108 N 6th St · Suffolk, VA 23434

$239,989

3 bd · 2.0 ba · 1,224 sqft · SingleFamily public records · 42 Days on market

Built 1930 7,840 sqft lot Est $245k · 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).

• Cash flow +12.1/30.0
• ARV discount +8.4/15.0
• Schools +4.8/10.0
• Rent growth +4.0/5.0
• Livability +3.9/5.0
• DSCR +3.6/10.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 108 N 6th Street in the heart of Suffolk! This well-maintained home offers comfort, convenience, and great value. Featuring a functional layout with spacious living areas, the home provides flexibility for everyday living and entertaining. Located in an established neighborhood just minutes from downtown Suffolk, shopping, dining, schools, and major commuter routes. A opportunity to enjoy all that Suffolk has to offer. Schedule your showing today!

Key facts

• Functional layout
• 7,840 sq ft lot
• Built 1930

Tags

• FUNCTIONAL LAYOUT
• SPACIOUS LIVING AREAS
• ESTABLISHED NEIGHBORHOOD
• MINUTES FROM DOWNTOWN
• SHOPPING DINING SCHOOLS
• MAJOR COMMUTER ROUTES

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Off-street parking; Driveway spaces
• Utilities: City/County water; City/County sewer; Electric water heater; Electric power (implied by electric appliances)
• Home design: Detached single-family home; Traditional style; Two stories; Crawl foundation; Simple ownership
• Construction: Vinyl exterior; Asphalt shingle roof; Crawl space foundation
• Exterior features: Vinyl siding; Asphalt shingle roof; Approximately 0.18 acre lot

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric range; Refrigerator
• Bedrooms: No bedroom with full bathroom on the first floor
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Carpet and laminate flooring; Six total rooms
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-53 ($-637/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (3.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (20.7% below list).
• Recommended offer: $190k (20.7% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: Mack Benn Jr. Elementary (math 27% / reading 50%, grade F, #924 of 1,108 statewide, top 84%, 684 students, 66% FRL); King'S Fork High (math 44% / reading 77%, grade C+, #244 of 319 statewide, top 77%, 1,697 students, 63% FRL) — zoned schools average 64% FRL vs 39% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.8%/yr); 546 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $7k 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.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 1930 — 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 $190,256 (20.7% 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. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.95%
• DSCR: 0.96
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $244,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 N 6th St	0.00mi	3/2.0	1,224 (0%)	1mo	$246,200	$201	99
200 N Capital St	0.16mi	3/2.0	1,184 (-3%)	2mo	$253,000	$214	85
207 S 7th St	0.11mi	3/2.0	1,338 (+9%)	2mo	$235,000	$176	78
111 Halifax St	0.40mi	3/2.5	1,200 (-2%)	2mo	$274,900	$229	74
1812 Freeney Ave	0.28mi	3/1.0	1,166 (-5%)	1mo	$450,000	$386	74
215 N Capital St	0.20mi	3/1.0	1,140 (-7%)	2mo	$90,000	$79	74
120 Oak St	0.42mi	3/1.0	1,200 (-2%)	2mo	$189,500	$158	72
1208 White Marsh Rd	0.48mi	2/2.0 (-1)	1,206 (-2%)	0mo	$218,000	$181	70
301 Goodman St	0.18mi	3/1.0	1,053 (-14%)	2mo	$125,000	$119	63
1010 Truman Rd	0.37mi	3/1.5	1,100 (-10%)	3mo	$229,000	$208	62
341 N 5th St	0.36mi	3/1.0	1,100 (-10%)	1mo	$220,000	$200	61
210 Maple St	0.60mi	3/2.0	1,378 (+13%)	0mo	$175,000	$127	51

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 · 5.84% rent growth · sell at horizon

5-year hold

• IRR: -14.9%
• Equity multiple: 0.45×
• Total profit: $-36,714
• Equity at exit: $35,783

10-year hold

• IRR: -2.4%
• Equity multiple: 0.82×
• Total profit: $-12,143
• Equity at exit: $20,750

Cash invested: $67,197 (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 23434

• Rents YoY: 5.8%
• Active inventory: 546
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,903 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$198 /mo · $2,371/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $-53

Break-even live

Break-even rent $1,970

Max offer price $230,610

Occupancy floor 98%

Sensitivity live

Price	-10% $83	-5% $15	+0% $-53	+5% $-121	+10% $-189
Rent	-10% $-203	-5% $-128	+0% $-53	+5% $22	+10% $97
Rate	-1.0pp $68	-0.5pp $8	base $-53	+0.5pp $-115	+1.0pp $-179

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: $59,997
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
214 N 7th St Unit NA Suffolk, VA	2.0	1.0	760	$1,500	$1.97	25d	1	0.05mi
223 N 7th St Suffolk, VA	3.0	2.5	1495	$2,300	$1.54	45d	1	0.07mi
120 S 10th St Suffolk, VA	2.0	1.0	736	$1,250	$1.70	45d	1	0.22mi
326 E Washington St Suffolk, VA	2.0	2.0	839	$1,629	$1.94	4d	1	0.74mi
307 Central Ave Suffolk, VA	3.0	1.0	840	$1,700	$2.02	45d	1	0.75mi
1410 Blythewood Ln Suffolk, VA	4.0	1.5	1056	$1,800	$1.70	45d	1	0.81mi
116 Franklin St Suffolk, VA	3.0	1.0	1335	$1,750	$1.31	25d	1	0.86mi
116 Franklin St Unit 3 Suffolk, VA	3.0	1.0	1335	$1,750	$1.31	45d	1	0.86mi
181 N Main St Suffolk, VA	2.0	1.0–2.0	804	$1,885	$2.34	3d	15	1.00mi
206 Reid's Place Dr Suffolk, VA	3.0	2.5	1280	$2,200	$1.72	5d	1	1.12mi
206 Reid's Place Dr Unit 206 Suffolk, VA	3.0	2.5	1280	$2,300	$1.80	18d	1	1.14mi
210 Baker St Suffolk, VA	3.0	1.0	988	$1,600	$1.62	45d	1	1.44mi
308 Saint James Ave Unit B Suffolk, VA	2.0	1.0	936	$1,295	$1.38	25d	1	1.48mi

Listing history 22 events

1. 2026-05-05
   status Under Contract
2. 2026-04-27
   historical Active Under Contract
3. 2026-04-27
   status Under Contract
4. 2026-04-22
   price $239,989
5. 2026-04-16
   price $239,990
6. 2026-04-13
   price $244,500
7. 2026-03-23
   listed $244,999 Active
8. 2026-03-23
   historical
9. 2026-03-20
   price $245,000
10. 2026-03-12
    price $246,500
11. 2026-02-24
    price $247,000
12. 2026-01-26
    price $247,500
13. 2026-01-09
    listed $248,000 Active
14. 2025-10-14
    historical
15. 2025-10-10
    listed $249,500 Active
16. 2024-05-28
    soldstatus $226,000
17. 2024-05-08
    status Under Contract
18. 2024-05-02
    historical Active Under Contract
19. 2024-04-16
    price $224,900
20. 2024-04-10
    price $244,900
21. 2024-03-22
    listed $254,900 Active
22. 2021-01-04
    soldstatus $35,000

ⓘ 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: $2,371 · $198/mo
• Projected year-2 tax: $2,371 · $198/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 9/10 Extreme 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: $22,831
• − Mortgage interest: −$13,443
• − Property taxes: −$2,371
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,826
• − Management: −$1,826
• − Depreciation: −$6,981
• Taxable loss: −$4,818
• Est. tax savings @ 24.0%: +$1,156
• After-tax cash flow: $519/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
• County: Suffolk City · 88,108 people
• City population: 88,108
• Metro: Virginia Beach-Norfolk-Newport News, VA-NC
• Population (ZIP): 54,387
• Household income: $79,877
• Rent vs Own: 31.5% rent · 68.5% own
• Severe rent burden: 1934.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Black 49% White 41% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Lithuanian 1% Slovak 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · 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: ▼ -383.80%
• Current HPI: 158.5866
• Rent YoY: ▲ 5.84%
• 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

+585.7% since first listed

22 events — show timeline

• 2026-05-05 Pending — REINMLS
• 2026-04-27 Contingent — REINMLS
• 2026-04-27 Pending — REINMLS
• 2026-04-22 Price Changed $239,989 REINMLS
• 2026-04-16 Price Changed $239,990 REINMLS
• 2026-04-13 Price Changed $244,500 REINMLS
• 2026-03-23 Listing Removed — REINMLS
• 2026-03-23 Listed $244,999 REINMLS
• 2026-03-20 Price Changed $245,000 REINMLS
• 2026-03-12 Price Changed $246,500 REINMLS
• 2026-02-24 Price Changed $247,000 REINMLS
• 2026-01-26 Price Changed $247,500 REINMLS
• 2026-01-09 Listed $248,000 REINMLS
• 2025-10-14 Listing Removed — REINMLS
• 2025-10-10 Listed $249,500 REINMLS
• 2024-05-28 Sold (Public Records) $226,000 Public Records
• 2024-05-08 Pending — REINMLS
• 2024-05-02 Contingent — REINMLS
• 2024-04-16 Price Changed $224,900 REINMLS
• 2024-04-10 Price Changed $244,900 REINMLS
• 2024-03-22 Listed $254,900 REINMLS
• 2021-01-04 Sold (Public Records) $35,000 Public Records

Property tax history

+11.6%/yr

Latest (2025): $2,371 · +120.1% YoY. Source: county tax records.