3307 Arlington Pl · Portsmouth, VA 23707

$240,000

4 bd · 1.0 ba · 720 sqft · SingleFamily public records · 90 Days on market

Built 1941 5,662 sqft lot $333/sqft · 42% above area Est $264k · 9% under

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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 +12.3/30.0
• ARV discount +11.5/15.0
• Schools +3.9/10.0
• DSCR +3.7/10.0
• Livability +3.7/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity knocks! This 4-bedroom, 2-bath home features LVP flooring throughout and a functional, flexible layout. Two bedrooms are located on the main level and share a convenient Jack-and-Jill bath, while upstairs offers two additional bedrooms, including one with an updated en suite. Whether you're a first-time buyer or investor, this property has excellent potential! Don’t wait!

Key facts

• 5,662 sq ft lot
• Built 1941
• Listed 90 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-42 ($-509/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (21.6% below list).
• Recommended offer: $188k (21.6% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Westhaven Elementary (math 22% / reading 52%, grade F, #933 of 1,108 statewide, top 86%, 442 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: 86 active listings in the ZIP; 300 units permitted in Portsmouth city in 2024 (112 in 5+ unit buildings).
• At $1,882/mo this rent would consume 46% of the median local household income ($49k/yr) (locally 963% 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 $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $105k; list at $240k implies a 129% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — 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 $188,184 (21.6% 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. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.78% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.76%
• DSCR: 0.97
• GRM: 10.6

CMA / ARV

• ARV (median comp): $263,622
• List price: $240,000
• Delta: -8.96%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.6%
• Equity multiple: 0.38×
• Total profit: $-41,643
• Equity at exit: $35,785

10-year hold

• IRR: -9.7%
• Equity multiple: 0.41×
• Total profit: $-39,949
• Equity at exit: $20,751

Cash invested: $67,200 (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 23707

• Home prices YoY: -23.7%
• Active inventory: 86
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,882 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$170 /mo · $2,046/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $-42

Break-even live

Break-even rent $1,936

Max offer price $232,506

Occupancy floor 97%

Sensitivity live

Price	-10% $93	-5% $26	+0% $-42	+5% $-110	+10% $-178
Rent	-10% $-191	-5% $-117	+0% $-42	+5% $32	+10% $106
Rate	-1.0pp $78	-0.5pp $19	base $-42	+0.5pp $-105	+1.0pp $-168

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $240,000 Active 90 DOM
2. 2026-06-18
   days on market $240,000 Active 87 DOM
3. 2026-06-17
   days on market $240,000 Active 86 DOM
4. 2026-06-16
   days on market $240,000 Active 85 DOM
5. 2026-06-15
   days on market $240,000 Active 84 DOM
6. 2026-06-13
   days on market $240,000 Active 82 DOM
7. 2026-06-09
   days on market $240,000 Active 78 DOM
8. 2026-06-08
   days on market $240,000 Active 77 DOM
9. 2026-06-07
   days on market $240,000 Active 76 DOM
10. 2026-06-03
    days on market $240,000 Active 72 DOM
11. 2026-06-02
    days on market $240,000 Active 71 DOM
12. 2026-06-01
    days on market $240,000 Active 70 DOM
13. 2026-05-31
    days on market $240,000 Active 69 DOM
14. 2026-03-23
    listed $240,000 Active 392-char remark

    Show marketing remark (392 chars)

    Opportunity knocks! This 4-bedroom, 2-bath home features LVP flooring throughout and a functional, flexible layout. Two bedrooms are located on the main level and share a convenient Jack-and-Jill bath, while upstairs offers two additional bedrooms, including one with an updated en suite. Whether you're a first-time buyer or investor, this property has excellent potential! Don’t wait!

15. 2010-04-30
    soldstatus $105,000
16. 2005-04-25
    soldstatus $115,000

ⓘ 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: $2,046 · $170/mo
• Projected year-2 tax: $2,046 · $170/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 4/10 Moderate FEMA zone X (unshaded) · 13% 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: $22,582
• − Mortgage interest: −$13,444
• − Property taxes: −$2,046
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,807
• − Management: −$1,807
• − Depreciation: −$6,982
• Taxable loss: −$4,702
• Est. tax savings @ 24.0%: +$1,129
• After-tax cash flow: $620/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): 14,766
• Household income: $48,926
• Rent vs Own: 44.0% rent · 56.0% own
• Severe rent burden: 963.0

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 0.64)
• Race & ethnicity: White 43% Black 41% Two or more races 9% Hispanic / Latino 3% Asian 3%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 94% English-only · Spanish 2% Tagalog/Filipino 1% Chinese 1%

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: ▼ -93.03%
• Current HPI: 299.832
• Rent YoY: —
• 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

+108.7% since first listed

3 events — show timeline

• 2026-03-23 Listed $240,000 REINMLS
• 2010-04-30 Sold (Public Records) $105,000 Public Records
• 2005-04-25 Sold (Public Records) $115,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $2,046 · +2.0% YoY. Source: county tax records.