418 Teton Cir · Suffolk, VA 23435

$275,000

3 bd · 2.5 ba · 1,701 sqft · Condo public records · 6 Days on market

Built 2007 $162/sqft · 6% below area Est $293k · 6% under $204/mo HOA · 8% of rent

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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 +15.1/30.0
• ARV discount +10.2/15.0
• Rent growth +5.0/5.0
• Schools +4.8/10.0
• 1% rule +4.6/10.0
• DSCR +4.6/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome HOME! This spacious, move-in-ready well-maintained 3-bedroom, 2.5-bath three story town home has amazing living space! This open concept beauty has a spacious first floor with a great kitchen, dining & living room- perfect for entertaining & pre-wired for surround sound and so much amazing natural light. On the 2nd level, there are two spacious bedrooms, a full bath, and a large laundry room. The amazing 3rd floor has an oversized primary suite with vaulted ceilings that takes up the ENTIRE top floor with an ensuite full bath, with double sinks, a linen closet & large walk-in closet. It is an amazing 3rd-floor primary oasis all to yourself! Recessed lighting, ceili

Key facts

• Great kitchen
• Open concept
• Natural light

Tags

• OPEN CONCEPT
• GREAT KITCHEN
• PRE-WIRED FOR SURROUND SOUND
• NATURAL LIGHT
• OVERSIZED PRIMARY SUITE
• ENSUITE FULL BATH

Property features AI

Finance

• HOA & community: Remington Park Condos HOA; Monthly association fee of 204; Condo POA amenities: ground maintenance, playgrounds, trash pickup

Exterior

• Parking: Assigned/reserved parking (1 space); Close to mass transit; Multi-car parking available
• Utilities: City/County water; Electric water heater; Electric power
• Home design: Attached condo, contemporary townhouse; 3 living levels; 3 stories; End unit; Entry level: 1
• Construction: Shingle siding; Asphalt shingle roof; Slab foundation; Built as condo
• Exterior features: Corner lot; Corner unit; Patio; Back and front picket fence; Wooded view

Interior

• Kitchen: Range; Microwave; Dishwasher; Disposal; Pantry; Breakfast area
• Bedrooms: One bedroom with ensuite; Master bedroom
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air; Electric heating; Programmable thermostat; Electric water heater
• Interior features: Cathedral ceiling; Double primary sink; Walk-in closet; Window treatments; Ceiling fan
• Laundry & utility: Washer hookup; Dryer hookup; Utility room; Utility closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $275k.

Deal economics

• At list price, monthly cash flow is $93 ($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 $263k (4.3% below list).
• Recommended offer: $263k (4.3% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Florence Bowser Elementary (math 52% / reading 75%, grade B, #460 of 1,108 statewide, top 42%, 831 students, 64% FRL); Nansemond River High (math 44% / reading 87%, grade B, #204 of 319 statewide, top 65%, 1,698 students, 64% 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 (+10.6%/yr); 515 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $2k of loan paydown is wiped out by about $8k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

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 $263,046 (4.3% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.96% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.45%
• DSCR: 1.06
• GRM: 8.7

CMA / ARV

• ARV (median comp): $292,710
• List price: $275,000
• Delta: -6.05%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -8.3%
• Equity multiple: 0.68×
• Total profit: $-24,645
• Equity at exit: $41,003

10-year hold

• IRR: 7.0%
• Equity multiple: 1.65×
• Total profit: $49,810
• Equity at exit: $23,777

Cash invested: $77,000 (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 23435

• Rents YoY: 10.6%
• Active inventory: 515
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,630 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$224 /mo · $2,692/yr
• Insurance: −$115
• HOA: −$204
• Vacancy / Maint / Mgmt: −$552
• Net cashflow: $93

Break-even live

Break-even rent $2,513

Max offer price $275,000

Occupancy floor 91%

Sensitivity live

Price	-10% $249	-5% $171	+0% $93	+5% $15	+10% $-63
Rent	-10% $-115	-5% $-11	+0% $93	+5% $197	+10% $301
Rate	-1.0pp $231	-0.5pp $163	base $93	+0.5pp $22	+1.0pp $-51

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
604 Teton Cir Suffolk, VA	3.0	2.5	1701	$2,500	$1.47	13d	1	0.02mi
3111 Burlington St Suffolk, VA	3.0	2.5	1638	$2,700	$1.65	22d	1	0.07mi
2113 Livingston St Suffolk, VA	3.0	2.5	1770	$2,750	$1.55	5d	1	0.10mi
2230 Livingston St Suffolk, VA	3.0	2.5	1659	$2,500	$1.51	5d	1	0.21mi
2230 Livingston St Suffolk, VA	3.0	2.5	1767	$2,500	$1.41	8d	1	0.21mi
2003 Laycock Ln Suffolk, VA	3.0	2.5	1771	$2,500	$1.41	44d	1	0.92mi
1005 Serene Rd #103 Suffolk, VA	4.0	3.5	2071	$2,900	$1.40	5d	1	1.14mi
5109 James St Chesapeake, VA	3.0	1.5	1128	$2,200	$1.95	44d	1	1.21mi
371 Canaan Cir Suffolk, VA	4.0	2.5	2132	$3,200	$1.50	44d	1	1.23mi

HOA detail condo

• Monthly dues: $204 · $2,448/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 1 events

1. 2026-05-15
   listed $275,000 Active 1014-char remark

ⓘ 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: $2,692 · $224/mo
• Projected year-2 tax: $2,692 · $224/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°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: $31,566
• − Mortgage interest: −$15,404
• − Property taxes: −$2,692
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,525
• − Management: −$2,525
• − HOA: −$2,448
• − Depreciation: −$8,000
• Taxable loss: −$3,404
• Est. tax savings @ 24.0%: +$817
• After-tax cash flow: $1,933/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): 33,721
• Household income: $111,700
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 1074.0

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 0.64)
• Race & ethnicity: White 47% Black 36% Two or more races 9% Hispanic / Latino 6% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Romanian 2% Italian 2% Slovak 1%
• Foreign-born: 6% · Canada, Vietnam, China
• Languages at home: 91% English-only · Spanish 4% Chinese 1% German/W. Germanic 1%

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: ▼ -155.93%
• Current HPI: 162.3775
• Rent YoY: ▲ 10.61%
• 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

2 events — show timeline

• 2026-05-21 Pending — REINMLS
• 2026-05-15 Listed $275,000 REINMLS

Property tax history

+3.2%/yr

Latest (2025): $2,692 · +6.8% YoY. Source: county tax records.