125 S Capital St · Suffolk, VA 23434

$110,000

3 bd · 2.0 ba · 1,632 sqft · SingleFamily public records · 46 Days on market

Built 1754 0.29 ac lot $67/sqft · 61% 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 +4.8/10.0
• Rent growth +4.0/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• 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. Property SOLD "AS-IS Where-Is"

Key facts

• 0.29 acre lot
• Built 1754
• Listed 45 days

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Off-street parking; Street parking
• Utilities: City/County water; City/County sewer; Other type water heater
• Home design: Detached ranch-style home; Single-story
• Construction: Basement and slab foundation
• Exterior features: Brick siding; Composite 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

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $806 ($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: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.8% 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 46 days — a 3% lower offer ($107k) 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 $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1754 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.92% ✓
• Cap rate: 15.81%
• Cash-on-cash: 34.00%
• DSCR: 2.51
• GRM: 4.3

CMA / ARV

• ARV (median comp): $284,162
• List price: $110,000
• Delta: -61.29%
• 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
213 N 5th St	0.26mi	3/2.5	1,640 (+0%)	1mo	$325,000	$198	84
109 N 4th St	0.16mi	3/2.5	1,680 (+3%)	4mo	$320,000	$190	82
901 Railroad Ave	0.34mi	3/2.5	1,624 (-0%)	4mo	$287,500	$177	78
114 N 4th St	0.22mi	3/2.5	1,750 (+7%)	4mo	$330,000	$189	72
1204 Woods Edge Cir	0.36mi	4/2.5 (+1)	1,646 (+1%)	3mo	$331,000	$201	72
302 N Capital St	0.39mi	3/2.5	1,540 (-6%)	0mo	$320,000	$208	70
1320 Baltic St	0.51mi	4/2.5 (+1)	1,650 (+1%)	3mo	$325,000	$197	64
501 Mahlon Ave	0.65mi	3/2.5	1,670 (+2%)	2mo	$315,000	$189	62
407 Wilson Ct	0.34mi	4/2.5 (+1)	1,495 (-8%)	1mo	$290,000	$194	62
605 Jefferson St	0.39mi	3/2.0	1,428 (-12%)	0mo	$220,000	$154	60
315 Goodman St	0.45mi	4/2.5 (+1)	1,819 (+12%)	1mo	$355,000	$195	52
325 Ben St	0.67mi	4/2.0 (+1)	1,537 (-6%)	4mo	$200,000	$130	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: 29.7%
• Equity multiple: 2.29×
• Total profit: $39,817
• Equity at exit: $16,401

10-year hold

• IRR: 38.7%
• Equity multiple: 5.16×
• Total profit: $128,162
• 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 →

ZIP-level market 23434

• Rents YoY: 5.8%
• Active inventory: 546
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,112 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: −$444
• Net cashflow: $806

Break-even live

Break-even rent $1,092

Max offer price $110,000

Occupancy floor 57%

Sensitivity live

Price	-10% $868	-5% $837	+0% $806	+5% $775	+10% $744
Rent	-10% $639	-5% $723	+0% $806	+5% $890	+10% $973
Rate	-1.0pp $861	-0.5pp $834	base $806	+0.5pp $778	+1.0pp $749

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
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
124 Halifax St Suffolk, VA	4.0	2.0	1728	$2,100	$1.22	44d	1	0.29mi
223 N 7th St Suffolk, VA	3.0	2.5	1495	$2,300	$1.54	44d	1	0.36mi
307 N 4th St Suffolk, VA	4.0	2.0	1600	$1,800	$1.12	8d	1	0.42mi
1341 Devonshire Ct Suffolk, VA	3.0	2.0	1795	$2,295	$1.28	15d	1	0.73mi
1341 Devonshire Ct Suffolk, VA	3.0	2.0	1800	$2,295	$1.27	5d	1	0.73mi
116 Franklin St Suffolk, VA	3.0	1.0	1335	$1,750	$1.31	24d	1	0.80mi
116 Franklin St Unit 3 Suffolk, VA	3.0	1.0	1335	$1,750	$1.31	44d	1	0.80mi
315 Highland Ave Suffolk, VA	3.0	2.0	1580	$2,050	$1.30	24d	1	0.94mi
181 N Main St Suffolk, VA	2.0	1.0–2.0	804	$1,885	$2.34	2d	15	0.97mi
1410 Blythewood Ln Suffolk, VA	4.0	1.5	1056	$1,800	$1.70	44d	1	0.99mi
310 Greenfield Cres Suffolk, VA	3.0	2.0	1146	$1,995	$1.74	44d	1	1.28mi
206 Reid's Place Dr Suffolk, VA	3.0	2.5	1280	$2,200	$1.72	5d	1	1.40mi
206 Reid's Place Dr Unit 206 Suffolk, VA	3.0	2.5	1280	$2,300	$1.80	18d	1	1.42mi
827 Haskins Dr Suffolk, VA	3.0	3.0	1794	$2,600	$1.45	44d	1	1.47mi
525 Kilby Ave Suffolk, VA	3.0	2.5	1776	$2,500	$1.41	24d	1	1.48mi

Listing history 14 events

1. 2026-06-21
   days on market $110,000 Active 46 DOM
2. 2026-06-18
   days on market $110,000 Active 43 DOM
3. 2026-06-17
   days on market $110,000 Active 42 DOM
4. 2026-06-16
   days on market $110,000 Active 41 DOM
5. 2026-06-15
   days on market $110,000 Active 40 DOM
6. 2026-06-13
   days on market $110,000 Active 38 DOM
7. 2026-06-09
   days on market $110,000 Active 34 DOM
8. 2026-06-08
   days on market $110,000 Active 33 DOM
9. 2026-06-07
   pricestatusdays on market $110,000 Active 32 DOM
10. 2026-06-03
    days on market $115,000 Active Under Contract 28 DOM
11. 2026-06-02
    days on market $115,000 Active Under Contract 27 DOM
12. 2026-06-01
    days on market $115,000 Active Under Contract 26 DOM
13. 2026-05-31
    statusdays on market $115,000 Active Under Contract 25 DOM
14. 2026-05-06
    listed $115,000 Active 342-char remark

ⓘ 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: $25,344
• − Mortgage interest: −$6,162
• − Property taxes: −$2,079
• − Insurance: −$1,348
• − Repairs & maintenance: −$2,028
• − Management: −$2,028
• − Depreciation: −$3,200
• Taxable income: $8,501
• Est. tax owed @ 24.0%: −$2,040
• After-tax cash flow: $7,633/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

-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.