3726 Sugar Creek Cir · Portsmouth, VA 23703

$154,954

2 bd · 1.5 ba · 915 sqft · Townhouse public records · 145 Days on market

Built 1983 $169/sqft · at area comps Est $151k · at est. $25/mo HOA · 2% of rent

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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 +19.3/30.0
• ARV discount +6.3/15.0
• DSCR +6.1/10.0
• 1% rule +5.1/10.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Want a chance to customize your home the way YOU want? This is the perfect investment opportunity! Centrally located in Portsmouth, tucked into a quiet cul-de-sac, is the potential to find your slice of peace and tranquility!

Key facts

• Quiet cul-de-sac
• Centrally located
• $25 HOA

Tags

• CENTRALLY LOCATED
• QUIET CUL-DE-SAC

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $155k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: Churchland Academy Elementary (math 27% / reading 52%, grade F, #900 of 1,108 statewide, top 83%, 585 students, 118% FRL); Churchland Middle (math 53% / reading 77%, grade A-, #120 of 342 statewide, top 35%, 890 students, 100% FRL); Churchland High (math 48% / reading 80%, grade B-, #220 of 319 statewide, top 70%, 1,435 students, 100% FRL) — zoned schools average 106% FRL vs 60% district-wide (46 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 124 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 300 units permitted in Portsmouth city in 2024 (112 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 145 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $131k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $136,359 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.01% ✓
• Cap rate: 7.60%
• Cash-on-cash: 4.68%
• DSCR: 1.21
• GRM: 8.3

CMA / ARV

• ARV (median comp): $150,900
• List price: $154,954
• Delta: 2.69%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3660 Towne Point Rd Unit A	0.04mi	2/2.0	900 (-2%)	6mo	$164,900	$183	89
3696 Towne Point Rd Unit A	0.05mi	2/2.0	900 (-2%)	5mo	$150,900	$168	89
3734 Pepperwood Ct	0.22mi	2/1.5	915 (0%)	12mo	$150,000	$164	80
3809 Peachtree Ln W	0.29mi	2/1.0	969 (+6%)	3mo	$176,000	$182	72
3772 Towne Point Rd Unit B	0.15mi	2/2.0	1,000 (+9%)	13mo	$158,000	$158	64

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: -9.0%
• Equity multiple: 0.67×
• Total profit: $-14,315
• Equity at exit: $23,104

10-year hold

• IRR: 0.5%
• Equity multiple: 1.03×
• Total profit: $1,485
• Equity at exit: $13,398

Cash invested: $43,387 (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 23703

• Active inventory: 124
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,559 high
• Mortgage (P&I): −$813
• Tax from tax record: −$160 /mo · $1,924/yr
• Insurance: −$65
• HOA: −$25
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $169

Break-even live

Break-even rent $1,345

Max offer price $154,954

Occupancy floor 84%

Sensitivity live

Price	-10% $257	-5% $213	+0% $169	+5% $125	+10% $81
Rent	-10% $46	-5% $108	+0% $169	+5% $231	+10% $292
Rate	-1.0pp $247	-0.5pp $209	base $169	+0.5pp $129	+1.0pp $88

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: $38,738
• Closing costs: $4,649
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Peachtree Ct Portsmouth, VA	2.0	1.5	915	$1,650	$1.80	45d	1	0.08mi
3710 Towne Point Rd Unit B Portsmouth, VA	2.0	2.0	892	$1,325	$1.49	45d	1	0.09mi
6200 Hightower Rd Portsmouth, VA	1.0–3.0	1.0–1.5	935	$1,378	$1.47	45d	8	0.10mi
3772 Pepperwood Ct Portsmouth, VA	2.0	1.5	915	$1,450	$1.58	45d	1	0.27mi
3856 Augustine Cir Portsmouth, VA	3.0	1.0	1082	$1,605	$1.48	45d	1	0.31mi
3812 Peach Orchard Cir Portsmouth, VA	3.0	1.0	1082	$1,800	$1.66	45d	1	0.32mi
4110 Queenswood Dr Portsmouth, VA	3.0	1.5	1060	$1,350	$1.27	45d	1	0.70mi
2019 Barclay Pl Suffolk, VA	1.0–2.0	1.0–2.0	893	$2,101	$2.35	3d	10	0.99mi
1001 Beringer Rd Suffolk, VA	1.0	1.0	765	$1,829	$2.39	25d	1	1.07mi
901 Beringer Rd Suffolk, VA	1.0	1.0	840	$1,679	$2.00	25d	1	1.11mi
6141a Old College Dr Unit Leasing Office Suffolk, VA	3.0	1.5	1010	$1,425	$1.41	22d	1	1.27mi
6024 Bradford Dr Suffolk, VA	3.0	2.0	1064	$1,500	$1.41	21d	1	1.33mi
4271 Taylor Rd Chesapeake, VA	2.0	1.0	794	$1,484	$1.87	25d	1	1.35mi
6080 Camellia Dr Unit A Suffolk, VA	2.0	1.5	1064	$1,450	$1.36	22d	1	1.41mi
4605 Hardy Ct Suffolk, VA	2.0	2.0	1087	$1,600	$1.47	45d	1	1.43mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 22 events

1. 2026-06-21
   days on market $154,954 Active 145 DOM
2. 2026-06-18
   days on market $154,954 Active 142 DOM
3. 2026-06-17
   days on market $154,954 Active 141 DOM
4. 2026-06-16
   days on market $154,954 Active 140 DOM
5. 2026-06-15
   days on market $154,954 Active 139 DOM
6. 2026-06-13
   days on market $154,954 Active 137 DOM
7. 2026-06-09
   days on market $154,954 Active 133 DOM
8. 2026-06-08
   days on market $154,954 Active 132 DOM
9. 2026-06-07
   days on market $154,954 Active 131 DOM
10. 2026-06-03
    days on market $154,954 Active 127 DOM
11. 2026-06-02
    days on market $154,954 Active 126 DOM
12. 2026-06-01
    days on market $154,954 Active 125 DOM
13. 2026-05-31
    days on market $154,954 Active 124 DOM
14. 2026-01-26
    listed $154,954 Active 225-char remark

    Show marketing remark (225 chars)

    Want a chance to customize your home the way YOU want? This is the perfect investment opportunity! Centrally located in Portsmouth, tucked into a quiet cul-de-sac, is the potential to find your slice of peace and tranquility!

15. 2024-12-16
    historical
16. 2024-11-13
    price $144,900
17. 2024-11-06
    price $149,900
18. 2024-10-30
    listed $159,900 Active
19. 2022-05-16
    soldstatus $131,000
20. 2022-04-26
    status Under Contract
21. 2022-04-13
    historical Active Under Contract
22. 2022-04-09
    listed $135,000 Active

ⓘ 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: $1,924 · $160/mo
• Projected year-2 tax: $1,924 · $160/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) · 20% 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 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,709
• − Mortgage interest: −$8,680
• − Property taxes: −$1,924
• − Insurance: −$775
• − Repairs & maintenance: −$1,497
• − Management: −$1,497
• − HOA: −$300
• − Depreciation: −$4,508
• Taxable loss: −$471
• Est. tax savings @ 24.0%: +$113
• After-tax cash flow: $2,143/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): 25,610
• Household income: $78,707
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 705.0

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: Black 47% White 38% Two or more races 9% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 3% French/Haitian/Cajun 0%

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: ▼ -228.63%
• Current HPI: 278.3968
• 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

+14.8% since first listed

9 events — show timeline

• 2026-01-26 Listed $154,954 REINMLS
• 2024-12-16 Listing Removed — REINMLS
• 2024-11-13 Price Changed $144,900 REINMLS
• 2024-11-06 Price Changed $149,900 REINMLS
• 2024-10-30 Listed $159,900 REINMLS
• 2022-05-16 Sold (Public Records) $131,000 Public Records
• 2022-04-26 Pending — REINMLS
• 2022-04-13 Contingent — REINMLS
• 2022-04-09 Listed $135,000 REINMLS

Property tax history

+2.1%/yr

Latest (2025): $1,924 · +4.6% YoY. Source: county tax records.