Suffolk city, VA

Suffolk city poses a county-level underwriting tension: Zillow's 2026-06 median value of $393,495 pairs with $1,988 monthly median asking rent and a stated 6.06% gross yield before costs, but falling covered-worker pay and flood exposure demand a conservative expense file. Income-focused buyers able to validate insurance, taxes and lease-up merit investigation; buyers relying on resale momentum or assumed affordability warrant caution.

Measured market rent, not HUD policy rent, supports that yield. The HUD two-bedroom FMR is a payment standard, not an asking-rent estimate. Zillow value rose 2.27% year over year, while FHFA's repeat-transaction HPI increased 3.97% in annual 2025. Both are positive directionally, but HPI is not a home value and their different vintages and methods cannot be combined. Realtor MLS evidence—484 active listings and 17.95% price-reduced—shows visible asking-side supply and seller concessions, not closed-sale demand. The 0.93% effective property-tax rate is a carrying-cost input.

QCEW annual 2025 reports 44,432 covered jobs at county workplaces, up 22.04%, while average covered weekly wage fell 5.02%. This is workplace-covered employment, not resident employment, unemployment or a forecast. Trade, transportation, and utilities is the largest disclosed private supersector, not the entire economy. Net tax-return migration was 626, and inbound movers' average AGI exceeded outbound movers' by $1,264: a household-flow signal, not occupancy evidence. Investors accounted for 71 of 1,898 purchase mortgages, or 3.74%, indicating limited observed investor participation.

Modeled climate loss is 0.10% of building value annually, with inland flood the dominant hazard; neither establishes a parcel's loss or insurance cost. Flood zone, elevation, policy quotes, assessment, rent comparables, vacancy, operating expenses, closed-sale comparables and financing terms are not published. Their absence prevents a net-cash-flow, cap-rate, resale-liquidity or property-specific hazard conclusion.