)	8mo	$349,999	$236	56
520 Kemp Lndg	0.65mi	3/2.5	1,471 (+3%)	8mo	$315,000	$214	56
221 Waterwood Way	0.31mi	3/2.5	1,627 (+14%)	7mo	$415,000	$255	54
152 Ashford Dr	0.57mi	3/2.0	1,278 (-10%)	3mo	$330,000	$258	54
137 Kristen Ln	0.67mi	4/2.0 (+1)	1,500 (+5%)	3mo	$299,500	$200	53
225 Abingdon Cir	0.59mi	3/2.0	1,554 (+9%)	8mo	$345,000	$222	51
236 Abingdon Cir	0.63mi	3/2.0	1,566 (+10%)	7mo	$330,000	$211	48

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: -20.1%
• Equity multiple: 0.28×
• Total profit: $-62,164
• Equity at exit: $46,222

10-year hold

• IRR: -8.4%
• Equity multiple: 0.42×
• Total profit: $-50,542
• Equity at exit: $26,803

Cash invested: $86,800 (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: 546
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,130 high
• Mortgage (P&I): −$1,626
• Tax from tax record: −$212 /mo · $2,542/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $-284

Break-even live

Break-even rent $2,489

Max offer price $259,762

Occupancy floor —

Sensitivity live

Price	-10% $-109	-5% $-197	+0% $-284	+5% $-372	+10% $-460
Rent	-10% $-453	-5% $-369	+0% $-284	+5% $-200	+10% $-116
Rate	-1.0pp $-128	-0.5pp $-206	base $-284	+0.5pp $-365	+1.0pp $-446

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1231 Exchange Rd Suffolk, VA	3.0	1.0	906	$1,600	$1.77	45d	1	0.28mi
1056 Centerbrooke Ln Suffolk, VA	2.0	2.0	892	$1,543	$1.73	45d	1	0.49mi
1056 Centerbrooke Ln Suffolk, VA	2.0	2.0	892	$1,528	$1.71	3d	4	0.49mi
220 Abingdon Cir Suffolk, VA	3.0	2.5	1578	$2,000	$1.27	45d	1	0.56mi
1000 Meridian Obici Way Suffolk, VA	1.0–2.0	1.0–2.0	889	$2,024	$2.28	3d	10	0.59mi
245 Wexford Dr W Suffolk, VA	3.0	2.5	1500	$2,285	$1.52	45d	1	0.83mi
1000 Hallstead Blvd Suffolk, VA	1.0–3.0	1.0–2.0	1041	$2,499	$2.40	3d	1	0.85mi
3061 Godwin Blvd Suffolk, VA	3.0	1.0–2.0	1047	$3,017	$2.88	3d	17	1.02mi
128 Majestic Dr Suffolk, VA	3.0	2.0	1680	$2,150	$1.28	18d	1	1.03mi
1007 Robinson Rd Suffolk, VA	3.0	2.5	1584	$3,400	$2.15	9d	1	1.04mi
115 Squire Reach Suffolk, VA	3.0	2.5	1140	$2,100	$1.84	45d	1	1.11mi
2005 Waterside Dr Suffolk, VA	2.0–3.0	2.5	1657	$3,068	$1.85	3d	1	1.32mi

Listing history 23 events

1. 2026-06-21
   days on market $310,000 Active 25 DOM
2. 2026-06-18
   days on market $310,000 Active 22 DOM
3. 2026-06-17
   days on market $310,000 Active 21 DOM
4. 2026-06-16
   days on market $310,000 Active 20 DOM
5. 2026-06-15
   days on market $310,000 Active 19 DOM
6. 2026-06-13
   days on market $310,000 Active 17 DOM
7. 2026-06-09
   days on market $310,000 Active 13 DOM
8. 2026-06-08
   days on market $310,000 Active 12 DOM
9. 2026-06-07
   days on market $310,000 Active 11 DOM
10. 2026-06-03
    days on market $310,000 Active 7 DOM
11. 2026-06-02
    days on market $310,000 Active 6 DOM
12. 2026-06-01
    days on market $310,000 Active 5 DOM
13. 2026-05-31
    days on market $310,000 Active 4 DOM
14. 2026-05-27
    listed $310,000 Active
15. 2023-06-30
    soldstatus $265,000
16. 2023-05-16
    status Under Contract
17. 2023-05-10
    historical Active Under Contract
18. 2023-04-21
    listed $270,000 Active
19. 2019-09-24
    historical
20. 2019-08-26
    listed $189,000 Active
21. 2019-07-29
    status Under Contract
22. 2019-07-29
    historical
23. 2019-04-26
    listed $180,000 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: $2,542 · $212/mo
• Projected year-2 tax: $2,542 · $212/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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,554
• − Mortgage interest: −$17,365
• − Property taxes: −$2,542
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,044
• − Management: −$2,044
• − Depreciation: −$9,018
• Taxable loss: −$9,010
• Est. tax savings @ 24.0%: +$2,162
• After-tax cash flow: $-1,250/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

+72.2% since first listed

10 events — show timeline

• 2026-05-27 Listed $310,000 REINMLS
• 2023-06-30 Sold (Public Records) $265,000 Public Records
• 2023-05-16 Pending — REINMLS
• 2023-05-10 Contingent — REINMLS
• 2023-04-21 Listed $270,000 REINMLS
• 2019-09-24 Listing Removed — REINMLS
• 2019-08-26 Listed $189,000 REINMLS
• 2019-07-29 Pending — REINMLS
• 2019-07-29 Listing Removed — REINMLS
• 2019-04-26 Listed $180,000 REINMLS

Property tax history

+4.8%/yr

Latest (2025): $2,542 · +5.0% YoY. Source: county tax records.