125 S Capital St · Suffolk, VA 23434

$110,000

3 bd · 2.0 ba · 1,632 sqft · SingleFamily public records · 94 Days on market

Built 1754 Poor condition 0.29 ac lot $67/sqft · 63% below area ↓ 4% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Rent growth +4.0/5.0
• Livability +3.9/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for your next high-margin project? This property sits on a rare 0.29-acre lot—offering incredible outdoor space and expansion potential seldom found. Whether you’re looking for a fix-and-flip or a high-equity rental, this is the ultimate opportunity to customize from the bones up.

Key facts

• 0.29 acre lot
• Built 1754
• Listed 93 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $827 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.0% vs local median 3.6% 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); John F. Kennedy Middle (math 22% / reading 61%, grade F, #299 of 342 statewide, top 88%, 544 students, 64% 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); 710 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 64d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 86% 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).
• This rent runs 32% of the median local income ($80k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k 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 + 5.8% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($100k) 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1754 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; 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 $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1754 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.94% ✓
• Cap rate: 16.04%
• Cash-on-cash: 34.81%
• DSCR: 2.55
• GRM: 4.3

CMA / ARV

• ARV (median comp): $298,180
• List price: $110,000
• Delta: -63.11%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 N 5th St	0.27mi	3/2.5	1,640 (+0%)	2mo	$327,000	$199	83
213 N 5th St	0.26mi	3/2.5	1,640 (+0%)	2mo	$325,000	$198	83
901 Railroad Ave	0.34mi	3/2.5	1,624 (-0%)	6mo	$287,500	$177	77
1204 Woods Edge Cir	0.36mi	4/2.5 (+1)	1,646 (+1%)	5mo	$331,000	$201	71
224 Locust St	0.46mi	4/2.5 (+1)	1,638 (+0%)	1mo	$345,000	$211	70
302 N Capital St	0.39mi	3/2.5	1,540 (-6%)	2mo	$320,000	$208	69
1320 Baltic St	0.51mi	4/2.5 (+1)	1,650 (+1%)	5mo	$325,000	$197	63
501 Mahlon Ave	0.65mi	3/2.5	1,670 (+2%)	4mo	$315,000	$189	61
407 Wilson Ct	0.34mi	4/2.5 (+1)	1,495 (-8%)	3mo	$290,000	$194	60
605 Jefferson St	0.39mi	3/2.0	1,428 (-12%)	2mo	$220,000	$154	59
315 Goodman St	0.45mi	4/2.5 (+1)	1,819 (+12%)	2mo	$355,000	$195	51
325 Ben St	0.67mi	4/2.0 (+1)	1,537 (-6%)	5mo	$200,000	$130	50

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: 30.7%
• Equity multiple: 2.34×
• Total profit: $41,225
• Equity at exit: $16,401

10-year hold

• IRR: 39.6%
• Equity multiple: 5.27×
• Total profit: $131,440
• Equity at exit: $9,511

Cash invested: $30,800 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 17 active · 24 under contract
• Months of supply: 2.7 mo (37%/mo absorbed)
• Median asking: $305,000 ($185/sqft)
• Median days on market: 19 d
• This list price: 6% of active listings are priced below it
• ARV vs active asking: -1.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 23434

• Rents YoY: 5.8%
• Active inventory: 710
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,138 high
• Mortgage (P&I): −$577
• Tax from tax record: −$173 /mo · $2,079/yr
• Insurance: −$46
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $827

Break-even live

Break-even rent $1,092

Max offer price $110,000

Occupancy floor 56%

Sensitivity live

Price	-10% $889	-5% $858	+0% $827	+5% $796	+10% $765
Rent	-10% $658	-5% $743	+0% $827	+5% $911	+10% $996
Rate	-1.0pp $882	-0.5pp $855	base $827	+0.5pp $798	+1.0pp $769

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: $27,500
• Closing costs: $3,300
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1025 White Marsh Rd Suffolk, VA	3.0	2.5	1397	$2,295	$1.64	35d	1	0.18mi
501 S 6th St Suffolk, VA	4.0	2.0	1400	$2,000	$1.43	17d	1	0.23mi
124 Halifax St Suffolk, VA	4.0	2.0	1728	$2,100	$1.22	93d	1	0.29mi
990 Jefferson St Suffolk, VA	3.0	2.5	1608	$2,100	$1.31	41d	1	0.33mi
223 N 7th St Suffolk, VA	3.0	2.5	1495	$2,300	$1.54	93d	1	0.36mi
307 N 4th St Suffolk, VA	4.0	2.0	1600	$1,800	$1.12	56d	1	0.42mi
2072 Freeney Ave Suffolk, VA	3.0	2.5	1520	$2,100	$1.38	47d	1	0.69mi
1341 Devonshire Ct Suffolk, VA	3.0	2.0	1795	$2,295	$1.28	63d	1	0.73mi
1341 Devonshire Ct Suffolk, VA	3.0	2.0	1800	$2,295	$1.27	53d	1	0.73mi
116 Franklin St Suffolk, VA	3.0	1.0	1335	$1,750	$1.31	72d	1	0.80mi
116 Franklin St Unit 3 Suffolk, VA	3.0	1.0	1335	$1,750	$1.31	93d	1	0.80mi
503 Kissimmee Ave Suffolk, VA	3.0	2.0	1080	$700	$0.65	33d	1	0.82mi
315 Highland Ave Suffolk, VA	3.0	2.0	1580	$2,050	$1.30	72d	1	0.94mi
181 N Main St Suffolk, VA	2.0	1.0–2.0	804	$1,975	$2.45	15d	16	0.97mi
1410 Blythewood Ln Suffolk, VA	4.0	1.5	1056	$1,800	$1.70	93d	1	0.99mi
213 Kilby Ave Suffolk, VA	3.0	2.5	1900	$2,495	$1.31	36d	1	1.25mi
310 Greenfield Cres Suffolk, VA	3.0	2.0	1146	$1,995	$1.74	93d	1	1.28mi
206 Reid's Place Dr Suffolk, VA	3.0	2.5	1280	$2,200	$1.72	53d	1	1.40mi
202 Reid's Place Dr Suffolk, VA	3.0	2.5	1280	$2,280	$1.78	22d	1	1.40mi
206 Reid's Place Dr Unit 206 Suffolk, VA	3.0	2.5	1280	$2,300	$1.80	66d	1	1.42mi
827 Haskins Dr Suffolk, VA	3.0	3.0	1794	$2,600	$1.45	93d	1	1.47mi
525 Kilby Ave Suffolk, VA	3.0	2.5	1776	$2,500	$1.41	72d	1	1.48mi

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Off-street parkingStreet parking
• Utilities: City/County waterCity/County sewerOther type water heater
• Home design: Detached ranch-style homeSingle-story
• Construction: Basement and slab foundation
• Exterior features: Brick sidingComposite roof

Interior

• Bedrooms: 1st floor bedroom (one of the home's bedrooms is on the first floor)
• Bathrooms: 2 full bathrooms
• Interior features: First-floor bedroom with full bathroom

Listing history 50 events

1. 2026-08-08
   days on market $110,000 Active 94 DOM
2. 2026-08-07
   days on market $110,000 Active 93 DOM
3. 2026-08-06
   days on market $110,000 Active 92 DOM
4. 2026-08-05
   days on market $110,000 Active 91 DOM
5. 2026-08-04
   days on market $110,000 Active 90 DOM
6. 2026-08-03
   days on market $110,000 Active 89 DOM
7. 2026-07-31
   days on market $110,000 Active 86 DOM
8. 2026-07-30
   days on market $110,000 Active 84 DOM
9. 2026-07-28
   days on market $110,000 Active 83 DOM
10. 2026-07-26
    days on market $110,000 Active 81 DOM
11. 2026-07-24
    days on market $110,000 Active 79 DOM
12. 2026-07-23
    days on market $110,000 Active 78 DOM
13. 2026-07-22
    days on market $110,000 Active 77 DOM
14. 2026-07-21
    days on market $110,000 Active 76 DOM
15. 2026-07-20
    days on market $110,000 Active 75 DOM
16. 2026-07-18
    days on market $110,000 Active 73 DOM
17. 2026-07-18
    days on market $110,000 Active 72 DOM
18. 2026-07-16
    days on market $110,000 Active 71 DOM
19. 2026-07-15
    days on market $110,000 Active 70 DOM
20. 2026-07-14
    days on market $110,000 Active 69 DOM
21. 2026-07-13
    days on market $110,000 Active 68 DOM
22. 2026-07-13
    days on market $110,000 Active 67 DOM
23. 2026-07-11
    days on market $110,000 Active 66 DOM
24. 2026-07-10
    days on market $110,000 Active 65 DOM
25. 2026-07-09
    days on market $110,000 Active 64 DOM
26. 2026-07-07
    days on market $110,000 Active 62 DOM
27. 2026-07-06
    days on market $110,000 Active 61 DOM
28. 2026-07-05
    days on market $110,000 Active 60 DOM
29. 2026-07-03
    days on market $110,000 Active 58 DOM
30. 2026-07-02
    days on market $110,000 Active 57 DOM
31. 2026-07-01
    days on market $110,000 Active 56 DOM
32. 2026-06-30
    days on market $110,000 Active 55 DOM
33. 2026-06-29
    days on market $110,000 Active 54 DOM
34. 2026-06-28
    days on market $110,000 Active 53 DOM
35. 2026-06-27
    days on market $110,000 Active 52 DOM
36. 2026-06-27
    days on market $110,000 Active 51 DOM
37. 2026-06-25
    days on market $110,000 Active 49 DOM
38. 2026-06-22
    days on market $110,000 Active 47 DOM
39. 2026-06-21
    days on market $110,000 Active 46 DOM
40. 2026-06-18
    days on market $110,000 Active 43 DOM
41. 2026-06-17
    days on market $110,000 Active 42 DOM
42. 2026-06-16
    days on market $110,000 Active 41 DOM
43. 2026-06-15
    days on market $110,000 Active 40 DOM
44. 2026-06-13
    days on market $110,000 Active 38 DOM
45. 2026-06-09
    days on market $110,000 Active 34 DOM
46. 2026-06-08
    days on market $110,000 Active 33 DOM
47. 2026-06-07
    pricestatusdays on market $110,000 Active 32 DOM
48. 2026-06-03
    days on market $115,000 Active Under Contract 28 DOM
49. 2026-06-02
    days on market $115,000 Active Under Contract 27 DOM
50. 2026-06-01
    days on market $115,000 Active Under Contract 26 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: $2,079 · $173/mo
• Projected year-2 tax: $2,079 · $173/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 9/10 Extreme FEMA zone X (unshaded) · 99% 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: $25,661
• − Mortgage interest: −$6,162
• − Property taxes: −$2,079
• − Insurance: −$1,348
• − Repairs & maintenance: −$2,053
• − Management: −$2,053
• − Depreciation: −$3,200
• Taxable income: $8,767
• Est. tax owed @ 24.0%: −$2,104
• After-tax cash flow: $7,820/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.

Condition & rehab AI · 2 photos

Poor 20/100 Extensive rehab Est. rehab $81,600–$146,880 screening

This property requires extensive repairs and updates to improve its condition and value. Significant work is needed on the roof, exterior, interior, HVAC system, and landscaping to make it move-in ready.

Deferred maintenance Est. $40,000–$120,000 screening

• Major Roof (roof) — The roof appears to be in poor condition with visible damage and missing shingles.
• Major Windows (windows) — The windows appear to be old and possibly not functioning properly.
• Major Electrical (electrical) — The electrical panel is not visible, but the house appears to be in disrepair, which could indicate issues with the electrical system.
• Major Exterior (exterior) — The exterior of the house is in poor condition, with visible damage and missing siding.

Repairs flagged

• Major roof — Significant wear and tear visible.
• Major exterior siding — Peeling paint and visible damage.
• Major flooring — Significant wear and tear.
• Major interior walls — Peeling paint and visible damage.
• Major HVAC system — Appears old and in need of replacement.
• Major landscaping — Overgrown and in poor condition, detracting from curb appeal.

Value-add opportunities

• Both roof replacement — Improves both resale and rental value. ↑
• Both exterior siding repair/painting — Enhances curb appeal and value. ↑
• Both HVAC system replacement — Improves comfort and energy efficiency. ↑
• Both landscaping and yard maintenance — Enhances curb appeal and value. ↑
• Both interior painting and repairs — Enhances interior appearance and value. ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 47/100

Zoned Schools

Elementary Mack Benn Jr. Elementary F VA #924/1,108 Nat'l #20,973/41,679 Middle John F. Kennedy Middle F VA #299/342 Nat'l #5,602/14,009 High King's Fork High C+ VA #244/319 Nat'l #3,510/17,239

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

B Composite livability gradescore 77/100

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 · 95,269 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: 11% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Off-street parkingStreet parking
• Utilities: City/County waterCity/County sewerOther type water heater
• Home design: Detached ranch-style homeSingle-story
• Construction: Basement and slab foundation
• Exterior features: Brick sidingComposite roof

Interior

• Bedrooms: 1st floor bedroom (one of the home's bedrooms is on the first floor)
• Bathrooms: 2 full bathrooms
• Interior features: First-floor bedroom with full bathroom

Price history

-4.3% since first listed

4 events — show timeline

• 2026-06-04 Price Changed $110,000 REINMLS
• 2026-06-04 Relisted — REINMLS
• 2026-05-30 Contingent — REINMLS
• 2026-05-06 Listed $115,000 REINMLS

Property tax history

+3.8%/yr

Latest (2025): $2,079 · +2.5% YoY. Source: county tax records.