250 Pinner St · Suffolk, VA 23434

$175,000

5 bd · 1.0 ba · 1,386 sqft · SingleFamily public records · 10 Days on market

Built 1920 4,356 sqft lot Est $234k · 25% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Schools +4.8/10.0
• Rent growth +4.0/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this spacious 5-bedroom, 2.5-bath residence located in the heart of Suffolk. Offering 1,386 square feet of living space across two levels, this home provides a flexible floor plan with plenty of room for family, guests, a home office, or hobby space. The functional layout features generously sized bedrooms, multiple bathrooms for added convenience, and comfortable living areas designed for everyday living. Conveniently located near shopping, dining, schools, and major routes, this property offers both comfort and accessibility. Don't miss your opportunity to make this Suffolk home your own—schedule your private showing today!

Key facts

• 4,356 sq ft lot
• Built 1920
• Listed 10 days

Property features AI

Finance

• HOA & community: No HOA fees (listed as N/A / 0)

Exterior

• Parking: Off-street parking; Driveway space
• Utilities: City/county water; City/county sewer; Electric water heater; Electric power (implied by electric appliances)
• Home design: Detached traditional-style home; Two stories; Crawl foundation; Simple ownership
• Construction: Stucco and vinyl exterior; Asphalt shingle roof; Crawlspace foundation
• Exterior features: Stucco siding; Vinyl siding; Asphalt shingle roof; Approximately 0.10 acre lot

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Master bedroom; Additional bedroom
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Laminate and wood flooring; Bedroom and full bathroom on the first floor; 9 total rooms including living, great room, dining, family, and utility room; 1st floor bedroom and porch
• Laundry & utility: Washer hookup; Dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $842 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 12.1% 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: 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; 2 comparable units currently listed for rent nearby; solid renter incomes; 680 units permitted in Suffolk city in 2024 (0 in 5+ unit buildings).
• This rent runs 36% 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 $49k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 6y 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 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $175,000

Questions for the listing agent

1. Built in 1920 — 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. 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.
5. 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.
6. 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: 1.39% ✓
• Cap rate: 12.07%
• Cash-on-cash: 20.63%
• DSCR: 1.92
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $234,234
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
318 Pinner St	0.07mi	4/2.0 (-1)	1,443 (+4%)	3mo	$115,000	$80	78
101 Day St	0.45mi	5/2.5	1,310 (-6%)	12mo	$82,500	$63	54
127 Church St	0.40mi	4/3.0 (-1)	1,304 (-6%)	6mo	$61,425	$47	53
200 Maple St	0.69mi	5/2.0	1,518 (+10%)	5mo	$220,000	$145	43
220 North St	0.53mi	4/1.5 (-1)	1,572 (+13%)	5mo	$265,000	$169	42
423 Highland Ave	0.54mi	4/2.0 (-1)	1,540 (+11%)	9mo	$292,500	$190	40
315 N 5th St	0.59mi	4/2.0 (-1)	1,271 (-8%)	13mo	$260,000	$205	39
204 N Capital St	0.63mi	4/3.5 (-1)	1,584 (+14%)	9mo	$321,550	$203	25

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: 15.9%
• Equity multiple: 1.66×
• Total profit: $32,367
• Equity at exit: $26,093

10-year hold

• IRR: 26.4%
• Equity multiple: 3.61×
• Total profit: $128,064
• Equity at exit: $15,131

Cash invested: $49,000 (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: 6.0×

Monthly cashflow live

• Estimated rent: $2,424 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$82 /mo · $989/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $842

Break-even live

Break-even rent $1,358

Max offer price $175,000

Occupancy floor 60%

Sensitivity live

Price	-10% $941	-5% $892	+0% $842	+5% $793	+10% $743
Rent	-10% $651	-5% $747	+0% $842	+5% $938	+10% $1,034
Rate	-1.0pp $930	-0.5pp $887	base $842	+0.5pp $797	+1.0pp $751

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
124 Halifax St Suffolk, VA	4.0	2.0	1728	$2,100	$1.22	45d	1	0.54mi
307 N 4th St Suffolk, VA	4.0	2.0	1600	$1,800	$1.12	9d	1	0.57mi

Listing history 7 events

1. 2026-06-21
   days on market $175,000 Active 10 DOM
2. 2026-06-18
   days on market $175,000 Active 7 DOM
3. 2026-06-17
   days on market $175,000 Active 6 DOM
4. 2026-06-16
   days on market $175,000 Active 5 DOM
5. 2026-06-15
   days on market $175,000 Active 4 DOM
6. 2026-06-13
   remarks 649-char remark
7. 2026-06-13
   listed $175,000 Active 2 DOM

ⓘ 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: $989 · $82/mo
• Projected year-2 tax: $1,435 · $120/mo
• Expected delta: +$446/yr (+$37/mo · 45.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $29,094
• − Mortgage interest: −$9,803
• − Property taxes: −$989
• − Insurance: −$875
• − Repairs & maintenance: −$2,328
• − Management: −$2,328
• − Depreciation: −$5,091
• Taxable income: $7,681
• Est. tax owed @ 24.0%: −$1,844
• After-tax cash flow: $8,264/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

+20.7% since first listed

14 events — show timeline

• 2026-06-11 Listed $175,000 REINMLS
• 2026-04-05 Rental Removed $1,700 APPFOLIO
• 2026-03-30 Listed for Rent $1,700 APPFOLIO
• 2025-10-16 Rental Removed $1,600 REINMLS
• 2025-09-12 Price Changed $1,600 REINMLS
• 2025-07-06 Listed for Rent $1,700 REINMLS
• 2021-02-18 Listed $120,000 REINMLS
• 2021-02-12 Listing Removed — REINMLS
• 2021-02-03 Price Changed $125,000 REINMLS
• 2021-01-22 Price Changed $139,000 REINMLS
• 2021-01-11 Price Changed $142,000 REINMLS
• 2021-01-11 Relisted — REINMLS
• 2020-12-31 Contingent — REINMLS
• 2020-12-17 Listed $145,000 REINMLS

Property tax history

+2.5%/yr

Latest (2025): $989 · +2.2% YoY. Source: county tax records.