6200 Whaleyville Blvd · Suffolk, VA 23438

$269,900

4 bd · 1.5 ba · 2,000 sqft · SingleFamily · 127 Days on market

Built 1954 Fair condition 0.50 ac lot $135/sqft · 20% below area Est $336k · 20% under ↓ 10% since listing

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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 +8.7/10.0
• Schools +4.8/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Classic Brick Ranch with Oak Floors & Attached Carport Adorned by Mature Shade Trees, Historic Streetlights & Sidewalks in the Charming Village of Whaleville. Relax in the Living Room with a Fireplace and Large Picture Window which Provides an Abundance of Natural Light. A Study with Quality Knotty Pine Walls, Built in Cabinets & Shelves can be Used for a Home Office or 4th Bedroom. Large Sun Room Provides Multi Use Space Plus a Laundry Area. Carpet over Hardwood Floors in Some Rooms Provides Flexibility for the Future. Storage / Workshop on Rear of Carport has Front & Rear Access Doors. Recent Updates Include New Roof and New Dishwasher. Great Purchase Opportunity for a Spacious Brick Home in this Small Community with Much Potential to Transform this House into Your Home.

Key facts

• Attached carport
• Mature shade trees
• Sidewalks

Tags

• BRICK RANCH
• OAK FLOORS
• ATTACHED CARPORT
• MATURE SHADE TREES
• HISTORIC STREETLIGHTS
• SIDEWALKS

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $270k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $270k).
• Recommended offer: $238k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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+, schools 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.
• Market conditions: 24 active listings in the ZIP; 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $76k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• 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 $237,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% 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 1954 — 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: 1.37% ✓
• Cap rate: 11.03%
• Cash-on-cash: 16.90%
• DSCR: 1.75
• GRM: 6.1

CMA / ARV

• ARV (median comp): $336,109
• List price: $269,900
• Delta: -19.70%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
141 Lane St	0.18mi	4/2.5	2,150 (+8%)	7mo	$360,000	$167	69
148 Lane St	0.22mi	3/2.0 (-1)	1,824 (-9%)	9mo	$325,000	$178	60

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.1%
• Equity multiple: 1.32×
• Total profit: $24,119
• Equity at exit: $40,243

10-year hold

• IRR: 17.4%
• Equity multiple: 2.44×
• Total profit: $108,531
• Equity at exit: $23,336

Cash invested: $75,572 (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 23438

• Home prices YoY: -34.4%
• Active inventory: 24
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $3,708 medium
• Mortgage (P&I): −$1,415
• Tax est. 1.5%: −$337 /mo · $4,048/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$779
• Net cashflow: $1,064

Break-even live

Break-even rent $2,361

Max offer price $269,900

Occupancy floor 66%

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $269,900 Active 127 DOM
2. 2026-06-17
   days on market $269,900 Active 126 DOM
3. 2026-06-16
   days on market $269,900 Active 125 DOM
4. 2026-06-15
   days on market $269,900 Active 124 DOM
5. 2026-06-13
   days on market $269,900 Active 122 DOM
6. 2026-06-09
   days on market $269,900 Active 118 DOM
7. 2026-06-08
   days on market $269,900 Active 117 DOM
8. 2026-06-07
   days on market $269,900 Active 116 DOM
9. 2026-06-03
   days on market $269,900 Active 112 DOM
10. 2026-06-02
    days on market $269,900 Active 111 DOM
11. 2026-06-01
    days on market $269,900 Active 110 DOM
12. 2026-05-31
    days on market $269,900 Active 109 DOM
13. 2026-05-06
    price $279,900 804-char remark

    Show marketing remark (804 chars)

    Classic Brick Ranch with Oak Floors & Attached Carport Adorned by Mature Shade Trees, Historic Streetlights & Sidewalks in the Charming Village of Whaleville. Relax in the Living Room with a Fireplace and Large Picture Window which Provides an Abundance of Natural Light. A Study with Quality Knotty Pine Walls, Built in Cabinets & Shelves can be Used for a Home Office or 4th Bedroom. Large Sun Room Provides Multi Use Space Plus a Laundry Area. Carpet over Hardwood Floors in Some Rooms Provides Flexibility for the Future. Storage / Workshop on Rear of Carport has Front & Rear Access Doors. Recent Updates Include New Roof and New Dishwasher. Great Purchase Opportunity for a Spacious Brick Home in this Small Community with Much Potential to Transform this House into Your Home.

14. 2026-04-10
    price $289,900 804-char remark

    Show marketing remark (804 chars)

    Classic Brick Ranch with Oak Floors & Attached Carport Adorned by Mature Shade Trees, Historic Streetlights & Sidewalks in the Charming Village of Whaleville. Relax in the Living Room with a Fireplace and Large Picture Window which Provides an Abundance of Natural Light. A Study with Quality Knotty Pine Walls, Built in Cabinets & Shelves can be Used for a Home Office or 4th Bedroom. Large Sun Room Provides Multi Use Space Plus a Laundry Area. Carpet over Hardwood Floors in Some Rooms Provides Flexibility for the Future. Storage / Workshop on Rear of Carport has Front & Rear Access Doors. Recent Updates Include New Roof and New Dishwasher. Great Purchase Opportunity for a Spacious Brick Home in this Small Community with Much Potential to Transform this House into Your Home.

15. 2026-03-10
    price $299,900 804-char remark

    Show marketing remark (804 chars)

    Classic Brick Ranch with Oak Floors & Attached Carport Adorned by Mature Shade Trees, Historic Streetlights & Sidewalks in the Charming Village of Whaleville. Relax in the Living Room with a Fireplace and Large Picture Window which Provides an Abundance of Natural Light. A Study with Quality Knotty Pine Walls, Built in Cabinets & Shelves can be Used for a Home Office or 4th Bedroom. Large Sun Room Provides Multi Use Space Plus a Laundry Area. Carpet over Hardwood Floors in Some Rooms Provides Flexibility for the Future. Storage / Workshop on Rear of Carport has Front & Rear Access Doors. Recent Updates Include New Roof and New Dishwasher. Great Purchase Opportunity for a Spacious Brick Home in this Small Community with Much Potential to Transform this House into Your Home.

16. 2026-02-18
    status Active 804-char remark

    Show marketing remark (804 chars)

    Classic Brick Ranch with Oak Floors & Attached Carport Adorned by Mature Shade Trees, Historic Streetlights & Sidewalks in the Charming Village of Whaleville. Relax in the Living Room with a Fireplace and Large Picture Window which Provides an Abundance of Natural Light. A Study with Quality Knotty Pine Walls, Built in Cabinets & Shelves can be Used for a Home Office or 4th Bedroom. Large Sun Room Provides Multi Use Space Plus a Laundry Area. Carpet over Hardwood Floors in Some Rooms Provides Flexibility for the Future. Storage / Workshop on Rear of Carport has Front & Rear Access Doors. Recent Updates Include New Roof and New Dishwasher. Great Purchase Opportunity for a Spacious Brick Home in this Small Community with Much Potential to Transform this House into Your Home.

17. 2026-02-18
    historical 804-char remark

    Show marketing remark (804 chars)

    Classic Brick Ranch with Oak Floors & Attached Carport Adorned by Mature Shade Trees, Historic Streetlights & Sidewalks in the Charming Village of Whaleville. Relax in the Living Room with a Fireplace and Large Picture Window which Provides an Abundance of Natural Light. A Study with Quality Knotty Pine Walls, Built in Cabinets & Shelves can be Used for a Home Office or 4th Bedroom. Large Sun Room Provides Multi Use Space Plus a Laundry Area. Carpet over Hardwood Floors in Some Rooms Provides Flexibility for the Future. Storage / Workshop on Rear of Carport has Front & Rear Access Doors. Recent Updates Include New Roof and New Dishwasher. Great Purchase Opportunity for a Spacious Brick Home in this Small Community with Much Potential to Transform this House into Your Home.

18. 2026-02-11
    listed $309,900 Active 804-char remark

    Show marketing remark (804 chars)

    Classic Brick Ranch with Oak Floors & Attached Carport Adorned by Mature Shade Trees, Historic Streetlights & Sidewalks in the Charming Village of Whaleville. Relax in the Living Room with a Fireplace and Large Picture Window which Provides an Abundance of Natural Light. A Study with Quality Knotty Pine Walls, Built in Cabinets & Shelves can be Used for a Home Office or 4th Bedroom. Large Sun Room Provides Multi Use Space Plus a Laundry Area. Carpet over Hardwood Floors in Some Rooms Provides Flexibility for the Future. Storage / Workshop on Rear of Carport has Front & Rear Access Doors. Recent Updates Include New Roof and New Dishwasher. Great Purchase Opportunity for a Spacious Brick Home in this Small Community with Much Potential to Transform this House into Your Home.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°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: $44,502
• − Mortgage interest: −$15,119
• − Property taxes: −$4,048
• − Insurance: −$1,350
• − Repairs & maintenance: −$3,560
• − Management: −$3,560
• − Depreciation: −$7,852
• Taxable income: $9,013
• Est. tax owed @ 24.0%: −$2,163
• After-tax cash flow: $10,611/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 · 2 photos

Fair 45/100 Moderate rehab

The property requires significant exterior repairs and landscaping improvements to improve its condition and value.

Repairs flagged

• Major Exterior siding — Severe weathering and staining
• Major Landscaping — Overgrown and unkempt

Value-add opportunities

• Resale Paint exterior siding — Fresh paint enhances curb appeal and property value
• Rental Trim and prune landscaping — Well-maintained landscaping attracts tenants and enhances property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Severe weathering and staining	Major	$15,000–50,000
Landscaping · Overgrown and unkempt	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint enhances curb appeal and property value ↑
• Rental Trim and prune landscaping — Well-maintained landscaping attracts tenants and enhances property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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
• City population: 88,108
• Population (ZIP): 1,620

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: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 6% Asian 5% Black 4% Hispanic / Latino 4%
• Common ancestry: Slovak 3% Lithuanian 1% Iranian 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Other Indo-European 3% 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: ▼ -84.36%
• Current HPI: 160.6199
• Rent YoY: —
• Metro: —
• 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

-9.7% since first listed

6 events — show timeline

• 2026-05-06 Price Changed $279,900 REINMLS
• 2026-04-10 Price Changed $289,900 REINMLS
• 2026-03-10 Price Changed $299,900 REINMLS
• 2026-02-18 Relisted — REINMLS
• 2026-02-18 Listing Removed — REINMLS
• 2026-02-11 Listed $309,900 REINMLS