215 Oak St · Suffolk, VA 23434

$199,900

4 bd · 2.5 ba · 1,488 sqft · SingleFamily public records · 47 Days on market

Built 1754 $134/sqft · 28% below area Est $279k · 28% under

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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 +23.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +5.7/10.0
• 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

Discover elegance in Suffolk, VA! This updated traditional home offers 4 beds, 2 baths, 1 half bath and 1488 sqft of refined living. Enjoy a modern lifestyle newer appliances, tiled showers and mucho more Recent upgrades include a new roof, HVAC, and hot water heater. Make this home yours – where timeless style meets contemporary comfort.

Key facts

• Hvac
• Tiled showers
• Newer appliances

Tags

• UPDATED TRADITIONAL HOME
• NEW ROOF
• HVAC
• HOT WATER HEATER
• TILED SHOWERS
• NEWER APPLIANCES

Property features AI

Finance

• HOA & community: No HOA fees (listed as 0)

Exterior

• Parking: Off-street parking; Driveway parking spaces
• Utilities: City/County water; City/County sewer; Electric water heater; Electric power (implied by electric water heater and heat pump)
• Home design: Detached home; Transitional style; 2 stories; Crawl foundation; Simple ownership
• Construction: Vinyl exterior; Asphalt shingle roof; Crawlspace foundation
• Exterior features: Vinyl siding; Asphalt shingle roof

Interior

• Kitchen: Range; Microwave; Refrigerator; Dishwasher
• Bedrooms: Master bedroom; Additional bedroom; Includes a bedroom and full bathroom on the first floor
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Carpet and laminate flooring; Living room, great room, dining room, family room
• Laundry & utility: Washer hookup; Dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $365 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $6k 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 $56k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $50k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1754 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $193,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.07% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.83%
• DSCR: 1.35
• GRM: 7.8

CMA / ARV

• ARV (median comp): $278,771
• List price: $199,900
• Delta: -28.29%
• 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
302 N Capital St	0.29mi	3/2.5 (-1)	1,540 (+4%)	0mo	$320,000	$208	75
605 Jefferson St	0.29mi	3/2.0 (-1)	1,428 (-4%)	0mo	$220,000	$154	72
407 Wilson Ct	0.63mi	4/2.5	1,495 (+0%)	1mo	$290,000	$194	69
318 Pinner St	0.52mi	4/2.0	1,443 (-3%)	3mo	$115,000	$80	66
210 Maple St	0.33mi	3/2.0 (-1)	1,378 (-7%)	0mo	$175,000	$127	65
157 Hall Ave	0.53mi	3/2.5 (-1)	1,538 (+3%)	1mo	$290,000	$189	64
213 N 5th St	0.33mi	3/2.5 (-1)	1,640 (+10%)	1mo	$325,000	$198	62
7 College Ct	0.62mi	3/2.0 (-1)	1,500 (+1%)	4mo	$255,000	$170	60
207 S 7th St	0.45mi	3/2.0 (-1)	1,338 (-10%)	2mo	$235,000	$176	54
1204 Woods Edge Cir	0.59mi	4/2.5	1,646 (+11%)	3mo	$331,000	$201	52
1320 Baltic St	0.75mi	4/2.5	1,650 (+11%)	3mo	$325,000	$197	44
501 Mahlon Ave	0.63mi	3/2.5 (-1)	1,670 (+12%)	2mo	$315,000	$189	44

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: -1.3%
• Equity multiple: 0.95×
• Total profit: $-2,822
• Equity at exit: $29,806

10-year hold

• IRR: 11.1%
• Equity multiple: 1.98×
• Total profit: $54,953
• Equity at exit: $17,284

Cash invested: $55,972 (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: 7.8×

Monthly cashflow live

• Estimated rent: $2,148 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$200 /mo · $2,402/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $365

Break-even live

Break-even rent $1,686

Max offer price $199,900

Occupancy floor 78%

Sensitivity live

Price	-10% $478	-5% $422	+0% $365	+5% $309	+10% $252
Rent	-10% $195	-5% $280	+0% $365	+5% $450	+10% $535
Rate	-1.0pp $466	-0.5pp $416	base $365	+0.5pp $313	+1.0pp $261

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 16 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	0.07mi
307 N 4th St Suffolk, VA	4.0	2.0	1600	$1,800	$1.12	8d	1	0.30mi
223 N 7th St Suffolk, VA	3.0	2.5	1495	$2,300	$1.54	44d	1	0.41mi
116 Franklin St Suffolk, VA	3.0	1.0	1335	$1,750	$1.31	24d	1	0.48mi
116 Franklin St Unit 3 Suffolk, VA	3.0	1.0	1335	$1,750	$1.31	44d	1	0.48mi
315 Highland Ave Suffolk, VA	3.0	2.0	1580	$2,050	$1.30	24d	1	0.67mi
1341 Devonshire Ct Suffolk, VA	3.0	2.0	1800	$2,295	$1.27	5d	1	0.97mi
1341 Devonshire Ct Suffolk, VA	3.0	2.0	1795	$2,295	$1.28	15d	1	0.97mi
210 Baker St Suffolk, VA	3.0	1.0	988	$1,600	$1.62	44d	1	1.12mi
310 Greenfield Cres Suffolk, VA	3.0	2.0	1146	$1,995	$1.74	44d	1	1.17mi
1410 Blythewood Ln Suffolk, VA	4.0	1.5	1056	$1,800	$1.70	44d	1	1.21mi
525 Kilby Ave Suffolk, VA	3.0	2.5	1776	$2,500	$1.41	24d	1	1.27mi
114 Nancy Dr Suffolk, VA	2.0–3.0	1.0	860	$1,450	$1.69	2d	4	1.40mi
206 Reid's Place Dr Suffolk, VA	3.0	2.5	1280	$2,200	$1.72	5d	1	1.45mi
206 Reid's Place Dr Unit 206 Suffolk, VA	3.0	2.5	1280	$2,300	$1.80	18d	1	1.48mi
621 Butler Ave Suffolk, VA	3.0	2.5	1760	$2,500	$1.42	24d	1	1.49mi

Listing history 21 events

1. 2026-06-21
   days on market $199,900 Active 47 DOM
2. 2026-06-18
   days on market $199,900 Active 44 DOM
3. 2026-06-17
   days on market $199,900 Active 43 DOM
4. 2026-06-16
   days on market $199,900 Active 42 DOM
5. 2026-06-15
   days on market $199,900 Active 41 DOM
6. 2026-06-13
   days on market $199,900 Active 39 DOM
7. 2026-06-09
   days on market $199,900 Active 35 DOM
8. 2026-06-08
   days on market $199,900 Active 34 DOM
9. 2026-06-07
   days on market $199,900 Active 33 DOM
10. 2026-06-03
    days on market $199,900 Active 29 DOM
11. 2026-06-02
    days on market $199,900 Active 28 DOM
12. 2026-06-01
    days on market $199,900 Active 27 DOM
13. 2026-05-31
    days on market $199,900 Active 26 DOM
14. 2026-05-05
    listed $249,900 Active 346-char remark
15. 2024-03-12
    soldstatus $245,000
16. 2024-02-13
    historical Active Under Contract
17. 2024-02-01
    listed $245,000 Active
18. 2023-05-30
    soldstatus $30,483
19. 2023-02-10
    soldstatus $45,000
20. 2020-07-31
    soldstatus $35,000
21. 2013-10-24
    soldstatus $180,000

ⓘ 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: $2,402 · $200/mo
• Projected year-2 tax: $2,402 · $200/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 5/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $25,776
• − Mortgage interest: −$11,198
• − Property taxes: −$2,402
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,062
• − Management: −$2,062
• − Depreciation: −$5,815
• Taxable income: $1,237
• Est. tax owed @ 24.0%: −$297
• After-tax cash flow: $4,085/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

+11.1% since first listed

10 events — show timeline

• 2026-05-25 Price Changed $199,900 REINMLS
• 2026-05-19 Price Changed $244,900 REINMLS
• 2026-05-05 Listed $249,900 REINMLS
• 2024-03-12 Sold (Public Records) $245,000 Public Records
• 2024-02-13 Contingent — REINMLS
• 2024-02-01 Listed $245,000 REINMLS
• 2023-05-30 Sold (Public Records) $30,483 Public Records
• 2023-02-10 Sold (Public Records) $45,000 Public Records
• 2020-07-31 Sold (Public Records) $35,000 Public Records
• 2013-10-24 Sold (Public Records) $180,000 Public Records

Property tax history

+15.5%/yr

Latest (2025): $2,402 · +135.8% YoY. Source: county tax records.