1914 Parker Ave · Portsmouth, VA 23704

$320,000

5 bd · 3.0 ba · 2,714 sqft · SingleFamily public records · 9 Days on market

Built 1938 Est $418k · 23% under

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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 +15.0/15.0
• Cash flow +13.7/30.0
• DSCR +4.1/10.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This beautifully maintained 5-bedroom, 3-bath home offers the perfect blend of space, comfort, and convenience. Step inside to discover an updated kitchen designed to impress, featuring granite countertops, a gas cooktop, modern cabinetry, and ample prep s for everyday living and entertaining. The open layout flows seamlessly into the main living areas, creating a warm and inviting atmosphere filled with natural light. Generously sized bedrooms provide flexibility for guests, a home office, or multi-generational living, while the three full bathrooms offer both style and functionality. Located just minutes from major interstates, commuting is effortless, with quick access to the shipyard, s

Key facts

• Gas cooktop
• Modern cabinetry
• Natural light

Tags

• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• GAS COOKTOP
• MODERN CABINETRY
• NATURAL LIGHT
• GENEROUSLY SIZED BEDROOMS

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $22 ($265/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 $273k (14.6% below list).
• Recommended offer: $273k (14.6% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Brighton Elementary (math 12% / reading 32%, grade F, #1,069 of 1,108 statewide, top 97%, 411 students, 97% FRL); I.C. Norcom High (math 39% / reading 58%, grade D, #301 of 319 statewide, top 95%, 1,043 students, 100% FRL) — zoned schools average 98% FRL vs 60% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.3%/yr); 131 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 300 units permitted in Portsmouth city in 2024 (112 in 5+ unit buildings).
• At $2,733/mo this rent would consume 66% of the median local household income ($50k/yr) (locally 1727% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 7y 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.

Risks & watch-outs

• Watch-outs: built in 1938 — 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 $273,342 (14.6% below list)

Questions for the listing agent

1. Built in 1938 — 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 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?
4. 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?
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: 0.85% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.30%
• DSCR: 1.01
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $417,956
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1710 Atlanta Ave	0.13mi	4/2.5 (-1)	2,400 (-12%)	3mo	$381,749	$159	65
1020 Fayette St	0.31mi	5/3.5	2,332 (-14%)	11mo	$370,000	$159	50
2611 Nashville Ave	0.53mi	5/3.0	2,314 (-15%)	13mo	$305,000	$132	40
1300 Wirt Ave	0.68mi	4/2.5 (-1)	2,430 (-10%)	10mo	$375,000	$154	36
1516 County St	0.68mi	4/2.0 (-1)	2,364 (-13%)	10mo	$201,400	$85	29

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 · 3.31% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.45×
• Total profit: $-49,594
• Equity at exit: $47,713

10-year hold

• IRR: -6.5%
• Equity multiple: 0.58×
• Total profit: $-37,857
• Equity at exit: $27,668

Cash invested: $89,600 (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 23704

• Home prices YoY: -4.6%
• Rents YoY: 3.3%
• Active inventory: 131
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,733 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$326 /mo · $3,910/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$574
• Net cashflow: $22

Break-even live

Break-even rent $2,705

Max offer price $320,000

Occupancy floor 94%

Sensitivity live

Price	-10% $203	-5% $113	+0% $22	+5% $-68	+10% $-159
Rent	-10% $-194	-5% $-86	+0% $22	+5% $130	+10% $238
Rate	-1.0pp $183	-0.5pp $104	base $22	+0.5pp $-61	+1.0pp $-145

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
919 Jefferson St Portsmouth, VA	4.0	2.5	2026	$2,500	$1.23	24d	1	0.41mi
511 Hampton Pl Unit B Portsmouth, VA	4.0	2.0	3000	$3,450	$1.15	44d	1	1.23mi

Listing history 24 events

1. 2026-04-08
   soldstatus $325,000
2. 2026-03-11
   status Under Contract
3. 2026-03-05
   historical Active Under Contract
4. 2026-02-27
   listed $320,000 Active
5. 2023-09-28
   soldstatus $285,000
6. 2023-09-10
   status Under Contract
7. 2023-09-05
   historical Active Under Contract
8. 2023-08-31
   price $274,999
9. 2023-08-31
   status Active
10. 2023-08-13
    historical Active Under Contract
11. 2023-08-10
    listed $275,000 Active
12. 2020-10-27
    status Under Contract
13. 2020-10-26
    soldstatus $236,000
14. 2020-09-22
    historical Active Under Contract
15. 2020-09-14
    price $224,000
16. 2020-09-14
    status Active
17. 2020-09-09
    historical Active Under Contract
18. 2020-09-02
    listed $219,000 Active
19. 2020-07-29
    historical
20. 2020-06-26
    listed $219,900 Active
21. 2020-04-13
    historical
22. 2020-02-25
    listed $229,000 Active
23. 2019-05-29
    historical
24. 2019-04-07
    listed $239,900 Active

ⓘ 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: $3,910 · $326/mo
• Projected year-2 tax: $3,910 · $326/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 4/10 Moderate FEMA zone X (shaded) · 13% 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: $32,801
• − Mortgage interest: −$17,925
• − Property taxes: −$3,910
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,624
• − Management: −$2,624
• − Depreciation: −$9,309
• Taxable loss: −$5,191
• Est. tax savings @ 24.0%: +$1,246
• After-tax cash flow: $1,511/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): 19,207
• Household income: $49,583
• Rent vs Own: 59.8% rent · 40.2% own
• Severe rent burden: 1727.0

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: Predominantly Black (66%)
• Race & ethnicity: Black 66% White 24% Two or more races 6% Hispanic / Latino 4% Asian 2%
• Common ancestry: Slovak 1% Romanian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -15.69%
• Current HPI: 322.7335
• Rent YoY: ▲ 3.31%
• 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

+35.5% since first listed

24 events — show timeline

• 2026-04-08 Sold (Public Records) $325,000 Public Records
• 2026-03-11 Pending — REINMLS
• 2026-03-05 Contingent — REINMLS
• 2026-02-27 Listed $320,000 REINMLS
• 2023-09-28 Sold (Public Records) $285,000 Public Records
• 2023-09-10 Pending — REINMLS
• 2023-09-05 Contingent — REINMLS
• 2023-08-31 Price Changed $274,999 REINMLS
• 2023-08-31 Relisted — REINMLS
• 2023-08-13 Contingent — REINMLS
• 2023-08-10 Listed $275,000 REINMLS
• 2020-10-27 Pending — REINMLS
• 2020-10-26 Sold (Public Records) $236,000 Public Records
• 2020-09-22 Contingent — REINMLS
• 2020-09-14 Price Changed $224,000 REINMLS
• 2020-09-14 Relisted — REINMLS
• 2020-09-09 Contingent — REINMLS
• 2020-09-02 Listed $219,000 REINMLS
• 2020-07-29 Listing Removed — REINMLS
• 2020-06-26 Listed $219,900 REINMLS
• 2020-04-13 Listing Removed — REINMLS
• 2020-02-25 Listed $229,000 REINMLS
• 2019-05-29 Listing Removed — REINMLS
• 2019-04-07 Listed $239,900 REINMLS

Property tax history

+6.5%/yr

Latest (2025): $3,910 · +2.6% YoY. Source: county tax records.