541 Pineland Cir #201 · Newport News, VA 23608

$135,000

2 bd · 2.0 ba · 960 sqft · SingleFamily · 2 Days on market

Built 1988 $300/mo HOA · 21% 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 +9.7/30.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Rent growth +4.2/5.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Adorable, spacious 2-bedroom, 2-bath condo located on the 3rd floor! This desirable corner unit offers added privacy and features a cozy porch perfect for relaxing. Enjoy low-maintenance, move-in ready living with a washer and dryer included. Conveniently located near military bases, interstate access, shopping, and dining, and just 20 minutes to Yorktown Beach. Condo association covers water, sewer, and trash for added ease.

Key facts

• Interstate access
• Washer and dryer
• Corner unit

Tags

• CORNER UNIT
• COZY PORCH
• WASHER AND DRYER
• INTERSTATE ACCESS
• SHOPPING
• DINING

Property features AI

Finance

• HOA & community: Member of The Arbors Condo Association; Community First Association management; Monthly HOA fee of 300; Community amenities include clubhouse, ground maintenance, and pool; sewer, trash pickup, and water included

Exterior

• Parking: 2 assigned/reserved parking spaces; Close to mass transit
• Utilities: City/County water; City/County sewer; Electric water heater; Electric power
• Home design: Attached condo; Lo-rise style; Single-story living (1 living level); Unit located on condo level 3; Slab foundation
• Construction: Vinyl siding; Composite roof
• Exterior features: Corner unit; Porch

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric range; Refrigerator; Breakfast area
• Bedrooms: Master bedroom; Bedroom; Includes a bedroom and full bathroom on the 1st floor
• Flooring: Carpet; Ceramic; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced hot air heating; Heat pump; Central air conditioning
• Interior features: Cable hookup; Ceiling fan; Wood-burning fireplace; Walk-in closet; Window treatments
• Laundry & utility: Washer; Dryer; Utility room; Utility closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $-89 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $122k (9.6% below list).
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $122k (9.6% below list) — sets the bar for cash-flow.
• Cap rate 5.5% vs local median 4.2% in Newport News — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Zoned schools: Hilton Elementary (math 47% / reading 72%, grade B-, #536 of 1,108 statewide, top 51%, 382 students, 91% FRL); Denbigh High (math 32% / reading 65%, grade D, #301 of 319 statewide, top 95%, 1,225 students, 65% FRL) — zoned schools average 78% FRL vs 55% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.9%/yr); 214 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 522 units permitted in Newport News city in 2024 (458 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,069 (9.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 5.50%
• Cash-on-cash: -2.84%
• DSCR: 0.87
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $270,720
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
—	0.53mi	3/2.0 (+1)	932 (-3%)	16mo	$263,000	$282	52

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 · 6.87% rent growth · sell at horizon

5-year hold

• IRR: -15.2%
• Equity multiple: 0.43×
• Total profit: $-21,506
• Equity at exit: $20,129

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $807
• Equity at exit: $11,672

Cash invested: $37,800 (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 23608

• Home prices YoY: -10.5%
• Rents YoY: 6.9%
• Active inventory: 214
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,448 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$300
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $-89

Break-even live

Break-even rent $1,561

Max offer price $122,069

Occupancy floor —

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
568 Candle Ln Newport News, VA	2.0	2.0	960	$1,395	$1.45	43d	1	0.04mi
572 Candle Ln Apt 302 Newport News, VA	2.0	2.0	960	$1,395	$1.45	23d	1	0.06mi
517 Mary Robert Ln Unit 1 Newport News, VA	1.0	1.0	750	$1,400	$1.87	43d	1	0.11mi
418 Cox Lndg Newport News, VA	1.0–3.0	1.0–1.5	975	$1,352	$1.39	2d	9	0.21mi
222 Woodhaven Rd Unit A Newport News, VA	1.0	1.0	602	$1,200	$1.99	10d	1	0.23mi
581 Calla Ct Newport News, VA	1.0–3.0	1.0–2.0	990	$1,360	$1.37	1d	11	0.58mi
26 Garfield Dr Newport News, VA	3.0	1.0	1090	$1,850	$1.70	23d	1	0.69mi
399 Hickory Point Blvd Newport News, VA	2.0	1.5	984	$1,594	$1.62	1d	10	0.71mi
91 River Palms Rd Newport News, VA	1.0–3.0	1.0–2.5	871	$1,741	$2.00	1d	49	0.75mi
401 Jester Ct Newport News, VA	2.0	2.0	949	$1,462	$1.54	1d	3	0.93mi
329 Boulder Dr Newport News, VA	2.0	2.0	960	$1,482	$1.54	2d	13	0.96mi
372 Beechmont Dr Newport News, VA	1.0	1.0	750	$1,004	$1.34	7d	2	1.03mi
500 Big Forrest Ct Newport News, VA	1.0–2.0	1.0	828	$1,383	$1.67	4d	4	1.11mi
305 Mona Dr Newport News, VA	3.0	1.0	1016	$1,650	$1.62	10d	1	1.16mi
14505 Old Courthouse Way Newport News, VA	2.0	2.0	970	$1,500	$1.55	4d	3	1.19mi
62 Hanover Way Newport News, VA	1.0	1.0	650	$949	$1.46	43d	1	1.21mi
870 Lucas Creek Rd Newport News, VA	1.0	1.0	650	$844	$1.30	7d	1	1.21mi
218 Mona Dr Newport News, VA	3.0	1.0	993	$2,150	$2.17	23d	1	1.26mi
14534 Old Courthouse Way Newport News, VA	1.0–2.0	1.0	732	$1,250	$1.71	3d	14	1.26mi
153 Windsor Castle Dr Unit A Newport News, VA	2.0	2.0	985	$1,450	$1.47	10d	1	1.29mi
3900 Woodbridge Dr Unit 00 2106 Newport News, VA	2.0	1.5	1121	$1,499	$1.34	20d	1	1.32mi
3900 Woodbridge Dr Unit 00 1604 Newport News, VA	2.0	1.5	1121	$1,499	$1.34	23d	1	1.32mi
3900 Woodbridge Dr Unit 00 2006 Newport News, VA	2.0	1.5	1121	$1,499	$1.34	16d	1	1.32mi
104 Landmark Ct Newport News, VA	1.0–3.0	1.0–2.0	1020	$1,504	$1.47	2d	1	1.36mi
525 Dartmoor Dr Newport News, VA	1.0	1.0	582	$1,630	$2.80	2d	6	1.49mi

HOA detail

• Monthly dues: $300 · $3,600/yr
• Likely covers: watersewertrash

Listing history 3 events

1. 2026-06-18
   days on market $135,000 Active 2 DOM
2. 2026-06-17
   remarks 429-char remark
3. 2026-06-17
   listed $135,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 17 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: $17,371
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,390
• − Management: −$1,390
• − HOA: −$3,600
• − Depreciation: −$3,927
• Taxable loss: −$3,198
• Est. tax savings @ 24.0%: +$767
• After-tax cash flow: $-305/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): 43,641
• Household income: $71,126
• Rent vs Own: 50.4% rent · 49.6% own
• Severe rent burden: 2094.0

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: Diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Black 40% White 36% Hispanic / Latino 12% Two or more races 11% Asian 6%
• Hispanic origin (detail): Mexican 5% Puerto Rican 4%
• Common ancestry: Slovak 2% Italian 1% Romanian 1%
• Foreign-born: 11% · Canada, South Korea, Vietnam
• Languages at home: 87% English-only · Spanish 7% Other Indo-European 1% Arabic 1%

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: ▼ -34.79%
• Current HPI: 297.7465
• Rent YoY: ▲ 6.87%
• 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

+10284.6% since first listed

7 events — show timeline

• 2026-06-16 Listed $135,000 REINMLS
• 2026-04-23 Rental Removed $1,300 APPFOLIO
• 2026-04-21 Listed for Rent $1,300 APPFOLIO
• 2026-04-21 Rental Removed $1,300 REINMLS
• 2026-02-18 Listed for Rent $1,300 REINMLS
• 2026-02-18 Rental Removed $1,300 APPFOLIO
• 2026-02-16 Listed for Rent $1,300 APPFOLIO