4506 John St · Suffolk, VA 23439

$329,897

3 bd · 1.0 ba · 1,432 sqft · SingleFamily public records · 22 Days on market

Built 1956 Est $347k · at est.

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Why this score? — see what drove the D 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).

• ARV discount +9.7/15.0
• Cash flow +8.1/30.0
• Appreciation +5.0/10.0
• Schools +4.8/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.7/10.0

Listing remarks MLS

Great Investment opportunity! Three-bedroom, one-and-a-half-bath brick ranch-style home with a converted garage offering additional living space. Single-story layout that will need updates and improvements. Great potential for investors or buyers looking to customize. Home is being sold strictly as-is, and the seller to make no repairs. Conveniently located in the Pughsville neighborhood just off Interstate I664, Military bases, close to restaurants and shopping.

Key facts

• Renovated
• Stainless appliances
• New cabinets

Tags

• RENOVATED
• UPDATED INTERIOR
• EAT-IN KITCHEN
• STAINLESS APPLIANCES
• GRANITE COUNTERTOPS
• NEW CABINETS

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Attached 1-car garage; Driveway parking; Garage ~200 sq ft
• Utilities: City/County water; City/County sewer; Electric power
• Home design: Detached ranch-style home; One story; Crawl space foundation; Simple ownership
• Construction: Asphalt shingle roof
• Exterior features: Brick siding; Front porch; Approximately 0.19 acre lot

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Dishwasher
• Bedrooms: Master bedroom on first floor; Additional bedroom(s)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; Master bedroom includes full bath
• Heating & cooling: Heat pump heating; Central air conditioning; Electric water heater
• Interior features: Ceiling fan; Rehabilitated
• 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 $330k.

Deal economics

• At list price, monthly cash flow is $-327 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $272k (17.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (32.6% below list).
• Recommended offer: $222k (32.6% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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: 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: 2 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 680 units permitted in Suffolk city in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($2k loan paydown + $10k appreciation (3.0% local appreciation)).
• Suffolk County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 3, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $176k; list at $330k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $222,327 (32.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1956 — 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 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.67% ✗
• Cap rate: 5.10%
• Cash-on-cash: -4.25%
• DSCR: 0.81
• GRM: 12.4

CMA / ARV

• ARV (on-the-fly): $346,544
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4506 John St	0.00mi	3/1.5	1,508 (+5%)	3mo	$176,000	$117	87
5048 Townpoint Rd	0.21mi	4/2.0 (+1)	1,488 (+4%)	2mo	$359,900	$242	73
4980 Wise St	0.18mi	3/2.5	1,374 (-4%)	12mo	$335,000	$244	69
5000 Old Pughsville Rd	0.33mi	3/2.0	1,325 (-8%)	8mo	$235,000	$177	61

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: 3.5%
• Equity multiple: 1.20×
• Total profit: $18,812
• Equity at exit: $148,336

10-year hold

• IRR: 6.8%
• Equity multiple: 2.04×
• Total profit: $96,111
• Equity at exit: $228,603

Cash invested: $92,371 (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 23439

• Active inventory: 2
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $2,223 high
• Mortgage (P&I): −$1,730
• Tax from tax record: −$216 /mo · $2,594/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $-327

Break-even live

Break-even rent $2,637

Max offer price $272,091

Occupancy floor —

Sensitivity live

Price	-10% $-140	-5% $-234	+0% $-327	+5% $-421	+10% $-514
Rent	-10% $-503	-5% $-415	+0% $-327	+5% $-239	+10% $-152
Rate	-1.0pp $-161	-0.5pp $-243	base $-327	+0.5pp $-413	+1.0pp $-500

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: $82,474
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5109 James St Chesapeake, VA	3.0	1.5	1128	$2,200	$1.95	45d	1	0.07mi
5048 Queen St Chesapeake, VA	3.0	2.0	1040	$2,195	$2.11	18d	1	0.15mi
4629 Hunting Wood Rd Chesapeake, VA	3.0	2.5	1702	$2,695	$1.58	25d	1	0.63mi
2230 Livingston St Suffolk, VA	3.0	2.5	1767	$2,500	$1.41	9d	1	1.07mi
2230 Livingston St Suffolk, VA	3.0	2.5	1659	$2,500	$1.51	5d	1	1.07mi
2113 Livingston St Suffolk, VA	3.0	2.5	1770	$2,750	$1.55	5d	1	1.14mi
3555 Clover Meadows Dr Chesapeake, VA	2.0	1.0	897	$1,500	$1.67	13d	1	1.16mi
3468 Clover Meadows Dr Chesapeake, VA	2.0	2.0	960	$1,400	$1.46	18d	1	1.19mi
604 Teton Cir Suffolk, VA	3.0	2.5	1701	$2,500	$1.47	13d	1	1.21mi
3111 Burlington St Suffolk, VA	3.0	2.5	1638	$2,700	$1.65	22d	1	1.22mi
3327 Clover Meadows Dr Chesapeake, VA	2.0	2.0	960	$1,550	$1.61	25d	1	1.26mi
3240 Clover Rd E Chesapeake, VA	2.0	1.5	1020	$1,600	$1.57	5d	1	1.36mi
7190 Harbour Towne Pkwy Suffolk, VA	1.0–2.0	1.0–2.0	1054	$2,108	$2.00	3d	1	1.39mi
3331 Golden Oaks Ln Chesapeake, VA	2.0	3.0	1294	$2,150	$1.66	5d	1	1.41mi

Listing history 12 events

1. 2026-06-21
   pricedays on market $329,897 Active 22 DOM
2. 2026-06-18
   days on market $329,898 Active 19 DOM
3. 2026-06-17
   days on market $329,898 Active 18 DOM
4. 2026-06-16
   days on market $329,898 Active 17 DOM
5. 2026-06-15
   days on market $329,898 Active 16 DOM
6. 2026-06-13
   pricedays on market $329,898 Active 14 DOM
7. 2026-06-09
   days on market $329,899 Active 10 DOM
8. 2026-06-08
   days on market $329,899 Active 9 DOM
9. 2026-06-07
   pricedays on market $329,899 Active 8 DOM
10. 2026-06-03
    days on market $329,900 Active 4 DOM
11. 2026-06-02
    days on market $329,900 Active 3 DOM
12. 2026-06-01
    days on market $329,900 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: $2,594 · $216/mo
• Projected year-2 tax: $2,705 · $225/mo
• Expected delta: +$111/yr (+$9/mo · 4.3%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 15 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,679
• − Mortgage interest: −$18,479
• − Property taxes: −$2,594
• − Insurance: −$1,649
• − Repairs & maintenance: −$2,134
• − Management: −$2,134
• − Depreciation: −$9,597
• Taxable loss: −$9,909
• Est. tax savings @ 24.0%: +$2,378
• After-tax cash flow: $-1,549/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+88.5% since first listed

5 events — show timeline

• 2026-05-30 Listed $329,900 REINMLS
• 2026-04-02 Sold (Public Records) $176,000 Public Records
• 2026-04-01 Sold (MLS) $176,000 REINMLS
• 2026-03-14 Pending — REINMLS
• 2026-03-13 Listed $175,000 REINMLS

Property tax history

+5.0%/yr

Latest (2025): $2,594 · +3.3% YoY. Source: county tax records.