1804 Marshall Ave · Newport News, VA 23607

$234,999

3 bd · 1.0 ba · 1,731 sqft · SingleFamily public records · 70 Days on market

Built 1948 $136/sqft · 12% below area Est $267k · 12% under

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Why this score? — see what drove the C- 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).

• ARV discount +12.9/15.0
• Cash flow +12.4/30.0
• Appreciation +4.6/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• DSCR +3.7/10.0
• Rent growth +3.2/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

All Brick 2 Story Colonial w/ 3 Bedrooms, 1.5 Baths and 1 Car Detached Garage Home in Newport News. Large Side Front Porch, Ceramic Tile Flooring in Kitchen, Nice Hardwood Floors Throughout. Off Street Parking for at least 4 vehicles. Home is in Move In Condition and Ready for New Owners. Seller Has Made Many Improvements and Upgrades. Great starter home for first time home buyers!

Key facts

• Off street parking
• Side front porch
• Move in condition

Tags

• BRICK COLONIAL
• SIDE FRONT PORCH
• CERAMIC TILE FLOORING
• HARDWOOD FLOORS
• OFF STREET PARKING
• MOVE IN CONDITION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-37 ($-442/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (18.5% below list).
• Recommended offer: $192k (18.5% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.2% in Newport News — 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 75/100 on livability (#123 in VA, #4,018 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living A, housing A; Watch: crime F, commute F.
• Newport News City Public School District (urban): math 34% / reading 54% proficiency, ranked #112 of 131 in VA (top 86%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.9%/yr); 128 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 522 units permitted in Newport News city in 2024 (458 in 5+ unit buildings).
• At $1,915/mo this rent would consume 54% of the median local household income ($42k/yr) (locally 2008% 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 (-0.8%/yr); year-one equity from $2k of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Newport News County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($221k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $175k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1948 — 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 $191,502 (18.5% 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 70 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1948 — 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. 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: 0.81% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.67%
• DSCR: 0.97
• GRM: 10.2

CMA / ARV

• ARV (median comp): $267,251
• List price: $234,999
• Delta: -12.07%
• 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
1633 Rolfe Pl	0.04mi	4/2.0 (+1)	1,589 (-8%)	1mo	$265,000	$167	75
923 Hampton Ave	0.28mi	3/2.0	1,675 (-3%)	3mo	$257,000	$153	75
928 17th St	0.24mi	4/2.0 (+1)	1,625 (-6%)	2mo	$275,200	$169	68
1605 Rolfe Pl	0.10mi	4/2.0 (+1)	1,514 (-12%)	2mo	$264,900	$175	63
2011 Chestnut Ave	0.56mi	4/2.0 (+1)	1,687 (-2%)	1mo	$165,000	$98	60
844 15th St	0.22mi	4/2.5 (+1)	1,514 (-12%)	2mo	$253,000	$167	56
1034 26th St	0.53mi	4/2.0 (+1)	1,579 (-9%)	0mo	$139,000	$88	51
1016 31st St	0.72mi	4/2.5 (+1)	1,768 (+2%)	1mo	$282,000	$160	51
1809 Roanoke Ave	0.38mi	4/2.0 (+1)	1,500 (-13%)	3mo	$268,000	$179	48
1038 24th St	0.47mi	4/2.5 (+1)	1,950 (+13%)	0mo	$317,200	$163	46
633 26th St	0.52mi	4/2.5 (+1)	1,550 (-10%)	2mo	$227,760	$147	46
727 29th St	0.60mi	4/3.0 (+1)	1,590 (-8%)	3mo	$212,000	$133	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.84% appreciation · 2.91% rent growth · sell at horizon

5-year hold

• IRR: -6.4%
• Equity multiple: 0.72×
• Total profit: $-18,535
• Equity at exit: $58,531

10-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $965
• Equity at exit: $63,013

Cash invested: $65,800 (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 23607

• Home prices YoY: -0.3%
• Rents YoY: 2.9%
• Active inventory: 128
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,915 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$219 /mo · $2,633/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $-37

Break-even live

Break-even rent $1,962

Max offer price $228,489

Occupancy floor 97%

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2102 Marshall Ave Newport News, VA	4.0	2.0	1780	$1,500	$0.84	44d	1	0.14mi
2104 Marshall Ave Newport News, VA	4.0	2.0	1568	$2,200	$1.40	16d	1	0.15mi
740 21st St Newport News, VA	3.0	2.0	1120	$2,000	$1.79	44d	1	0.16mi
1020 23rd St Newport News, VA	4.0	3.0	1710	$2,195	$1.28	44d	1	0.38mi
1110 21st St Newport News, VA	4.0	2.0	1613	$1,850	$1.15	44d	1	0.41mi
1035 23rd St Newport News, VA	3.0	2.0	1378	$1,600	$1.16	44d	1	0.42mi
1034 26th St Newport News, VA	4.0	2.0	1579	$1,600	$1.01	44d	1	0.51mi
1216 21st St Newport News, VA	3.0	3.5	1446	$1,700	$1.18	24d	1	0.59mi
1242 26th St Newport News, VA	3.0	4.0	1704	$2,400	$1.41	3d	1	0.76mi
1124 33rd St Newport News, VA	3.0	1.5	1386	$1,600	$1.15	24d	1	0.87mi
1227 31st St Newport News, VA	3.0	2.0	1500	$2,495	$1.66	2d	1	0.91mi
3100 Warwick Blvd Newport News, VA	2.0	1.5	1130	$1,008	$0.89	3d	2	0.95mi
1032 37th St Newport News, VA	3.0	2.0	1191	$1,450	$1.22	44d	1	1.00mi
35 Cedar Ave Newport News, VA	3.0	1.5	1138	$1,595	$1.40	44d	1	1.10mi
2601 West Ave Newport News, VA	1.0–2.0	1.0–2.0	919	$1,725	$1.88	2d	11	1.17mi
40 Buxton Ave Unit C Newport News, VA	3.0	1.0	1750	$1,795	$1.03	44d	1	1.18mi
80 30th St Newport News, VA	1.0–3.0	1.0–3.0	923	$2,599	$2.82	2d	4	1.29mi
233 Pine Ave Newport News, VA	3.0	2.0	1213	$2,100	$1.73	24d	1	1.32mi
321 Pine Ave Newport News, VA	3.0	2.5	1349	$1,990	$1.48	24d	1	1.32mi
621 44th St Newport News, VA	4.0	3.5	2100	$3,000	$1.43	44d	1	1.36mi
646 46th St Newport News, VA	3.0	2.0	1300	$1,800	$1.38	4d	1	1.42mi
646 46th St Unit Na Newport News, VA	3.0	2.0	1300	$1,800	$1.38	44d	1	1.42mi
635 46th St Newport News, VA	3.0	1.0	1097	$1,400	$1.28	44d	1	1.45mi

Listing history 27 events

1. 2026-06-18
   days on market $234,999 Active 70 DOM
2. 2026-06-17
   days on market $234,999 Active 69 DOM
3. 2026-06-16
   days on market $234,999 Active 68 DOM
4. 2026-06-15
   days on market $234,999 Active 67 DOM
5. 2026-06-09
   days on market $234,999 Active 61 DOM
6. 2026-06-08
   days on market $234,999 Active 60 DOM
7. 2026-06-07
   days on market $234,999 Active 59 DOM
8. 2026-06-03
   days on market $234,999 Active 55 DOM
9. 2026-06-02
   days on market $234,999 Active 54 DOM
10. 2026-06-02
    price $234,999 Active 53 DOM
11. 2026-06-01
    days on market $243,999 Active 53 DOM
12. 2026-05-31
    days on market $243,999 Active 52 DOM
13. 2026-05-18
    price $244,450 384-char remark

    Show marketing remark (384 chars)

    All Brick 2 Story Colonial w/ 3 Bedrooms, 1.5 Baths and 1 Car Detached Garage Home in Newport News. Large Side Front Porch, Ceramic Tile Flooring in Kitchen, Nice Hardwood Floors Throughout. Off Street Parking for at least 4 vehicles. Home is in Move In Condition and Ready for New Owners. Seller Has Made Many Improvements and Upgrades. Great starter home for first time home buyers!

14. 2026-05-18
    status Active 384-char remark

    Show marketing remark (384 chars)

    All Brick 2 Story Colonial w/ 3 Bedrooms, 1.5 Baths and 1 Car Detached Garage Home in Newport News. Large Side Front Porch, Ceramic Tile Flooring in Kitchen, Nice Hardwood Floors Throughout. Off Street Parking for at least 4 vehicles. Home is in Move In Condition and Ready for New Owners. Seller Has Made Many Improvements and Upgrades. Great starter home for first time home buyers!

15. 2026-05-14
    historical Active Under Contract 384-char remark

    Show marketing remark (384 chars)

    All Brick 2 Story Colonial w/ 3 Bedrooms, 1.5 Baths and 1 Car Detached Garage Home in Newport News. Large Side Front Porch, Ceramic Tile Flooring in Kitchen, Nice Hardwood Floors Throughout. Off Street Parking for at least 4 vehicles. Home is in Move In Condition and Ready for New Owners. Seller Has Made Many Improvements and Upgrades. Great starter home for first time home buyers!

16. 2026-05-10
    status Under Contract 384-char remark

    Show marketing remark (384 chars)

    All Brick 2 Story Colonial w/ 3 Bedrooms, 1.5 Baths and 1 Car Detached Garage Home in Newport News. Large Side Front Porch, Ceramic Tile Flooring in Kitchen, Nice Hardwood Floors Throughout. Off Street Parking for at least 4 vehicles. Home is in Move In Condition and Ready for New Owners. Seller Has Made Many Improvements and Upgrades. Great starter home for first time home buyers!

17. 2026-05-05
    historical Active Under Contract 384-char remark

    Show marketing remark (384 chars)

    All Brick 2 Story Colonial w/ 3 Bedrooms, 1.5 Baths and 1 Car Detached Garage Home in Newport News. Large Side Front Porch, Ceramic Tile Flooring in Kitchen, Nice Hardwood Floors Throughout. Off Street Parking for at least 4 vehicles. Home is in Move In Condition and Ready for New Owners. Seller Has Made Many Improvements and Upgrades. Great starter home for first time home buyers!

18. 2026-04-27
    price $244,998 384-char remark

    Show marketing remark (384 chars)

    All Brick 2 Story Colonial w/ 3 Bedrooms, 1.5 Baths and 1 Car Detached Garage Home in Newport News. Large Side Front Porch, Ceramic Tile Flooring in Kitchen, Nice Hardwood Floors Throughout. Off Street Parking for at least 4 vehicles. Home is in Move In Condition and Ready for New Owners. Seller Has Made Many Improvements and Upgrades. Great starter home for first time home buyers!

19. 2026-04-14
    price $244,999 384-char remark

    Show marketing remark (384 chars)

    All Brick 2 Story Colonial w/ 3 Bedrooms, 1.5 Baths and 1 Car Detached Garage Home in Newport News. Large Side Front Porch, Ceramic Tile Flooring in Kitchen, Nice Hardwood Floors Throughout. Off Street Parking for at least 4 vehicles. Home is in Move In Condition and Ready for New Owners. Seller Has Made Many Improvements and Upgrades. Great starter home for first time home buyers!

20. 2026-04-04
    listed $249,999 Active 384-char remark

    Show marketing remark (384 chars)

    All Brick 2 Story Colonial w/ 3 Bedrooms, 1.5 Baths and 1 Car Detached Garage Home in Newport News. Large Side Front Porch, Ceramic Tile Flooring in Kitchen, Nice Hardwood Floors Throughout. Off Street Parking for at least 4 vehicles. Home is in Move In Condition and Ready for New Owners. Seller Has Made Many Improvements and Upgrades. Great starter home for first time home buyers!

21. 2021-04-16
    soldstatus $175,000
22. 2021-03-08
    status Under Contract
23. 2021-01-27
    listed $175,000 Active
24. 2018-04-19
    status Under Contract
25. 2018-04-17
    status Active
26. 2018-04-16
    status Under Contract
27. 2018-03-15
    listed $60,000 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: $2,633 · $219/mo
• Projected year-2 tax: $2,633 · $219/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,980
• − Mortgage interest: −$13,164
• − Property taxes: −$2,633
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,838
• − Management: −$1,838
• − Depreciation: −$6,836
• Taxable loss: −$4,505
• Est. tax savings @ 24.0%: +$1,081
• After-tax cash flow: $639/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: Newport News City Public School District
• NCES district ID: 5102640
• Math proficiency: 34% ▼ -37.00%
• Reading proficiency: 54% ▼ -10.00%
• Median HH income: $49,644
• Composite: 37.7/100
• National rank: #4360
• State rank: #112 of 131 in VA

Livability — Newport News

• Score: 75/100
• State rank: #123
• US rank: #4018

Category grades

Amenities B Commute F Cost of living A Crime F Employment C Housing A Health & safety A+ User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newport News, VA
• County: Newport News City · 178,950 people
• City population: 178,950
• Metro: Virginia Beach-Norfolk-Newport News, VA-NC
• Population (ZIP): 23,096
• Household income: $42,334
• Rent vs Own: 69.5% rent · 30.5% own
• Severe rent burden: 2008.0

Population outlook (Newport News County) Hauer SSP2

• Today (2025): 181,076 people
• By 2030: 179,683 · -0.8%
• By 2040: 174,649 · -3.5%
• By 2050: 167,407 · -7.5%
• By 2075: 147,597 · -18.5%
• By 2100: 122,144 · -32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (75%)
• Race & ethnicity: Black 75% White 13% Two or more races 7% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Newport News

• 2024 margin: Strong D (+28.8) · D 63.7% · R 34.9% · Other 1.4%
• 2008→2024 swing: +0.1pp no change · 2008: 28.7pp · 2024: 28.8pp
• All cycles: 2024: D+28.8 2020: D+32.9 2016: D+25.4 2012: D+30.0 2008: D+28.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.84%
• Current HPI: 312.4039
• Rent YoY: ▲ 2.91%
• 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

+307.4% since first listed

15 events — show timeline

• 2026-05-18 Price Changed $244,450 REINMLS
• 2026-05-18 Relisted — REINMLS
• 2026-05-14 Contingent — REINMLS
• 2026-05-10 Pending — REINMLS
• 2026-05-05 Contingent — REINMLS
• 2026-04-27 Price Changed $244,998 REINMLS
• 2026-04-14 Price Changed $244,999 REINMLS
• 2026-04-04 Listed $249,999 REINMLS
• 2021-04-16 Sold (Public Records) $175,000 Public Records
• 2021-03-08 Pending — REINMLS
• 2021-01-27 Listed $175,000 REINMLS
• 2018-04-19 Pending — REINMLS
• 2018-04-17 Relisted — REINMLS
• 2018-04-16 Pending — REINMLS
• 2018-03-15 Listed $60,000 REINMLS

Property tax history

+5.1%/yr

Latest (2026): $2,633 · +12.1% YoY. Source: county tax records.