6404 Whaleyville Blvd · Suffolk, VA 23438

$320,000

3 bd · 2.0 ba · 1,652 sqft · SingleFamily public records · 84 Days on market

Built 1900 0.33 ac lot $194/sqft · 6% above area Est $301k · 6% over

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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 +26.9/30.0
• DSCR +9.3/10.0
• 1% rule +6.6/10.0
• Schools +4.8/10.0
• ARV discount +4.7/15.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming property offers comfort, style, and your outdoor oasis. Inside, you’ll find freshly refinished floors that give a like-new feel throughout the home.Your backyard retreat features an above-ground pool, ideal for cooling off, and a custom bar area that is great for hosting. Don’t miss this opportunity for quaint, country living.

Key facts

• 0.33 acre lot
• 4 parking spots
• Pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $890 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $320k).
• Recommended offer: $301k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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 $10k 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 $90k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($301k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y 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 $275k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $300,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.16% ✓
• Cap rate: 9.63%
• Cash-on-cash: 11.92%
• DSCR: 1.53
• GRM: 7.2

CMA / ARV

• ARV (median comp): $301,164
• List price: $320,000
• Delta: 6.25%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6350 Whaleyville Blvd	0.02mi	3/2.5	1,436 (-13%)	1mo	$339,900	$237	75
148 Lane St	0.22mi	3/2.0	1,824 (+10%)	9mo	$325,000	$178	65
346 Great Fork Rd	0.71mi	3/2.0	1,683 (+2%)	8mo	$328,000	$195	57
229 Mineral Spring Rd	0.35mi	4/2.0 (+1)	1,500 (-9%)	10mo	$285,000	$190	55
6661 Whaleyville Blvd	0.59mi	3/2.0	1,576 (-5%)	13mo	$298,500	$189	54

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: 1.4%
• Equity multiple: 1.05×
• Total profit: $4,777
• Equity at exit: $47,713

10-year hold

• IRR: 11.0%
• Equity multiple: 1.86×
• Total profit: $76,965
• 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 23438

• Home prices YoY: -34.4%
• Active inventory: 24
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $3,724 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$241 /mo · $2,891/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$782
• Net cashflow: $890

Break-even live

Break-even rent $2,598

Max offer price $320,000

Occupancy floor 71%

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: —

Listing history 29 events

1. 2026-06-18
   days on market $320,000 Active 84 DOM
2. 2026-06-17
   days on market $320,000 Active 83 DOM
3. 2026-06-16
   days on market $320,000 Active 82 DOM
4. 2026-06-15
   days on market $320,000 Active 81 DOM
5. 2026-06-13
   days on market $320,000 Active 79 DOM
6. 2026-06-09
   days on market $320,000 Active 75 DOM
7. 2026-06-08
   days on market $320,000 Active 74 DOM
8. 2026-06-07
   days on market $320,000 Active 73 DOM
9. 2026-06-03
   days on market $320,000 Active 69 DOM
10. 2026-06-02
    days on market $320,000 Active 68 DOM
11. 2026-06-01
    days on market $320,000 Active 67 DOM
12. 2026-05-31
    days on market $320,000 Active 66 DOM
13. 2026-04-26
    price $327,500 354-char remark

    Show marketing remark (354 chars)

    This charming property offers comfort, style, and your outdoor oasis. Inside, you’ll find freshly refinished floors that give a like-new feel throughout the home.Your backyard retreat features an above-ground pool, ideal for cooling off, and a custom bar area that is great for hosting. Don’t miss this opportunity for quaint, country living.

14. 2026-04-15
    price $329,500 354-char remark

    Show marketing remark (354 chars)

    This charming property offers comfort, style, and your outdoor oasis. Inside, you’ll find freshly refinished floors that give a like-new feel throughout the home.Your backyard retreat features an above-ground pool, ideal for cooling off, and a custom bar area that is great for hosting. Don’t miss this opportunity for quaint, country living.

15. 2026-04-14
    status Active 354-char remark

    Show marketing remark (354 chars)

    This charming property offers comfort, style, and your outdoor oasis. Inside, you’ll find freshly refinished floors that give a like-new feel throughout the home.Your backyard retreat features an above-ground pool, ideal for cooling off, and a custom bar area that is great for hosting. Don’t miss this opportunity for quaint, country living.

16. 2026-04-07
    historical Active Under Contract 354-char remark

    Show marketing remark (354 chars)

    This charming property offers comfort, style, and your outdoor oasis. Inside, you’ll find freshly refinished floors that give a like-new feel throughout the home.Your backyard retreat features an above-ground pool, ideal for cooling off, and a custom bar area that is great for hosting. Don’t miss this opportunity for quaint, country living.

17. 2026-03-26
    listed $330,000 Active 354-char remark

    Show marketing remark (354 chars)

    This charming property offers comfort, style, and your outdoor oasis. Inside, you’ll find freshly refinished floors that give a like-new feel throughout the home.Your backyard retreat features an above-ground pool, ideal for cooling off, and a custom bar area that is great for hosting. Don’t miss this opportunity for quaint, country living.

18. 2022-09-20
    soldstatus $275,000
19. 2022-09-02
    status Under Contract
20. 2022-08-22
    historical Active Under Contract
21. 2022-07-28
    listed $275,000 Active
22. 2022-01-31
    soldstatus $150,000
23. 2022-01-04
    status Under Contract
24. 2021-10-30
    historical Active Under Contract
25. 2021-10-20
    listed $149,000 Active
26. 2021-02-04
    soldstatus $225,800
27. 2020-12-30
    status Under Contract
28. 2020-12-11
    historical Active Under Contract
29. 2020-11-09
    listed $189,900 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: $2,891 · $241/mo
• Projected year-2 tax: $2,891 · $241/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $44,691
• − Mortgage interest: −$17,925
• − Property taxes: −$2,891
• − Insurance: −$1,600
• − Repairs & maintenance: −$3,575
• − Management: −$3,575
• − Depreciation: −$9,309
• Taxable income: $5,816
• Est. tax owed @ 24.0%: −$1,396
• After-tax cash flow: $9,282/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
• 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

+72.5% since first listed

17 events — show timeline

• 2026-04-26 Price Changed $327,500 REINMLS
• 2026-04-15 Price Changed $329,500 REINMLS
• 2026-04-14 Relisted — REINMLS
• 2026-04-07 Contingent — REINMLS
• 2026-03-26 Listed $330,000 REINMLS
• 2022-09-20 Sold (Public Records) $275,000 Public Records
• 2022-09-02 Pending — REINMLS
• 2022-08-22 Contingent — REINMLS
• 2022-07-28 Listed $275,000 REINMLS
• 2022-01-31 Sold (Public Records) $150,000 Public Records
• 2022-01-04 Pending — REINMLS
• 2021-10-30 Contingent — REINMLS
• 2021-10-20 Listed $149,000 REINMLS
• 2021-02-04 Sold (Public Records) $225,800 Public Records
• 2020-12-30 Pending — REINMLS
• 2020-12-11 Contingent — REINMLS
• 2020-11-09 Listed $189,900 REINMLS

Property tax history

+7.8%/yr

Latest (2025): $2,891 · +3.5% YoY. Source: county tax records.