110 Halifax St · Suffolk, VA 23434

$188,000

3 bd · 1.0 ba · 1,038 sqft · SingleFamily public records · 6 Days on market

Built 1946 3,920 sqft lot Est $216k · 13% under

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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 +19.5/30.0
• ARV discount +13.3/15.0
• DSCR +6.2/10.0
• Schools +4.8/10.0
• 1% rule +4.2/10.0
• 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 to 110 Halifax Street in Suffolk! This charming all-brick ranch offers 3 bedrooms, 1 full bath, and 1,038 square feet of comfortable living space. First-time homebuyers, downsizers, or investors, this home features a functional floor plan. The durable brick exterior provides timeless curb appeal and low-maintenance living. Conveniently located near shopping, dining, schools, and major routes, you'll enjoy easy access to all that Suffolk has to offer. Don't miss this opportunity to make this well-maintained home your own!

Key facts

• Easy access
• Brick exterior
• 3,920 sq ft lot

Tags

• BRICK EXTERIOR
• FUNCTIONAL FLOOR PLAN
• LOW MAINTENANCE LIVING
• EASY ACCESS

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Driveway spaces; Street parking
• Utilities: City/County water; City/County sewer; Electric water heater; Electric power
• Home design: Detached ranch-style home; Single-story
• Construction: Crawl foundation; Asphalt shingle roof
• Exterior features: Brick and vinyl siding; Chain link fence

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Master bedroom; Additional bedroom; Bedroom and full bathroom on first floor
• Flooring: Laminate; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump; Central air
• Interior features: Laminate and wood flooring; Porch; Utility closet
• Laundry & utility: Washer hookup; Dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $188k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/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 $174k (7.6% below list).
• Recommended offer: $174k (7.6% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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: Mack Benn Jr. Elementary (math 27% / reading 50%, grade F, #924 of 1,108 statewide, top 84%, 684 students, 66% 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); 536 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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).

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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $35k; list at $188k implies a 437% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,638 (7.6% below list)

Questions for the listing agent

1. Built in 1946 — 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: 0.92% ✗
• Cap rate: 7.66%
• Cash-on-cash: 4.89%
• DSCR: 1.22
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $215,904
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 S Lloyd St	0.16mi	3/1.0	1,008 (-3%)	5mo	$189,000	$188	83
226 N 4th St	0.32mi	3/2.0	1,022 (-2%)	2mo	$222,000	$217	77
301 Goodman St	0.44mi	3/1.0	1,053 (+1%)	1mo	$125,000	$119	76
215 N Capital St	0.24mi	3/1.0	1,140 (+10%)	2mo	$90,000	$79	71
341 N 5th St	0.53mi	3/1.0	1,100 (+6%)	1mo	$220,000	$200	64
123 Walnut St	0.16mi	2/1.0 (-1)	896 (-14%)	0mo	$219,000	$244	64
118 Walnut St	0.15mi	3/1.5	1,176 (+13%)	7mo	$80,000	$68	63
200 N Capital St	0.23mi	3/2.0	1,184 (+14%)	2mo	$253,000	$214	60
1010 Truman Rd	0.57mi	3/1.5	1,100 (+6%)	3mo	$229,000	$208	59
1812 Freeney Ave	0.66mi	3/1.0	1,166 (+12%)	1mo	$450,000	$386	47
121 S 10th St	0.59mi	3/2.0	892 (-14%)	0mo	$220,000	$247	45
310 Fuller St	0.68mi	2/1.0 (-1)	900 (-13%)	3mo	$115,000	$128	38

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: -5.9%
• Equity multiple: 0.78×
• Total profit: $-11,755
• Equity at exit: $28,031

10-year hold

• IRR: 6.7%
• Equity multiple: 1.56×
• Total profit: $29,311
• Equity at exit: $16,255

Cash invested: $52,640 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,736 high
• Mortgage (P&I): −$986
• Tax from tax record: −$93 /mo · $1,115/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $215

Break-even live

Break-even rent $1,465

Max offer price $188,000

Occupancy floor 83%

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: $47,000
• Closing costs: $5,640
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
326 E Washington St Suffolk, VA	2.0	2.0	839	$1,629	$1.94	2d	1	0.38mi
223 N 7th St Suffolk, VA	3.0	2.5	1495	$2,300	$1.54	43d	1	0.47mi
214 N 7th St Unit NA Suffolk, VA	2.0	1.0	760	$1,500	$1.97	23d	1	0.48mi
116 Franklin St Unit 3 Suffolk, VA	3.0	1.0	1335	$1,750	$1.31	43d	1	0.52mi
116 Franklin St Suffolk, VA	3.0	1.0	1335	$1,750	$1.31	23d	1	0.52mi
307 Central Ave Suffolk, VA	3.0	1.0	840	$1,700	$2.02	43d	1	0.56mi
120 S 10th St Suffolk, VA	2.0	1.0	736	$1,250	$1.70	43d	1	0.63mi
181 N Main St Suffolk, VA	2.0	1.0–2.0	804	$1,885	$2.34	1d	15	0.69mi
210 Baker St Suffolk, VA	3.0	1.0	988	$1,600	$1.62	43d	1	1.01mi
310 Greenfield Cres Suffolk, VA	3.0	2.0	1146	$1,995	$1.74	43d	1	1.08mi
308 Saint James Ave Unit B Suffolk, VA	2.0	1.0	936	$1,295	$1.38	23d	1	1.09mi
1410 Blythewood Ln Suffolk, VA	4.0	1.5	1056	$1,800	$1.70	43d	1	1.23mi
558 1st Ave Suffolk, VA	2.0	1.5	1000	$1,250	$1.25	43d	1	1.24mi
564 1st Ave Suffolk, VA	2.0	1.0	1000	$1,100	$1.10	43d	1	1.24mi
410 Bosley Ave Unit B Suffolk, VA	2.0	1.0	850	$1,095	$1.29	10d	1	1.30mi
114 Nancy Dr Suffolk, VA	2.0–3.0	1.0	860	$1,450	$1.69	1d	4	1.31mi
806 W Washington St Unit 112 Suffolk, VA	2.0	2.0	900	$1,325	$1.47	17d	1	1.42mi

Listing history 6 events

1. 2026-06-18
   days on market $188,000 Active 6 DOM
2. 2026-06-17
   days on market $188,000 Active 5 DOM
3. 2026-06-16
   days on market $188,000 Active 4 DOM
4. 2026-06-15
   days on market $188,000 Active 3 DOM
5. 2026-06-13
   remarks 534-char remark
6. 2026-06-13
   listed $188,000 Active 1 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: $1,115 · $93/mo
• Projected year-2 tax: $1,542 · $128/mo
• Expected delta: +$427/yr (+$36/mo · 38.3%)

ⓘ 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 9/10 Extreme 7 d/yr ≥109°F today · 17 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: $20,837
• − Mortgage interest: −$10,531
• − Property taxes: −$1,115
• − Insurance: −$940
• − Repairs & maintenance: −$1,667
• − Management: −$1,667
• − Depreciation: −$5,469
• Taxable loss: −$552
• Est. tax savings @ 24.0%: +$133
• After-tax cash flow: $2,708/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

+437.1% since first listed

2 events — show timeline

• 2026-06-12 Listed $188,000 REINMLS
• 2022-12-07 Sold (Public Records) $35,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $1,115 · +2.9% YoY. Source: county tax records.