5207 Clover Hill Dr · Portsmouth, VA 23703

$229,000

3 bd · 1.5 ba · 1,461 sqft · Townhouse public records · 1 Days on market

Built 1973 Est $216k · 6% over

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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).

• Cash flow +13.9/30.0
• ARV discount +4.8/15.0
• DSCR +4.2/10.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this well-maintained townhome in the desirable Westmoreland neighborhood of Churchland! Enjoy the benefits of homeownership with no HOA or condo fees. The first floor features a spacious living room that opens to a bright sunroom, creating additional living and entertaining space. The kitchen offers a breakfast area, adjacent dining room, and convenient utility room. Step outside to a private patio and fully fenced backyard complete with a storage shed and rear parking access. Upstairs, you'll find three comfortable bedrooms and a full bath. The primary bedroom includes a walk-in closet and direct access to the shared bathroom. Conveniently located near shopping, dining, schools,

Key facts

• No hoa or condo fees
• Private patio
• Storage shed

Tags

• WESTMORELAND NEIGHBORHOOD
• NO HOA OR CONDO FEES
• BRIGHT SUNROOM
• PRIVATE PATIO
• FULLY FENCED BACKYARD
• STORAGE SHED

Property features AI

Finance

• HOA & community: No HOA or POA monthly fees indicated

Exterior

• Parking: Driveway parking; Street parking; 2 parking spaces
• Utilities: City/County water; City/County sewer; Electric water heater
• Home design: Attached townhouse; 2 stories; Slab foundation; Simple ownership
• Construction: Brick siding; Asphalt shingle roof
• Exterior features: Patio; Back chain-link fence; Storage shed

Interior

• Kitchen: Electric range; Dishwasher; Garbage disposal; Refrigerator
• Bedrooms: One bedroom with ensuite
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning
• Interior features: Ceiling fan; Dual-entry bathroom (between bedroom and hall); Walk-in closet; Sun room; Breakfast area; Utility room
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $229k.

Deal economics

• At list price, monthly cash flow is $26 ($313/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 $192k (16.2% below list).
• Recommended offer: $192k (16.2% 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: Churchland Academy Elementary (math 27% / reading 52%, grade F, #900 of 1,108 statewide, top 83%, 585 students, 118% FRL); Churchland High (math 48% / reading 80%, grade B-, #220 of 319 statewide, top 70%, 1,435 students, 100% FRL) — zoned schools average 109% FRL vs 60% district-wide (49 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 120 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 300 units permitted in Portsmouth city in 2024 (112 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 $7k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $121k; list at $229k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $191,844 (16.2% below list)

Questions for the listing agent

1. Built in 1973 — 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: 0.84% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.49%
• DSCR: 1.02
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $216,228
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3205 Clover Hill Dr	0.10mi	3/1.5	1,461 (0%)	7mo	$220,000	$151	89
3303 Clover Hill Dr	0.06mi	3/1.5	1,461 (0%)	12mo	$210,000	$144	87
5202 Forestdale Dr	0.09mi	3/2.5	1,553 (+6%)	8mo	$229,000	$147	75
3411 Wheatfield Ct	0.07mi	3/2.5	1,553 (+6%)	12mo	$242,000	$156	73
3413 Wheatfield Ct	0.07mi	3/2.5	1,553 (+6%)	12mo	$242,000	$156	72
3183 Reese Dr	0.24mi	3/2.5	1,344 (-8%)	2mo	$199,000	$148	70
3141 Reese Dr	0.25mi	3/2.5	1,344 (-8%)	6mo	$199,000	$148	66
3197 Reese Dr	0.20mi	3/2.5	1,344 (-8%)	10mo	$210,000	$156	65
3093 Reese Dr	0.28mi	4/2.0 (+1)	1,577 (+8%)	3mo	$227,000	$144	64

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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-35,473
• Equity at exit: $34,145

10-year hold

• IRR: -7.1%
• Equity multiple: 0.55×
• Total profit: $-28,863
• Equity at exit: $19,800

Cash invested: $64,120 (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 23703

• Active inventory: 120
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,918 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$193 /mo · $2,318/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $26

Break-even live

Break-even rent $1,885

Max offer price $229,000

Occupancy floor 94%

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5234 Clover Hill Dr Portsmouth, VA	3.0	1.5	1461	$1,850	$1.27	24d	1	0.07mi
4015 Reese Dr S Portsmouth, VA	3.0	2.0	1555	$1,795	$1.15	15d	1	0.34mi
4016 Reese Dr S Portsmouth, VA	2.0	1.0	980	$1,600	$1.63	44d	1	0.35mi
3117 Sterling Point Dr Unit A Portsmouth, VA	2.0	1.0	900	$1,450	$1.61	2d	1	0.43mi
4720 Haywood Dr Portsmouth, VA	3.0	1.5	1411	$2,100	$1.49	17d	1	0.51mi
4513 Buckingham Dr Portsmouth, VA	4.0	2.0	1138	$1,800	$1.58	44d	1	0.82mi
5020 Fable Ave Portsmouth, VA	3.0	1.0	1075	$2,000	$1.86	44d	1	0.88mi
4834 W Norfolk Rd Portsmouth, VA	2.0	1.0	1165	$1,590	$1.36	44d	1	1.03mi
3640 Towne Point Rd Portsmouth, VA	3.0	2.5	1500	$2,355	$1.57	24d	1	1.33mi
2801 Leeds Ct Chesapeake, VA	3.0	2.0	1210	$1,995	$1.65	2d	1	1.47mi

Listing history 2 events

1. 2026-06-17
   remarks 699-char remark
2. 2026-06-17
   listed $229,000 Coming Soon 1 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: $2,318 · $193/mo
• Projected year-2 tax: $2,318 · $193/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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,021
• − Mortgage interest: −$12,828
• − Property taxes: −$2,318
• − Insurance: −$1,145
• − Repairs & maintenance: −$1,842
• − Management: −$1,842
• − Depreciation: −$6,662
• Taxable loss: −$3,614
• Est. tax savings @ 24.0%: +$867
• After-tax cash flow: $1,181/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): 25,610
• Household income: $78,707
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 705.0

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 0.64)
• Race & ethnicity: Black 47% White 38% Two or more races 9% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 3% French/Haitian/Cajun 0%

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: ▼ -228.63%
• Current HPI: 278.3968
• Rent YoY: —
• 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

+324.1% since first listed

3 events — show timeline

• 2026-06-17 Coming Soon $229,000 REINMLS
• 2013-08-06 Sold (Public Records) $121,000 Public Records
• 2003-06-10 Sold (Public Records) $54,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $2,318 · +6.3% YoY. Source: county tax records.