6322 Whaleyville Blvd · Suffolk, VA 23438

$429,900

4 bd · 2.5 ba · 2,807 sqft · SingleFamily public records · 38 Days on market

Built 2023 $153/sqft · at area comps Est $406k · 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 +14.0/30.0
• ARV discount +4.8/15.0
• Schools +4.8/10.0
• DSCR +4.3/10.0
• Livability +3.9/5.0
• 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

Stop the car! Come see this beautiful Gem! Open floor plan! If you want to live in the country but still be minutes away from Rt. 58 with easy access to anywhere in Hampton Roads, this is the perfect location for you! Premium LVP flooring, custom cabinets, granite countertops, recessed lighting, (2) fireplaces, barn door in MB. Open floor plan downstairs, large spacious rooms upstairs, oversized hallways. The primary bedroom bathroom has a large closet, shower and double vanity. The kitchen is equipped with stainless steel appliances and eat in kitchen. The exterior portion of the house has premiumsiding, concrete driveway, front porch and back deck. Contact listing agent for a private show

Key facts

• Open floor plan
• Custom cabinets
• Fireplaces

Tags

• OPEN FLOOR PLAN
• PREMIUM LVP FLOORING
• CUSTOM CABINETS
• GRANITE COUNTERTOPS
• RECESSED LIGHTING
• FIREPLACES

Property features AI

Finance

• HOA & community: No HOA/POA fees

Exterior

• Parking: Attached 2-car garage; Additional multi-car capacity; Driveway parking; Street parking
• Utilities: City/County water; Septic sewer; Electric water heater
• Home design: Detached single-family home; Contemporary style; 2 stories; Two living levels; Crawl foundation
• Construction: Vinyl siding; Composite roof; Crawlspace foundation
• Exterior features: Deck; Vinyl siding; Composite roof

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric range; Refrigerator; Breakfast area; Pantry
• Bedrooms: Master bedroom with ensuite (one bedroom has an ensuite); Additional bedroom(s)
• Flooring: Carpet; Ceramic; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air; Forced hot air; Heat pump; Hot water heat
• Interior features: Cable hookup; Ceiling fan; Two fireplaces (including a master bedroom fireplace); Double sink in primary bath; Pull-down attic stairs; Walk-in closet; Attic; Breakfast area; Office/Study; Pantry; Porch; Unfinished room over garage
• Laundry & utility: Washer; Dryer; Main floor laundry; Utility room

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $430k.

Deal economics

• At list price, monthly cash flow is $57 ($687/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 $361k (16.0% below list).
• Recommended offer: $361k (16.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Oakland Elementary (math 52% / reading 72%, grade B, #480 of 1,108 statewide, top 46%, 469 students, 64% FRL); John F. Kennedy Middle (math 22% / reading 61%, grade F, #299 of 342 statewide, top 88%, 544 students, 64% FRL); Lakeland High (math 33% / reading 77%, grade C, #279 of 319 statewide, top 88%, 1,083 students, 64% FRL) — zoned schools average 64% FRL vs 39% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $3k of loan paydown is wiped out by about $13k 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 38 days — a 3% lower offer ($417k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 11y 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 $69k; list at $430k implies a 523% 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 $361,323 (16.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 6.45%
• Cash-on-cash: 0.57%
• DSCR: 1.03
• GRM: 9.9

CMA / ARV

• ARV (median comp): $405,572
• List price: $429,900
• Delta: 6.00%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6140 Whaleyville Blvd	0.35mi	4/3.5	3,150 (+12%)	2mo	$299,900	$95	58
4820 Mineral Spring Rd	0.30mi	5/2.5 (+1)	2,500 (-11%)	11mo	$440,000	$176	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: -15.4%
• Equity multiple: 0.45×
• Total profit: $-66,067
• Equity at exit: $64,099

10-year hold

• IRR: -6.9%
• Equity multiple: 0.56×
• Total profit: $-53,046
• Equity at exit: $37,170

Cash invested: $120,372 (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: 9.9×

Monthly cashflow live

• Estimated rent: $3,613 medium
• Mortgage (P&I): −$2,254
• Tax from tax record: −$364 /mo · $4,363/yr
• Insurance: −$179
• HOA: −$0
• Vacancy / Maint / Mgmt: −$759
• Net cashflow: $57

Break-even live

Break-even rent $3,541

Max offer price $429,900

Occupancy floor 93%

Sensitivity live

Price	-10% $301	-5% $179	+0% $57	+5% $-64	+10% $-186
Rent	-10% $-228	-5% $-85	+0% $57	+5% $200	+10% $343
Rate	-1.0pp $274	-0.5pp $167	base $57	+0.5pp $-54	+1.0pp $-167

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: $107,475
• Closing costs: $12,897
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-21
   days on market $429,900 Active 38 DOM
2. 2026-06-18
   days on market $429,900 Active 35 DOM
3. 2026-06-17
   days on market $429,900 Active 34 DOM
4. 2026-06-16
   days on market $429,900 Active 33 DOM
5. 2026-06-15
   days on market $429,900 Active 32 DOM
6. 2026-06-13
   days on market $429,900 Active 30 DOM
7. 2026-06-09
   days on market $429,900 Active 26 DOM
8. 2026-06-08
   days on market $429,900 Active 25 DOM
9. 2026-06-07
   days on market $429,900 Active 24 DOM
10. 2026-06-03
    days on market $429,900 Active 20 DOM
11. 2026-06-02
    days on market $429,900 Active 19 DOM
12. 2026-06-01
    days on market $429,900 Active 18 DOM
13. 2026-05-31
    days on market $429,900 Active 17 DOM
14. 2026-05-14
    listed $429,900 Active 703-char remark
15. 2026-05-12
    historical
16. 2026-03-05
    price $439,000
17. 2026-02-07
    price $445,000
18. 2026-01-08
    listed $449,900 Active
19. 2025-09-26
    historical
20. 2025-03-29
    price $459,900
21. 2025-03-07
    price $474,900
22. 2024-12-13
    listed $499,900 Active
23. 2024-12-01
    historical
24. 2024-10-01
    listed $499,900 Active
25. 2024-04-10
    historical
26. 2024-03-07
    listed $529,000 Active
27. 2024-02-08
    historical
28. 2023-11-09
    listed $565,000 Active
29. 2022-04-11
    soldstatus $69,000
30. 2022-03-21
    status Under Contract
31. 2022-03-14
    listed $70,000 Active
32. 2019-04-05
    historical
33. 2019-01-17
    price $80,000
34. 2018-10-05
    listed $94,900 Active
35. 2018-05-31
    historical
36. 2018-02-02
    listed $93,000 Active
37. 2018-02-02
    historical
38. 2017-11-16
    listed $93,000 Active
39. 2017-11-15
    historical
40. 2017-09-05
    price $94,500
41. 2017-08-25
    listed $95,000 Active
42. 2017-08-25
    historical
43. 2017-08-10
    price $95,000
44. 2017-07-18
    price $100,000
45. 2017-06-26
    listed $105,000 Active
46. 2017-01-12
    status Under Contract
47. 2017-01-12
    historical
48. 2016-11-10
    price $104,900
49. 2016-10-13
    status Active
50. 2016-09-30
    status Under Contract

ⓘ 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: $4,363 · $364/mo
• Projected year-2 tax: $4,363 · $364/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: $43,359
• − Mortgage interest: −$24,081
• − Property taxes: −$4,363
• − Insurance: −$2,150
• − Repairs & maintenance: −$3,469
• − Management: −$3,469
• − Depreciation: −$12,506
• Taxable loss: −$6,679
• Est. tax savings @ 24.0%: +$1,603
• After-tax cash flow: $2,290/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

+200.6% since first listed

49 events — show timeline

• 2026-05-14 Listed $429,900 REINMLS
• 2026-05-12 Listing Removed — REINMLS
• 2026-03-05 Price Changed $439,000 REINMLS
• 2026-02-07 Price Changed $445,000 REINMLS
• 2026-01-08 Listed $449,900 REINMLS
• 2025-09-26 Listing Removed — REINMLS
• 2025-03-29 Price Changed $459,900 REINMLS
• 2025-03-07 Price Changed $474,900 REINMLS
• 2024-12-13 Listed $499,900 REINMLS
• 2024-12-01 Listing Removed — REINMLS
• 2024-10-01 Listed $499,900 REINMLS
• 2024-04-10 Listing Removed — REINMLS
• 2024-03-07 Listed $529,000 REINMLS
• 2024-02-08 Listing Removed — REINMLS
• 2023-11-09 Listed $565,000 REINMLS
• 2022-04-11 Sold (Public Records) $69,000 Public Records
• 2022-03-21 Pending — REINMLS
• 2022-03-14 Listed $70,000 REINMLS
• 2019-04-05 Listing Removed — REINMLS
• 2019-01-17 Price Changed $80,000 REINMLS
• 2018-10-05 Listed $94,900 REINMLS
• 2018-05-31 Listing Removed — REINMLS
• 2018-02-02 Listing Removed — REINMLS
• 2018-02-02 Listed $93,000 REINMLS
• 2017-11-16 Listed $93,000 REINMLS
• 2017-11-15 Listing Removed — REINMLS
• 2017-09-05 Price Changed $94,500 REINMLS
• 2017-08-25 Listed $95,000 REINMLS
• 2017-08-25 Listing Removed — REINMLS
• 2017-08-10 Price Changed $95,000 REINMLS
• 2017-07-18 Price Changed $100,000 REINMLS
• 2017-06-26 Listed $105,000 REINMLS
• 2017-01-12 Pending — REINMLS
• 2017-01-12 Listing Removed — REINMLS
• 2016-11-10 Price Changed $104,900 REINMLS
• 2016-10-13 Relisted — REINMLS
• 2016-09-30 Pending — REINMLS
• 2016-09-30 Listing Removed — REINMLS
• 2016-09-02 Price Changed $107,800 REINMLS
• 2016-08-05 Listed $107,900 REINMLS
• 2015-12-06 Listing Removed — REINMLS
• 2015-07-31 Price Changed $125,000 REINMLS
• 2015-05-18 Listed $129,900 REINMLS
• 2015-01-27 Price Changed $132,000 REINMLS
• 2014-12-31 Price Changed $135,000 REINMLS
• 2014-10-17 Price Changed $138,000 REINMLS
• 2014-07-18 Price Changed $138,400 REINMLS
• 2014-06-18 Price Changed $139,900 REINMLS
• 2014-06-07 Price Changed $143,000 REINMLS

Property tax history

+12.4%/yr

Latest (2025): $4,363 · +3.7% YoY. Source: county tax records.