9 Quackenbush Pl · Portsmouth, VA 23702

$250,000

2 bd · 1.0 ba · 924 sqft · SingleFamily public records · 12 Days on market

Built 1918 $271/sqft · 41% above area Est $239k · 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).

• Appreciation +10.0/10.0
• Cash flow +6.1/30.0
• ARV discount +5.4/15.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.6/10.0
• DSCR +0.4/10.0

Listing remarks

Great opportunity for first-time home buyers in the historic Cradock neighborhood of Portsmouth. Renovated in 2023, this charming home offers modern updates and exceptional value. Enjoy the convenience of keeping your vehicles off the street with a cover carport and an oversized detached garage with power. Perfect for storage, a workshop, or hobby space. The custom kitchen is appointed with shaker-style cabinets, granite countertops, and stainless steel appliances. Both bathrooms have been tastefully updated with granite countertops and durable vinyl flooring. Architectural shingled roof, LVP flooring, vinyl replacement windows, 2015 HVAC system and a new hot water heater for added peace of

Key facts

• Custom kitchen
• Cover carport
• Granite countertops

Tags

• COVER CARPORT
• OVERSIZED DETACHED GARAGE
• CUSTOM KITCHEN
• SHAKER-STYLE CABINETS
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Detached garage; One-car detached garage and multi-car parking options; Carport; Off-street parking
• Security: Has fence
• Utilities: City/County water; City/County sewer; Electric water heater; Electric service (220 V available)
• Home design: Detached single-story (ranch/traditional) with one living level; Crawl foundation; Insulation: concrete formed
• Construction: Asphalt shingle roof
• Exterior features: Vinyl siding; Back yard fenced with chain link and picket sections; City view; Porch

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator
• Bedrooms: Master bedroom with ensuite (1 bedroom has an ensuite); Additional bedroom
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms; Full bathroom on first floor
• Heating & cooling: Heat pump with auxiliary heat; Programmable thermostat; Central air
• Interior features: Ceiling fan; First-floor master bedroom; Breakfast area; Porch
• Laundry & utility: Washer hookup; Dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-471 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $167k (33.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (43.9% below list).
• Recommended offer: $140k (43.9% below list) — sets the bar for 1% rule.

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: Cradock Elementary (math 22% / reading 37%, grade F, #1,011 of 1,108 statewide, top 92%, 622 students, 98% FRL); Cradock Middle (math 32% / reading 62%, grade D+, #257 of 342 statewide, top 77%, 533 students, 100% FRL); Manor High (math 48% / reading 75%, grade B-, #240 of 319 statewide, top 75%, 1,236 students, 99% FRL) — zoned schools average 99% FRL vs 60% district-wide (39 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+4.0%/yr); 65 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 300 units permitted in Portsmouth city in 2024 (112 in 5+ unit buildings).
• This rent runs 34% of the median local income ($49k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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 1918 — 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 $140,224 (43.9% 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. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.56% ✗
• Cap rate: 4.03%
• Cash-on-cash: -8.08%
• DSCR: 0.64
• GRM: 14.9

CMA / ARV

• ARV (median comp): $239,052
• List price: $250,000
• Delta: 4.58%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Sampson Pl	0.14mi	2/1.0	920 (-0%)	1mo	$209,550	$228	92
70 Nicholson St	0.12mi	2/2.0	912 (-1%)	3mo	$214,098	$235	86
149 Allen Rd	0.10mi	3/2.0 (+1)	925 (+0%)	12mo	$245,000	$265	76
119 Channing Ave	0.34mi	2/1.0	926 (+0%)	10mo	$199,000	$215	75
41 Irwin St	0.51mi	3/1.0 (+1)	900 (-3%)	6mo	$215,000	$239	62
111 Decatur St	0.61mi	2/1.0	900 (-3%)	10mo	$195,000	$217	59
132 Afton Pkwy	0.28mi	3/2.0 (+1)	1,056 (+14%)	3mo	$244,900	$232	52
132 Cushing St	0.66mi	2/1.0	1,016 (+10%)	3mo	$215,000	$212	50
206 Kelly Dr	0.68mi	2/2.0	1,000 (+8%)	2mo	$125,000	$125	49
218 Castlewood Rd	0.73mi	3/1.0 (+1)	864 (-6%)	3mo	$136,000	$157	48
30 Davis St	0.61mi	2/1.5	1,000 (+8%)	10mo	$235,000	$235	48
1824 Garrett St	0.66mi	2/1.0	825 (-11%)	8mo	$215,000	$261	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.97% rent growth · sell at horizon

5-year hold

• IRR: 18.8%
• Equity multiple: 2.53×
• Total profit: $107,439
• Equity at exit: $225,220

10-year hold

• IRR: 17.6%
• Equity multiple: 5.90×
• Total profit: $342,783
• Equity at exit: $485,695

Cash invested: $70,000 (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 23702

• Home prices YoY: 5.2%
• Rents YoY: 4.0%
• Active inventory: 65
• Price-to-rent: 14.9×

Monthly cashflow live

• Estimated rent: $1,402 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$164 /mo · $1,969/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $-471

Break-even live

Break-even rent $1,999

Max offer price $166,710

Occupancy floor —

Sensitivity live

Price	-10% $-330	-5% $-401	+0% $-471	+5% $-542	+10% $-613
Rent	-10% $-582	-5% $-527	+0% $-471	+5% $-416	+10% $-361
Rate	-1.0pp $-346	-0.5pp $-408	base $-471	+0.5pp $-536	+1.0pp $-602

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18 Cooper Dr Portsmouth, VA	2.0	1.0	920	$1,400	$1.52	19d	1	0.18mi
104 Cushing St Unit 104 Portsmouth, VA	1.0	1.0	700	$1,095	$1.56	22d	1	0.51mi
104 Cushing St Portsmouth, VA	1.0	1.0	700	$1,200	$1.71	22d	1	0.52mi
231 Edison Ave Unit 231 Portsmouth, VA	2.0	1.5	1050	$1,275	$1.21	12d	1	0.86mi
231 Edison Ave Portsmouth, VA	2.0	1.5	1100	$1,275	$1.16	21d	1	0.86mi
2906 Chestnut St Unit 1328007P Portsmouth, VA	2.0	1.0	947	$4,650	$4.91	9d	1	0.93mi
3724 Deep Creek Blvd Unit 3754 Portsmouth, VA	2.0	1.0	900	$995	$1.11	14d	1	0.97mi
3724 Deep Creek Blvd Unit 3728 Portsmouth, VA	2.0	1.0	900	$995	$1.11	25d	1	0.97mi
2756 Peach St Portsmouth, VA	2.0	1.5	1040	$1,495	$1.44	25d	1	0.98mi
21 DeKalb Ave Portsmouth, VA	2.0	1.0	984	$1,550	$1.58	45d	1	1.04mi
2810 Roanoke Ave Portsmouth, VA	3.0	1.5	1100	$2,100	$1.91	45d	1	1.11mi
9 Seminole Dr Unit SEB08-N Portsmouth, VA	2.0	1.0	610	$1,050	$1.72	45d	1	1.16mi
9 Seminole Dr Portsmouth, VA	1.0–2.0	1.0	545	$1,155	$2.12	46d	5	1.18mi
70 Manly St Portsmouth, VA	2.0	1.0	1000	$1,350	$1.35	45d	1	1.33mi
2007 Elm Ave Portsmouth, VA	3.0	1.0	903	$1,300	$1.44	22d	1	1.34mi
1915 Lansing Ave Portsmouth, VA	3.0	1.0	1085	$1,675	$1.54	5d	1	1.38mi
548 Madison St Unit 542-21-C Portsmouth, VA	2.0	1.0	900	$1,349	$1.50	25d	1	1.38mi
548 Madison St Unit 54311--D Portsmouth, VA	1.0	1.0	750	$1,249	$1.67	25d	1	1.38mi
548 Madison St Portsmouth, VA	1.0	1.0	750	$1,249	$1.67	45d	1	1.38mi
548 Madison St Portsmouth, VA	2.0	1.0	900	$1,349	$1.50	18d	3	1.38mi
1915 Des Moines Ave Portsmouth, VA	3.0	1.0	1070	$1,700	$1.59	25d	1	1.39mi
1915 Des Moines Ave Portsmouth, VA	3.0	1.0	1070	$1,700	$1.59	18d	1	1.39mi

Listing history 10 events

1. 2026-05-18
   historical Active Under Contract 866-char remark
2. 2026-05-15
   listed $250,000 Active 866-char remark
3. 2023-07-12
   soldstatus $230,000
4. 2023-06-02
   status Under Contract
5. 2023-06-02
   historical Active Under Contract
6. 2023-05-15
   status Active
7. 2023-05-09
   historical Active Under Contract
8. 2023-05-05
   price $229,999
9. 2023-04-13
   listed $239,999 Active
10. 2022-10-27
    soldstatus $91,000

ⓘ 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: $1,969 · $164/mo
• Projected year-2 tax: $2,050 · $171/mo
• Expected delta: +$81/yr (+$7/mo · 4.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 17% 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 5/10 Major 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,827
• − Mortgage interest: −$14,004
• − Property taxes: −$1,969
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,346
• − Management: −$1,346
• − Depreciation: −$7,273
• Taxable loss: −$10,361
• Est. tax savings @ 24.0%: +$2,487
• After-tax cash flow: $-3,171/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): 12,485
• Household income: $48,835
• Rent vs Own: 53.8% rent · 46.2% own
• Severe rent burden: 534.0

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 0.62)
• Race & ethnicity: Black 50% White 35% Two or more races 9% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 4%

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: ▲ 16.70%
• Current HPI: 340.0817
• Rent YoY: ▲ 3.97%
• 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

+185.7% since first listed

12 events — show timeline

• 2026-06-09 Sold (MLS) $260,000 REINMLS
• 2026-05-27 Pending — REINMLS
• 2026-05-18 Contingent — REINMLS
• 2026-05-15 Listed $250,000 REINMLS
• 2023-07-12 Sold (Public Records) $230,000 Public Records
• 2023-06-02 Pending — REINMLS
• 2023-06-02 Contingent — REINMLS
• 2023-05-15 Relisted — REINMLS
• 2023-05-09 Contingent — REINMLS
• 2023-05-05 Price Changed $229,999 REINMLS
• 2023-04-13 Listed $239,999 REINMLS
• 2022-10-27 Sold (Public Records) $91,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,969 · +1.2% YoY. Source: county tax records.