88 Aylwin Rd · Portsmouth, VA 23702

$249,900

3 bd · 1.0 ba · 1,602 sqft · SingleFamily public records · 55 Days on market

Built 1940 0.39 ac lot $156/sqft · 12% below area Est $285k · 12% 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 +13.5/30.0
• ARV discount +13.1/15.0
• Appreciation +10.0/10.0
• DSCR +4.1/10.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Change your life with this three-bedroom home in Portsmouth, VA, offering a practical layout and comfortable everyday living. Bright living spaces and a functional kitchen make this home both efficient and easy to enjoy. The bedrooms offer flexibility for guests or a home office. Outside, enjoy a private yard and a location near shopping, dining, interstates, and military bases. A strong option for a primary residence or investment. No showings between Friday 4/19 - Thursday 4/25

Key facts

• Functional kitchen
• Bright living spaces
• Private yard

Tags

• PRIVATE YARD
• FUNCTIONAL KITCHEN
• BRIGHT LIVING SPACES
• LOCATION CLOSE TO SHOPPING
• LOCATION CLOSE TO DINING
• LOCATION CLOSE TO INTERSTATES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $7 ($88/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 $213k (14.6% below list).
• Recommended offer: $213k (14.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.6% in Portsmouth — 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 73/100 on livability (#172 in VA) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: employment C-, crime F, commute F.
• Portsmouth City Public School District (urban): math 34% / reading 58% proficiency, ranked #107 of 131 in VA (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cradock Elementary (math 22% / reading 37%, grade F, #1,011 of 1,108 statewide, top 92%, 622 students, 98% FRL); Cradock Middle (math 32% / reading 62%, grade D+, #257 of 342 statewide, top 77%, 533 students, 100% FRL); Manor High (math 48% / reading 75%, grade B-, #240 of 319 statewide, top 75%, 1,236 students, 99% FRL) — zoned schools average 99% FRL vs 60% district-wide (39 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+4.0%/yr); 65 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 300 units permitted in Portsmouth city in 2024 (112 in 5+ unit buildings).

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 4.0% rent growth), your $70k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 19y 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 $150k; list at $250k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $213,462 (14.6% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 0.85% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.13%
• DSCR: 1.01
• GRM: 9.8

CMA / ARV

• ARV (median comp): $285,393
• List price: $249,900
• Delta: -12.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27 Afton Pkwy	0.22mi	4/2.0 (+1)	1,631 (+2%)	1mo	$309,000	$189	77
422 Forecastle St	0.31mi	3/2.5	1,520 (-5%)	2mo	$360,000	$237	69
25 Alden Ave	0.45mi	3/2.0	1,656 (+3%)	1mo	$246,500	$149	68
34 Alden Ave	0.46mi	3/2.0	1,504 (-6%)	2mo	$260,000	$173	63
45 Prospect Pkwy	0.19mi	4/3.5 (+1)	1,750 (+9%)	2mo	$302,000	$173	59
19 Burtis St	0.25mi	4/2.0 (+1)	1,400 (-13%)	2mo	$85,000	$61	57
83 Channing Ave	0.39mi	4/3.0 (+1)	1,721 (+7%)	1mo	$307,500	$179	56
12 Brierdale Pl	0.49mi	3/2.0	1,437 (-10%)	2mo	$250,000	$174	54
25 Cushing St	0.34mi	4/2.5 (+1)	1,802 (+12%)	1mo	$310,000	$172	51
13 Kennedy Dr	0.67mi	4/2.0 (+1)	1,682 (+5%)	1mo	$298,000	$177	50
2629 Greenwood Dr	0.69mi	4/2.0 (+1)	1,700 (+6%)	1mo	$303,000	$178	48
2621 Greenwood Dr	0.67mi	3/1.0	1,380 (-14%)	2mo	$249,000	$180	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.97% rent growth · sell at horizon

5-year hold

• IRR: 24.7%
• Equity multiple: 2.98×
• Total profit: $138,677
• Equity at exit: $225,130

10-year hold

• IRR: 22.1%
• Equity multiple: 6.89×
• Total profit: $412,459
• Equity at exit: $485,501

Cash invested: $69,972 (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 23702

• Home prices YoY: 5.2%
• Rents YoY: 4.0%
• Active inventory: 65
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,135 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$264 /mo · $3,172/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $7

Break-even live

Break-even rent $2,125

Max offer price $249,900

Occupancy floor 95%

Sensitivity live

Price	-10% $149	-5% $78	+0% $7	+5% $-63	+10% $-134
Rent	-10% $-161	-5% $-77	+0% $7	+5% $92	+10% $176
Rate	-1.0pp $133	-0.5pp $71	base $7	+0.5pp $-57	+1.0pp $-123

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
213 Monmouth St Portsmouth, VA	3.0	2.5	1800	$2,450	$1.36	46d	1	0.16mi
10 Parkside Pl Portsmouth, VA	3.0	2.0	1800	$2,095	$1.16	18d	1	0.23mi
134 Monmouth St Portsmouth, VA	3.0	2.5	1440	$2,450	$1.70	45d	1	0.37mi
35 Fairview Cir S Portsmouth, VA	4.0	1.5	1462	$2,100	$1.44	14d	1	0.69mi
2750 Greenwood Dr Portsmouth, VA	3.0	2.0	1200	$1,700	$1.42	25d	1	0.83mi
2509 Smithfield Rd Portsmouth, VA	3.0	2.5	1540	$2,345	$1.52	22d	1	0.90mi
231 Edison Ave Portsmouth, VA	2.0	1.5	1100	$1,275	$1.16	21d	1	0.91mi
231 Edison Ave Unit 231 Portsmouth, VA	2.0	1.5	1050	$1,275	$1.21	12d	1	0.91mi
251 Independence St Portsmouth, VA	3.0	2.5	1294	$2,550	$1.97	25d	1	0.95mi
213 Beacon Rd Portsmouth, VA	3.0	2.0	1280	$2,300	$1.80	25d	1	1.07mi
1409 Wilcox Ave Portsmouth, VA	3.0	2.5	1800	$2,500	$1.39	45d	1	1.17mi
2715 Portsmouth Blvd Portsmouth, VA	2.0	1.0	1428	$1,425	$1.00	16d	1	1.26mi
2715 Portsmouth Blvd Portsmouth, VA	2.0	1.0	1428	$1,425	$1.00	18d	1	1.26mi
2810 Roanoke Ave Portsmouth, VA	3.0	1.5	1100	$2,100	$1.91	45d	1	1.27mi
1314 Summit Ave Portsmouth, VA	3.0	1.5	1152	$1,750	$1.52	45d	1	1.30mi
1061 Saint Julian Dr Chesapeake, VA	4.0	2.0	1611	$2,550	$1.58	25d	1	1.37mi
3317 Downes St Portsmouth, VA	3.0	2.0	1148	$1,995	$1.74	5d	1	1.38mi
3317 Downes St Portsmouth, VA	3.0	2.0	1148	$1,995	$1.74	12d	1	1.38mi
2304 Nashville Ave Portsmouth, VA	3.0	1.5	1226	$1,395	$1.14	45d	1	1.44mi
1114 Woodland Terrace Dr Chesapeake, VA	3.0	1.0	1223	$2,000	$1.64	25d	1	1.46mi
108 Marcy St Portsmouth, VA	4.0	2.5	2100	$2,500	$1.19	45d	1	1.50mi

Listing history 35 events

1. 2026-06-21
   days on market $249,900 Active 55 DOM
2. 2026-06-18
   days on market $249,900 Active 52 DOM
3. 2026-06-17
   days on market $249,900 Active 51 DOM
4. 2026-06-16
   days on market $249,900 Active 50 DOM
5. 2026-06-15
   days on market $249,900 Active 49 DOM
6. 2026-06-13
   days on market $249,900 Active 47 DOM
7. 2026-06-09
   days on market $249,900 Active 43 DOM
8. 2026-06-08
   days on market $249,900 Active 42 DOM
9. 2026-06-07
   days on market $249,900 Active 41 DOM
10. 2026-06-03
    days on market $249,900 Active 37 DOM
11. 2026-06-02
    days on market $249,900 Active 36 DOM
12. 2026-06-01
    days on market $249,900 Active 35 DOM
13. 2026-05-31
    days on market $249,900 Active 34 DOM
14. 2026-05-14
    status Active 484-char remark

    Show marketing remark (484 chars)

    Change your life with this three-bedroom home in Portsmouth, VA, offering a practical layout and comfortable everyday living. Bright living spaces and a functional kitchen make this home both efficient and easy to enjoy. The bedrooms offer flexibility for guests or a home office. Outside, enjoy a private yard and a location near shopping, dining, interstates, and military bases. A strong option for a primary residence or investment. No showings between Friday 4/19 - Thursday 4/25

15. 2026-05-13
    historical Active Under Contract 484-char remark

    Show marketing remark (484 chars)

    Change your life with this three-bedroom home in Portsmouth, VA, offering a practical layout and comfortable everyday living. Bright living spaces and a functional kitchen make this home both efficient and easy to enjoy. The bedrooms offer flexibility for guests or a home office. Outside, enjoy a private yard and a location near shopping, dining, interstates, and military bases. A strong option for a primary residence or investment. No showings between Friday 4/19 - Thursday 4/25

16. 2026-05-02
    status Under Contract 484-char remark

    Show marketing remark (484 chars)

    Change your life with this three-bedroom home in Portsmouth, VA, offering a practical layout and comfortable everyday living. Bright living spaces and a functional kitchen make this home both efficient and easy to enjoy. The bedrooms offer flexibility for guests or a home office. Outside, enjoy a private yard and a location near shopping, dining, interstates, and military bases. A strong option for a primary residence or investment. No showings between Friday 4/19 - Thursday 4/25

17. 2026-04-14
    listed $249,900 Active 484-char remark

    Show marketing remark (484 chars)

    Change your life with this three-bedroom home in Portsmouth, VA, offering a practical layout and comfortable everyday living. Bright living spaces and a functional kitchen make this home both efficient and easy to enjoy. The bedrooms offer flexibility for guests or a home office. Outside, enjoy a private yard and a location near shopping, dining, interstates, and military bases. A strong option for a primary residence or investment. No showings between Friday 4/19 - Thursday 4/25

18. 2018-07-06
    soldstatus $150,000
19. 2018-06-22
    status Under Contract
20. 2018-04-20
    price $155,000
21. 2018-01-22
    price $179,900
22. 2017-11-22
    listed $199,000 Active
23. 2017-11-01
    historical
24. 2017-10-26
    price $199,000
25. 2017-08-09
    price $210,000
26. 2017-05-02
    listed $220,000 Active
27. 2016-11-10
    historical
28. 2016-08-28
    price $235,000
29. 2016-07-14
    price $245,000
30. 2016-05-19
    listed $250,000 Active
31. 2007-07-03
    historical
32. 2007-06-04
    listed
33. 2007-05-29
    historical
34. 2007-05-17
    listed
35. 2004-05-26
    soldstatus $105,000

ⓘ 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: $3,172 · $264/mo
• Projected year-2 tax: $3,172 · $264/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 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 5/10 Major 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,615
• − Mortgage interest: −$13,998
• − Property taxes: −$3,172
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,049
• − Management: −$2,049
• − Depreciation: −$7,270
• Taxable loss: −$4,173
• Est. tax savings @ 24.0%: +$1,002
• After-tax cash flow: $1,090/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: Portsmouth City Public School District
• NCES district ID: 5103000
• Math proficiency: 34% ▼ -40.00%
• Reading proficiency: 58% ▼ -12.00%
• Median HH income: $46,152
• Composite: 39.01/100
• National rank: #4071
• State rank: #107 of 131 in VA

Livability — Portsmouth

• Score: 73/100
• State rank: #172
• US rank: #5381

Category grades

Amenities A+ Commute F Cost of living A+ Crime F Employment C- Housing A+ Health & safety A+ User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Portsmouth, VA
• County: Portsmouth City · 96,366 people
• City population: 96,366
• Metro: Virginia Beach-Norfolk-Newport News, VA-NC
• Population (ZIP): 12,485
• Household income: $48,835
• Rent vs Own: 53.8% rent · 46.2% own
• Severe rent burden: 534.0

Population outlook (Portsmouth County) Hauer SSP2

• Today (2025): 96,730 people
• By 2030: 96,760 · +0.0%
• By 2040: 96,573 · -0.2%
• By 2050: 95,606 · -1.2%
• By 2075: 93,579 · -3.3%
• By 2100: 83,756 · -13.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: Black 50% White 35% Two or more races 9% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Portsmouth

• 2024 margin: Solid D (+38.6) · D 68.6% · R 30.0% · Other 1.4%
• 2008→2024 swing: -0.7pp no change · 2008: 39.3pp · 2024: 38.6pp
• All cycles: 2024: D+38.6 2020: D+40.8 2016: D+36.5 2012: D+39.6 2008: D+39.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.70%
• Current HPI: 340.0817
• Rent YoY: ▲ 3.97%
• 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

+138.0% since first listed

22 events — show timeline

• 2026-05-14 Relisted — REINMLS
• 2026-05-13 Contingent — REINMLS
• 2026-05-02 Pending — REINMLS
• 2026-04-14 Listed $249,900 REINMLS
• 2018-07-06 Sold (Public Records) $150,000 Public Records
• 2018-06-22 Pending — REINMLS
• 2018-04-20 Price Changed $155,000 REINMLS
• 2018-01-22 Price Changed $179,900 REINMLS
• 2017-11-22 Listed $199,000 REINMLS
• 2017-11-01 Listing Removed — REINMLS
• 2017-10-26 Price Changed $199,000 REINMLS
• 2017-08-09 Price Changed $210,000 REINMLS
• 2017-05-02 Listed $220,000 REINMLS
• 2016-11-10 Listing Removed — REINMLS
• 2016-08-28 Price Changed $235,000 REINMLS
• 2016-07-14 Price Changed $245,000 REINMLS
• 2016-05-19 Listed $250,000 REINMLS
• 2007-07-03 Delisted — MRIS
• 2007-06-04 Listed — MRIS
• 2007-05-29 Delisted — MRIS
• 2007-05-17 Listed — MRIS
• 2004-05-26 Sold (Public Records) $105,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $3,172 · +2.7% YoY. Source: county tax records.