34 Pollux Cir W · Portsmouth, VA 23701

$255,500

4 bd · 3.0 ba · 2,576 sqft · SingleFamily public records · 88 Days on market

Built 1941 $99/sqft · 49% below area 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 +16.0/30.0
• ARV discount +5.6/15.0
• Rent growth +5.0/5.0
• DSCR +4.9/10.0
• 1% rule +4.6/10.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MUST SEE!!! This beautifully renovated 3-bedroom, 2-bath home offers modern updates and a spacious living area. Home comes with beautifully remodeled kitchen and bathrooms. This home is conveniently located near NNSY, shopping, restaurants, Rivers Casino, and major commuter routes. This move-in-ready property features stunning granite countertops, brand-new Whirlpool stainless steel appliances, new ceiling fans and light fixtures. Major upgrades include a new roof, windows, HVAC system and durable LVP flooring throughout main living area and bathrooms. Situated on a large lot. Make this your new home and enjoy everything it has to offer!! Won't last!!

Key facts

• New ceiling fans
• Renovated kitchen
• New light fixtures

Tags

• RENOVATED KITCHEN
• REMODELED BATHROOMS
• GRANITE COUNTERTOPS
• NEW CEILING FANS
• NEW LIGHT FIXTURES
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $256k.

Deal economics

• At list price, monthly cash flow is $60 ($717/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 $245k (4.3% below list).
• Recommended offer: $240k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 4.6% in Portsmouth — 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 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: Simonsdale Elementary (math 32% / reading 57%, grade F, #827 of 1,108 statewide, top 77%, 612 students, 100% FRL); William E. Waters Middle (math 47% / reading 72%, grade B, #160 of 342 statewide, top 48%, 534 students, 99% 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 fast (+11.9%/yr); 170 active listings in the ZIP; 6 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).
• At $2,446/mo this rent would consume 47% of the median local household income ($62k/yr) (locally 580% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($240k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $30k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; list at $256k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1941 — 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 $240,170 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.96% ✗
• Cap rate: 6.89%
• Cash-on-cash: 2.12%
• DSCR: 1.09
• GRM: 8.7

CMA / ARV

• ARV (median comp): $245,371
• List price: $255,500
• Delta: 4.13%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4408 Winchester Dr	0.54mi	5/2.0 (+1)	2,449 (-5%)	1mo	$348,900	$142	57
4323 Caroline Ave	0.61mi	4/2.0	2,300 (-11%)	1mo	$306,000	$133	48
4125 Caroline Ave	0.65mi	4/2.0	2,209 (-14%)	8mo	$340,000	$154	35

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -8.9%
• Equity multiple: 0.66×
• Total profit: $-24,568
• Equity at exit: $38,096

10-year hold

• IRR: 6.5%
• Equity multiple: 1.60×
• Total profit: $42,762
• Equity at exit: $22,091

Cash invested: $71,540 (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 23701

• Rents YoY: 11.9%
• Active inventory: 170
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,446 high
• Mortgage (P&I): −$1,340
• Tax from tax record: −$360 /mo · $4,320/yr
• Insurance: −$106
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $60

Break-even live

Break-even rent $2,371

Max offer price $255,500

Occupancy floor 93%

Sensitivity live

Price	-10% $204	-5% $132	+0% $60	+5% $-13	+10% $-85
Rent	-10% $-134	-5% $-37	+0% $60	+5% $156	+10% $253
Rate	-1.0pp $188	-0.5pp $125	base $60	+0.5pp $-6	+1.0pp $-74

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: $63,875
• Closing costs: $7,665
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4205 Dartmouth St Portsmouth, VA	4.0	3.5	2100	$2,400	$1.14	19d	1	0.68mi
119 Jacquelyn Dr Portsmouth, VA	3.0	2.5	1800	$2,500	$1.39	25d	1	1.00mi
119 Jacquelyn Dr Portsmouth, VA	3.0	2.5	1800	$2,250	$1.25	5d	1	1.00mi
3817 High St Portsmouth, VA	3.0	2.0	1999	$2,300	$1.15	12d	1	1.27mi
1507 Hodges Ferry Rd Portsmouth, VA	3.0	1.5	1827	$1,650	$0.90	45d	1	1.36mi
310 Sycamore Rd Portsmouth, VA	4.0	2.5	2759	$2,895	$1.05	25d	1	1.36mi

Listing history 24 events

1. 2026-06-17
   status $255,500 Under Contract 88 DOM
2. 2026-06-16
   days on market $255,500 Active Under Contract 88 DOM
3. 2026-06-15
   days on market $255,500 Active Under Contract 87 DOM
4. 2026-06-13
   days on market $255,500 Active Under Contract 85 DOM
5. 2026-06-09
   days on market $255,500 Active Under Contract 81 DOM
6. 2026-06-08
   days on market $255,500 Active Under Contract 80 DOM
7. 2026-06-07
   days on market $255,500 Active Under Contract 79 DOM
8. 2026-06-03
   days on market $255,500 Active Under Contract 75 DOM
9. 2026-06-02
   days on market $255,500 Active Under Contract 74 DOM
10. 2026-06-01
    days on market $255,500 Active Under Contract 73 DOM
11. 2026-05-31
    days on market $255,500 Active Under Contract 72 DOM
12. 2026-05-15
    historical Active Under Contract 684-char remark

    Show marketing remark (684 chars)

    MUST SEE!!! This beautifully renovated 3-bedroom, 2-bath home offers modern updates and a spacious living area. Home comes with beautifully remodeled kitchen and bathrooms. This home is conveniently located near NNSY, shopping, restaurants, Rivers Casino, and major commuter routes. This move-in-ready property features stunning granite countertops, brand-new Whirlpool stainless steel appliances, new ceiling fans and light fixtures. Major upgrades include a new roof, windows, HVAC system and durable LVP flooring throughout main living area and bathrooms. Situated on a large lot. Make this your new home and enjoy everything it has to offer!! Won't last!!

13. 2026-05-04
    price $255,500 684-char remark

    Show marketing remark (684 chars)

    MUST SEE!!! This beautifully renovated 3-bedroom, 2-bath home offers modern updates and a spacious living area. Home comes with beautifully remodeled kitchen and bathrooms. This home is conveniently located near NNSY, shopping, restaurants, Rivers Casino, and major commuter routes. This move-in-ready property features stunning granite countertops, brand-new Whirlpool stainless steel appliances, new ceiling fans and light fixtures. Major upgrades include a new roof, windows, HVAC system and durable LVP flooring throughout main living area and bathrooms. Situated on a large lot. Make this your new home and enjoy everything it has to offer!! Won't last!!

14. 2026-04-22
    price $259,500 684-char remark

    Show marketing remark (684 chars)

    MUST SEE!!! This beautifully renovated 3-bedroom, 2-bath home offers modern updates and a spacious living area. Home comes with beautifully remodeled kitchen and bathrooms. This home is conveniently located near NNSY, shopping, restaurants, Rivers Casino, and major commuter routes. This move-in-ready property features stunning granite countertops, brand-new Whirlpool stainless steel appliances, new ceiling fans and light fixtures. Major upgrades include a new roof, windows, HVAC system and durable LVP flooring throughout main living area and bathrooms. Situated on a large lot. Make this your new home and enjoy everything it has to offer!! Won't last!!

15. 2026-04-17
    price $269,900 684-char remark

    Show marketing remark (684 chars)

    MUST SEE!!! This beautifully renovated 3-bedroom, 2-bath home offers modern updates and a spacious living area. Home comes with beautifully remodeled kitchen and bathrooms. This home is conveniently located near NNSY, shopping, restaurants, Rivers Casino, and major commuter routes. This move-in-ready property features stunning granite countertops, brand-new Whirlpool stainless steel appliances, new ceiling fans and light fixtures. Major upgrades include a new roof, windows, HVAC system and durable LVP flooring throughout main living area and bathrooms. Situated on a large lot. Make this your new home and enjoy everything it has to offer!! Won't last!!

16. 2026-04-10
    price $274,900 684-char remark

    Show marketing remark (684 chars)

    MUST SEE!!! This beautifully renovated 3-bedroom, 2-bath home offers modern updates and a spacious living area. Home comes with beautifully remodeled kitchen and bathrooms. This home is conveniently located near NNSY, shopping, restaurants, Rivers Casino, and major commuter routes. This move-in-ready property features stunning granite countertops, brand-new Whirlpool stainless steel appliances, new ceiling fans and light fixtures. Major upgrades include a new roof, windows, HVAC system and durable LVP flooring throughout main living area and bathrooms. Situated on a large lot. Make this your new home and enjoy everything it has to offer!! Won't last!!

17. 2026-03-27
    price $279,900 684-char remark

    Show marketing remark (684 chars)

    MUST SEE!!! This beautifully renovated 3-bedroom, 2-bath home offers modern updates and a spacious living area. Home comes with beautifully remodeled kitchen and bathrooms. This home is conveniently located near NNSY, shopping, restaurants, Rivers Casino, and major commuter routes. This move-in-ready property features stunning granite countertops, brand-new Whirlpool stainless steel appliances, new ceiling fans and light fixtures. Major upgrades include a new roof, windows, HVAC system and durable LVP flooring throughout main living area and bathrooms. Situated on a large lot. Make this your new home and enjoy everything it has to offer!! Won't last!!

18. 2026-03-26
    status Active 684-char remark

    Show marketing remark (684 chars)

    MUST SEE!!! This beautifully renovated 3-bedroom, 2-bath home offers modern updates and a spacious living area. Home comes with beautifully remodeled kitchen and bathrooms. This home is conveniently located near NNSY, shopping, restaurants, Rivers Casino, and major commuter routes. This move-in-ready property features stunning granite countertops, brand-new Whirlpool stainless steel appliances, new ceiling fans and light fixtures. Major upgrades include a new roof, windows, HVAC system and durable LVP flooring throughout main living area and bathrooms. Situated on a large lot. Make this your new home and enjoy everything it has to offer!! Won't last!!

19. 2026-03-26
    historical 684-char remark

    Show marketing remark (684 chars)

    MUST SEE!!! This beautifully renovated 3-bedroom, 2-bath home offers modern updates and a spacious living area. Home comes with beautifully remodeled kitchen and bathrooms. This home is conveniently located near NNSY, shopping, restaurants, Rivers Casino, and major commuter routes. This move-in-ready property features stunning granite countertops, brand-new Whirlpool stainless steel appliances, new ceiling fans and light fixtures. Major upgrades include a new roof, windows, HVAC system and durable LVP flooring throughout main living area and bathrooms. Situated on a large lot. Make this your new home and enjoy everything it has to offer!! Won't last!!

20. 2026-03-20
    listed $285,000 Active 684-char remark

    Show marketing remark (684 chars)

    MUST SEE!!! This beautifully renovated 3-bedroom, 2-bath home offers modern updates and a spacious living area. Home comes with beautifully remodeled kitchen and bathrooms. This home is conveniently located near NNSY, shopping, restaurants, Rivers Casino, and major commuter routes. This move-in-ready property features stunning granite countertops, brand-new Whirlpool stainless steel appliances, new ceiling fans and light fixtures. Major upgrades include a new roof, windows, HVAC system and durable LVP flooring throughout main living area and bathrooms. Situated on a large lot. Make this your new home and enjoy everything it has to offer!! Won't last!!

21. 2025-12-19
    soldstatus $110,000 Sold
22. 2025-07-23
    price $110,000
23. 2025-05-20
    listed $120,000
24. 2025-05-20
    historical

ⓘ 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: $4,320 · $360/mo
• Projected year-2 tax: $4,320 · $360/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 8/10 Severe FEMA zone X (shaded) · 97% 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,355
• − Mortgage interest: −$14,312
• − Property taxes: −$4,320
• − Insurance: −$2,075
• − Repairs & maintenance: −$2,348
• − Management: −$2,348
• − Depreciation: −$7,433
• Taxable loss: −$3,482
• Est. tax savings @ 24.0%: +$836
• After-tax cash flow: $1,552/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): 24,298
• Household income: $62,349
• Rent vs Own: 31.0% rent · 69.0% own
• Severe rent burden: 580.0

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 0.58)
• Race & ethnicity: Black 52% White 39% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Italian 1% Romanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -218.96%
• Current HPI: 310.8218
• Rent YoY: ▲ 11.92%
• 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

+112.9% since first listed

13 events — show timeline

• 2026-05-15 Contingent — REINMLS
• 2026-05-04 Price Changed $255,500 REINMLS
• 2026-04-22 Price Changed $259,500 REINMLS
• 2026-04-17 Price Changed $269,900 REINMLS
• 2026-04-10 Price Changed $274,900 REINMLS
• 2026-03-27 Price Changed $279,900 REINMLS
• 2026-03-26 Relisted — REINMLS
• 2026-03-26 Listing Removed — REINMLS
• 2026-03-20 Listed $285,000 REINMLS
• 2025-12-19 Sold (MLS) $110,000 REINMLS
• 2025-07-23 Price Changed $110,000 REINMLS
• 2025-05-20 Listing Removed — REINMLS
• 2025-05-20 Listed $120,000 REINMLS

Property tax history

+6.3%/yr

Latest (2025): $4,320 · +2.9% YoY. Source: county tax records.